9217 Harold Landry Rd · Loreauville, LA 70563

$224,000

3 bd · 3.0 ba · 2,007 sqft · SingleFamily · 149 Days on market

0.89 ac lot $112/sqft · 12% below area Est $255k · 12% under ↓ 1% since listing

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Why this score? — see what drove the D 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).

• ARV discount +13.0/15.0
• Cash flow +12.5/30.0
• DSCR +3.7/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Country Home in the Desirable Loreauville School District. This 3-bedroom, 3-bath home sits on a generous 0.89-acre lot in the highly sought-after Loreauville School District, offering the perfect blend of space, comfort, and country living. The downstairs features two separate living rooms and a formal dining room, ideal for entertaining or family gatherings. The large kitchen offers plenty of cabinet space and overlooks the main living areas, while a separate laundry room adds everyday convenience. Also on the main level are two bedrooms and two bathrooms, including a primary suite. Upstairs, you'll find a spacious bedroom with its own full bathroom--perfect for guests, a teen suite, or a home office. Outside, enjoy wide-open space and a storage shed ideal for all your toys and equipment. This home is perfect for a growing family looking to enjoy peaceful country living with room to spread out. Schedule your showing today--this one won't last!

Key facts

• Generous lot
• Formal dining room
• Large kitchen

Tags

• LOREAUVILLE SCHOOL DISTRICT
• GENEROUS LOT
• TWO SEPARATE LIVING ROOMS
• FORMAL DINING ROOM
• LARGE KITCHEN
• SEPARATE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $-34 ($-408/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (26.4% below list).
• Recommended offer: $165k (26.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#253 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, schools A-; Watch: housing C-, crime F, amenities F.
• Iberia Parish (other): math 32% / reading 43% proficiency, ranked #27 of 98 in LA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 141 active listings in the ZIP; 94 units permitted in Iberia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Iberia County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $164,884 (26.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 11.3

CMA / ARV

• ARV (median comp): $255,173
• List price: $224,000
• Delta: -12.22%
• Verdict: UNDERPRICED
• Comps: 15 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-38,569
• Equity at exit: $33,399

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-36,802
• Equity at exit: $19,367

Cash invested: $62,720 (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 70563

• Home prices YoY: -35.0%
• Active inventory: 141
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,649 medium
• Mortgage (P&I): −$1,175
• Tax from tax record: −$69 /mo · $823/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-34

Break-even live

Break-even rent $1,692

Max offer price $217,990

Occupancy floor 97%

Sensitivity live

Price	-10% $93	-5% $29	+0% $-34	+5% $-97	+10% $-161
Rent	-10% $-164	-5% $-99	+0% $-34	+5% $31	+10% $96
Rate	-1.0pp $79	-0.5pp $23	base $-34	+0.5pp $-92	+1.0pp $-151

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $224,000 Active 149 DOM
2. 2026-06-18
   days on market $224,000 Active 146 DOM
3. 2026-06-17
   days on market $224,000 Active 145 DOM
4. 2026-06-16
   days on market $224,000 Active 144 DOM
5. 2026-06-15
   days on market $224,000 Active 143 DOM
6. 2026-06-14
   days on market $224,000 Active 141 DOM
7. 2026-06-13
   days on market $224,000 Active 140 DOM
8. 2026-06-10
   days on market $224,000 Active 138 DOM
9. 2026-06-09
   days on market $224,000 Active 137 DOM
10. 2026-06-08
    days on market $224,000 Active 136 DOM
11. 2026-06-07
    days on market $224,000 Active 135 DOM
12. 2026-06-05
    days on market $224,000 Active 132 DOM
13. 2026-06-03
    days on market $224,000 Active 131 DOM
14. 2026-06-02
    days on market $224,000 Active 130 DOM
15. 2026-06-01
    days on market $224,000 Active 129 DOM
16. 2026-05-31
    days on market $224,000 Active 128 DOM
17. 2026-05-30
    days on market $224,000 Active 127 DOM
18. 2026-05-13
    price $224,000 968-char remark

    Show marketing remark (968 chars)

    Spacious Country Home in the Desirable Loreauville School District. This 3-bedroom, 3-bath home sits on a generous 0.89-acre lot in the highly sought-after Loreauville School District, offering the perfect blend of space, comfort, and country living. The downstairs features two separate living rooms and a formal dining room, ideal for entertaining or family gatherings. The large kitchen offers plenty of cabinet space and overlooks the main living areas, while a separate laundry room adds everyday convenience. Also on the main level are two bedrooms and two bathrooms, including a primary suite. Upstairs, you'll find a spacious bedroom with its own full bathroom--perfect for guests, a teen suite, or a home office. Outside, enjoy wide-open space and a storage shed ideal for all your toys and equipment. This home is perfect for a growing family looking to enjoy peaceful country living with room to spread out. Schedule your showing today--this one won't last!

19. 2026-01-23
    listed $227,000 Active 968-char remark

    Show marketing remark (968 chars)

    Spacious Country Home in the Desirable Loreauville School District. This 3-bedroom, 3-bath home sits on a generous 0.89-acre lot in the highly sought-after Loreauville School District, offering the perfect blend of space, comfort, and country living. The downstairs features two separate living rooms and a formal dining room, ideal for entertaining or family gatherings. The large kitchen offers plenty of cabinet space and overlooks the main living areas, while a separate laundry room adds everyday convenience. Also on the main level are two bedrooms and two bathrooms, including a primary suite. Upstairs, you'll find a spacious bedroom with its own full bathroom--perfect for guests, a teen suite, or a home office. Outside, enjoy wide-open space and a storage shed ideal for all your toys and equipment. This home is perfect for a growing family looking to enjoy peaceful country living with room to spread out. Schedule your showing today--this one won't last!

ⓘ 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: $823 · $69/mo
• Projected year-2 tax: $1,232 · $103/mo
• Expected delta: +$409/yr (+$34/mo · 49.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,786
• − Mortgage interest: −$12,547
• − Property taxes: −$823
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$6,516
• Taxable loss: −$4,387
• Est. tax savings @ 24.0%: +$1,053
• After-tax cash flow: $645/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: Iberia Parish
• NCES district ID: 2200720
• Math proficiency: 32% ▼ -43.00%
• Reading proficiency: 43% ▼ -35.00%
• Median HH income: $43,289
• Composite: 31.74/100
• National rank: #5904
• State rank: #27 of 98 in LA

Livability — Loreauville

• Score: 60/100
• State rank: #253
• US rank: #19000

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,947

Population outlook (Iberia County) Hauer SSP2

• Today (2025): 74,632 people
• By 2030: 74,368 · -0.4%
• By 2040: 73,223 · -1.9%
• By 2050: 71,728 · -3.9%
• By 2075: 69,028 · -7.5%
• By 2100: 65,018 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 16% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 19% Slovak 1% Romanian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 91% English-only · French/Haitian/Cajun 4% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Iberia

• 2024 margin: Solid R (+34.1) · D 32.4% · R 66.5% · Other 1.1%
• 2008→2024 swing: -11.1pp toward R · 2008: -23.0pp · 2024: -34.1pp
• All cycles: 2024: R+34.1 2020: R+31.2 2016: R+31.4 2012: R+26.2 2008: R+23.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.52%
• Current HPI: 146.1556
• 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

-1.3% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $224,000 AcadianaMLS
• 2026-01-23 Listed $227,000 AcadianaMLS

Property tax history

+5.7%/yr

Latest (2025): $823 · +1.6% YoY. Source: county tax records.