305 Snead St · Berwick, LA 70342

$142,500

3 bd · 2.0 ba · 2,367 sqft · SingleFamily · 129 Days on market

Built 1978 5,227 sqft lot $60/sqft · 51% below area ↓ 5% 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).

• Cash flow +13.0/30.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home! This stunning 3-bedroom, 2-bathroom residence offers 2,367 square feet of thoughtfully designed living space with a seamless open floor plan that perfectly blends comfort, style, and functionality. Step inside to soaring vaulted ceilings that create an airy, expansive feel throughout the main living areas. The large living room flows effortlessly into the heart of the home, providing an ideal gathering spot for family and friends. The den is a cozy retreat featuring a warm fireplace -- perfect for relaxing evenings or quiet conversations. A dedicated formal dining room offers an elegant space for hosting dinner parties or special occasions, adding a touch of sophistication to everyday living. The custom kitchen is a chef's delight, boasting high-quality cabinets, ample counter space, and an open layout that keeps you connected to the living and dining areas while you prepare meals. Three spacious bedrooms provide plenty of room for rest and relaxation, while the two well-appointed bathrooms ensure convenience for the whole household. Outside, the highlight is the private backyard oasis complete with a sparkling pool -- your personal escape for summer lounging, swimming, entertaining, or simply unwinding in your own resort-style paradise. This home combines timeless elegance with modern open-concept living, making it the perfect place to create lasting memories.

Key facts

• Custom kitchen
• Formal dining room
• Vaulted ceilings

Tags

• VAULTED CEILINGS
• FORMAL DINING ROOM
• CUSTOM KITCHEN
• PRIVATE BACKYARD OASIS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $-76 ($-906/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (16.6% below list).
• Recommended offer: $119k (16.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#199 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• St. Mary Parish (town): math 28% / reading 39% proficiency, ranked #37 of 98 in LA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Berwick Elementary School (math 48% / reading 57%, grade C-, #105 of 646 statewide, top 16%, 484 students, 56% FRL); Berwick Junior High School (math 37% / reading 53%, grade D, #46 of 218 statewide, top 22%, 388 students, 54% FRL); Berwick High School (math 42% / reading 52%, grade D-, #45 of 265 statewide, top 20%, 514 students, 43% FRL) — zoned schools average 51% FRL vs 68% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 48% at this address vs 34% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the St. Mary Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 21 active listings in the ZIP; 37 units permitted in St. Mary Parish in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $985 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Mary County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,859 (16.6% 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 129 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-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?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 10.0

CMA / ARV

• ARV (median comp): $288,097
• List price: $142,500
• Delta: -50.54%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Hogan St	0.14mi	3/2.5	2,367 (0%)	7mo	$249,000	$105	86
211 Hogan St	0.14mi	4/2.0 (+1)	2,447 (+3%)	10mo	$272,000	$111	75
321 Jacobs St	0.27mi	4/4.5 (+1)	2,567 (+8%)	12mo	$285,000	$111	48
405 Woodburn Ln	0.72mi	4/2.5 (+1)	2,644 (+12%)	9mo	$390,000	$148	32

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-27,864
• Equity at exit: $21,247

10-year hold

• IRR: -12.9%
• Equity multiple: 0.24×
• Total profit: $-30,309
• Equity at exit: $12,321

Cash invested: $39,900 (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 70342

• Active inventory: 21
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$747
• Tax from tax record: −$141 /mo · $1,697/yr
• Insurance: −$59
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-76

Break-even live

Break-even rent $1,284

Max offer price $129,161

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-35	+0% $-76	+5% $-116	+10% $-156
Rent	-10% $-169	-5% $-122	+0% $-76	+5% $-29	+10% $18
Rate	-1.0pp $-4	-0.5pp $-39	base $-76	+0.5pp $-112	+1.0pp $-150

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on market $142,500 Active 129 DOM
2. 2026-06-21
   days on market $142,500 Active 128 DOM
3. 2026-06-21
   days on market $142,500 Active 127 DOM
4. 2026-06-18
   days on market $142,500 Active 125 DOM
5. 2026-06-17
   days on market $142,500 Active 124 DOM
6. 2026-06-16
   days on market $142,500 Active 123 DOM
7. 2026-06-15
   days on market $142,500 Active 122 DOM
8. 2026-06-13
   days on market $142,500 Active 120 DOM
9. 2026-06-12
   days on market $142,500 Active 119 DOM
10. 2026-06-09
    days on market $142,500 Active 116 DOM
11. 2026-06-08
    days on market $142,500 Active 115 DOM
12. 2026-06-07
    days on market $142,500 Active 114 DOM
13. 2026-06-07
    days on market $142,500 Active 113 DOM
14. 2026-06-04
    days on market $142,500 Active 110 DOM
15. 2026-06-02
    days on market $142,500 Active 109 DOM
16. 2026-06-01
    days on market $142,500 Active 108 DOM
17. 2026-05-31
    days on market $142,500 Active 107 DOM
18. 2026-05-31
    days on market $142,500 Active 106 DOM
19. 2026-02-12
    listed $142,500 Active 1411-char remark

    Show marketing remark (1427 chars)

    Welcome to your dream home! This stunning 3-bedroom, 2-bathroom residence offers 2,367 square feet of thoughtfully designed living space with a seamless open floor plan that perfectly blends comfort, style, and functionality. Step inside to soaring vaulted ceilings that create an airy, expansive feel throughout the main living areas. The large living room flows effortlessly into the heart of the home, providing an ideal gathering spot for family and friends. The den is a cozy retreat featuring a warm fireplace — perfect for relaxing evenings or quiet conversations. A dedicated formal dining room offers an elegant space for hosting dinner parties or special occasions, adding a touch of sophistication to everyday living. The custom kitchen is a chef’s delight, boasting high-quality cabinets, ample counter space, and an open layout that keeps you connected to the living and dining areas while you prepare meals. Three spacious bedrooms provide plenty of room for rest and relaxation, while the two well-appointed bathrooms ensure convenience for the whole household. Outside, the highlight is the private backyard oasis complete with a sparkling pool — your personal escape for summer lounging, swimming, entertaining, or simply unwinding in your own resort-style paradise. This home combines timeless elegance with modern open-concept living, making it the perfect place to create lasting memories.

20. 2026-02-12
    listed $142,500 Active 1427-char remark

    Show marketing remark (1427 chars)

    Welcome to your dream home! This stunning 3-bedroom, 2-bathroom residence offers 2,367 square feet of thoughtfully designed living space with a seamless open floor plan that perfectly blends comfort, style, and functionality. Step inside to soaring vaulted ceilings that create an airy, expansive feel throughout the main living areas. The large living room flows effortlessly into the heart of the home, providing an ideal gathering spot for family and friends. The den is a cozy retreat featuring a warm fireplace — perfect for relaxing evenings or quiet conversations. A dedicated formal dining room offers an elegant space for hosting dinner parties or special occasions, adding a touch of sophistication to everyday living. The custom kitchen is a chef’s delight, boasting high-quality cabinets, ample counter space, and an open layout that keeps you connected to the living and dining areas while you prepare meals. Three spacious bedrooms provide plenty of room for rest and relaxation, while the two well-appointed bathrooms ensure convenience for the whole household. Outside, the highlight is the private backyard oasis complete with a sparkling pool — your personal escape for summer lounging, swimming, entertaining, or simply unwinding in your own resort-style paradise. This home combines timeless elegance with modern open-concept living, making it the perfect place to create lasting memories.

21. 2025-09-15
    price $142,900
22. 2025-09-15
    price $142,900
23. 2025-07-09
    listed $150,000 Active
24. 2025-07-08
    listed $150,000 Active
25. 2025-07-08
    listed $142,900 Active

ⓘ 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: $1,697 · $141/mo
• Projected year-2 tax: $1,697 · $141/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 24 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: $14,263
• − Mortgage interest: −$7,982
• − Property taxes: −$1,697
• − Insurance: −$1,510
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$4,145
• Taxable loss: −$3,353
• Est. tax savings @ 24.0%: +$805
• After-tax cash flow: $-101/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: St. Mary Parish
• NCES district ID: 2201620
• Math proficiency: 28% ▼ -40.00%
• Reading proficiency: 39% ▼ -33.00%
• Median HH income: $39,843
• Composite: 28.1/100
• National rank: #6828
• State rank: #37 of 98 in LA

Livability — Berwick

• Score: 63/100
• State rank: #199
• US rank: #15592

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berwick, LA
• City population: 4,732
• Population (ZIP): 4,732

Population outlook (St. Mary County) Hauer SSP2

• Today (2025): 49,510 people
• By 2030: 47,570 · -3.9%
• By 2040: 43,880 · -11.4%
• By 2050: 40,655 · -17.9%
• By 2075: 37,190 · -24.9%
• By 2100: 38,101 · -23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Black 10% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 22% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 1%

Political lean MEDSL · St. Mary

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.4% · Other 1.0%
• 2008→2024 swing: -15.1pp toward R · 2008: -16.8pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+29.1 2016: R+27.6 2012: R+18.8 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.80%
• Current HPI: 89.3965
• 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

-5.0% since first listed

7 events — show timeline

• 2026-02-12 Listed $142,500 GBRMLS
• 2026-02-12 Listed $142,500 AcadianaMLS
• 2025-09-15 Price Changed $142,900 AcadianaMLS
• 2025-09-15 Price Changed $142,900 GBRMLS
• 2025-07-09 Listed $150,000 GBRMLS
• 2025-07-08 Listed $142,900 AcadianaMLS
• 2025-07-08 Listed $150,000 AcadianaMLS

Property tax history

+2.5%/yr

Latest (2025): $1,697 · +9.7% YoY. Source: county tax records.