509 Avenue J Dr · Kentwood, LA 70444

$100,000

3 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 160 Days on market

Built 1911 0.71 ac lot $63/sqft · 8% above area Est $81k · 24% over

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.0/30.0
• DSCR +9.4/10.0
• 1% rule +6.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step back in time with this 1911 Victorian beauty located in the heart of Kentwood. Rich in character and architectural detail this home features original wood floors, tall ceilings, and timeless charm that can't simply be replicated today. While this home is in need of updating and TLC, it offers a rare opportunity to restore and customize a true piece of history. Whether you're a restoration enthusiast or an investor, this property is a canvas waiting to be brought back to life. Being sold as is!

Key facts

• Architectural detail
• Tall ceilings
• Original wood floors

Tags

• 1911 VICTORIAN
• ORIGINAL WOOD FLOORS
• TALL CEILINGS
• ARCHITECTURAL DETAIL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#93 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Tangipahoa Parish (rural): math 18% / reading 29% proficiency, ranked #63 of 98 in LA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Woodland Park Magnet (math 12% / reading 8%, grade F, #597 of 646 statewide, top 95%, 519 students, 88% FRL); Kentwood High Magnet School (math 8% / reading 12%, grade F, #241 of 265 statewide, top 93%, 328 students, 89% FRL) — zoned schools average 89% FRL vs 73% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 24% district-wide (-14 pts) — the specific schools serving this property underperform the Tangipahoa Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 61 active listings in the ZIP; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tangipahoa County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $10k; list at $100k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.05%
• DSCR: 1.54
• GRM: 7.5

CMA / ARV

• ARV (median comp): $80,952
• List price: $100,000
• Delta: 23.53%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
725 Ave Rd E	0.59mi	3/2.0	1,785 (+12%)	14mo	$180,000	$101	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,658
• Equity at exit: $14,910

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $24,335
• Equity at exit: $8,646

Cash invested: $28,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70444

• Home prices YoY: -32.0%
• Active inventory: 61
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $281

Break-even live

Break-even rent $759

Max offer price $100,000

Occupancy floor 70%

Sensitivity live

Price	-10% $338	-5% $309	+0% $281	+5% $253	+10% $224
Rent	-10% $193	-5% $237	+0% $281	+5% $325	+10% $369
Rate	-1.0pp $331	-0.5pp $306	base $281	+0.5pp $255	+1.0pp $229

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $100,000 Active 160 DOM
2. 2026-06-19
   days on market $100,000 Active 158 DOM
3. 2026-06-18
   days on market $100,000 Active 157 DOM
4. 2026-06-17
   days on market $100,000 Active 156 DOM
5. 2026-06-16
   days on market $100,000 Active 155 DOM
6. 2026-06-15
   days on market $100,000 Active 154 DOM
7. 2026-06-14
   days on market $100,000 Active 152 DOM
8. 2026-06-13
   days on market $100,000 Active 151 DOM
9. 2026-06-10
   days on market $100,000 Active 149 DOM
10. 2026-06-09
    days on market $100,000 Active 148 DOM
11. 2026-06-08
    days on market $100,000 Active 147 DOM
12. 2026-06-07
    days on market $100,000 Active 146 DOM
13. 2026-06-05
    days on market $100,000 Active 143 DOM
14. 2026-06-03
    days on market $100,000 Active 142 DOM
15. 2026-06-02
    days on market $100,000 Active 141 DOM
16. 2026-06-01
    days on market $100,000 Active 140 DOM
17. 2026-05-31
    days on market $100,000 Active 139 DOM
18. 2026-05-30
    days on market $100,000 Active 138 DOM
19. 2026-04-02
    price $100,000 503-char remark

    Show marketing remark (503 chars)

    Step back in time with this 1911 Victorian beauty located in the heart of Kentwood. Rich in character and architectural detail this home features original wood floors, tall ceilings, and timeless charm that can't simply be replicated today. While this home is in need of updating and TLC, it offers a rare opportunity to restore and customize a true piece of history. Whether you're a restoration enthusiast or an investor, this property is a canvas waiting to be brought back to life. Being sold as is!

20. 2026-04-02
    price $100,000 503-char remark

    Show marketing remark (503 chars)

    Step back in time with this 1911 Victorian beauty located in the heart of Kentwood. Rich in character and architectural detail this home features original wood floors, tall ceilings, and timeless charm that can't simply be replicated today. While this home is in need of updating and TLC, it offers a rare opportunity to restore and customize a true piece of history. Whether you're a restoration enthusiast or an investor, this property is a canvas waiting to be brought back to life. Being sold as is!

21. 2026-01-12
    listed $105,000 Active 503-char remark

    Show marketing remark (503 chars)

    Step back in time with this 1911 Victorian beauty located in the heart of Kentwood. Rich in character and architectural detail this home features original wood floors, tall ceilings, and timeless charm that can't simply be replicated today. While this home is in need of updating and TLC, it offers a rare opportunity to restore and customize a true piece of history. Whether you're a restoration enthusiast or an investor, this property is a canvas waiting to be brought back to life. Being sold as is!

22. 2026-01-12
    listed $105,000 Active 503-char remark

    Show marketing remark (503 chars)

    Step back in time with this 1911 Victorian beauty located in the heart of Kentwood. Rich in character and architectural detail this home features original wood floors, tall ceilings, and timeless charm that can't simply be replicated today. While this home is in need of updating and TLC, it offers a rare opportunity to restore and customize a true piece of history. Whether you're a restoration enthusiast or an investor, this property is a canvas waiting to be brought back to life. Being sold as is!

23. 2023-08-26
    price $79,000
24. 2023-05-20
    listed $79,000
25. 2015-01-02
    soldstatus $10,000
26. 2014-11-12
    listed $18,000
27. 2014-11-12
    listed $18,000
28. 2013-08-26
    listed $87,000
29. 2013-08-26
    listed $87,000
30. 2006-07-20
    soldstatus $72,500
31. 2006-07-19
    soldstatus $72,500
32. 2006-06-07
    listed $72,000
33. 2006-06-07
    listed $72,000
34. 1993-10-18
    soldstatus $13,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $406 · $34/mo
• Projected year-2 tax: $550 · $46/mo
• Expected delta: +$144/yr (+$12/mo · 35.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,381
• − Mortgage interest: −$5,602
• − Property taxes: −$406
• − Insurance: −$500
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$2,909
• Taxable income: $1,824
• Est. tax owed @ 24.0%: −$438
• After-tax cash flow: $2,935/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Tangipahoa Parish
• NCES district ID: 2201680
• Math proficiency: 18% ▼ -32.00%
• Reading proficiency: 29% ▼ -31.00%
• Median HH income: $41,283
• Composite: 19.94/100
• National rank: #8676
• State rank: #63 of 98 in LA

Livability — Kentwood

• Score: 68/100
• State rank: #93
• US rank: #9776

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment F Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kentwood, LA
• Population (ZIP): 9,307

Population outlook (Tangipahoa County) Hauer SSP2

• Today (2025): 144,204 people
• By 2030: 151,413 · +5.0%
• By 2040: 164,374 · +14.0%
• By 2050: 175,427 · +21.7%
• By 2075: 195,165 · +35.3%
• By 2100: 201,641 · +39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Black 35% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Lithuanian 3% Serbian 3% Slovak 2%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Tangipahoa

• 2024 margin: Solid R (+37.4) · D 30.6% · R 68.0% · Other 1.3%
• 2008→2024 swing: -6.5pp toward R · 2008: -30.9pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+32.8 2016: R+32.6 2012: R+27.7 2008: R+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.44%
• Current HPI: 104.843
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+669.2% since first listed

16 events — show timeline

• 2026-04-02 Price Changed $100,000 AcadianaMLS
• 2026-04-02 Price Changed $100,000 GSREIN
• 2026-01-12 Listed $105,000 GSREIN
• 2026-01-12 Listed $105,000 AcadianaMLS
• 2023-08-26 Price Changed $79,000 GSREIN
• 2023-05-20 Listed $79,000 AcadianaMLS
• 2015-01-02 Sold (MLS) $10,000 GSREIN
• 2014-11-12 Listed $18,000 AcadianaMLS
• 2014-11-12 Listed $18,000 GSREIN
• 2013-08-26 Listed $87,000 GSREIN
• 2013-08-26 Listed $87,000 AcadianaMLS
• 2006-07-20 Sold (Public Records) $72,500 Public Records
• 2006-07-19 Sold (MLS) $72,500 GSREIN
• 2006-06-07 Listed $72,000 GSREIN
• 2006-06-07 Listed $72,000 AcadianaMLS
• 1993-10-18 Sold (Public Records) $13,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $406 · +0.8% YoY. Source: county tax records.