719 E Plaquemine St · Jennings, LA 70546

$99,000

3 bd · 2.0 ba · 1,786 sqft · SingleFamily · 428 Days on market

0.35 ac lot $55/sqft · 36% below area Est $154k · 36% under ↓ 6% since listing

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Why this score? — see what drove the B 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom, two bathroom cottage home situated in an an established neighborhood in Jennings. Home needs repairs such as new roof and other repairs to the inside of both the home and the detached storage building/garage. Seller is selling AS IS and will not do any repairs to satisfy lenders. Flood zone X, so typically no flood insurance required. Call today to see this one!

Key facts

• 0.35 acre lot
• Garage
• Listed 427 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 6.2% in Jennings — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#228 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, amenities F, commute F.
• Jefferson Davis Parish (town): math 30% / reading 42% proficiency, ranked #33 of 98 in LA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 119 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson Davis County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 428 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 428 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.31% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.75%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (median comp): $153,662
• List price: $99,000
• Delta: -35.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1003 Norwood Dr	0.35mi	3/2.0	1,784 (-0%)	1mo	$148,000	$83	83
523 E Nezpique St E	0.23mi	3/2.0	1,965 (+10%)	1mo	$170,000	$87	72
523 Broussard Ln	0.40mi	3/2.0	1,653 (-7%)	3mo	$190,000	$115	66
623 S Louise St	0.58mi	3/1.0	1,775 (-1%)	3mo	$62,000	$35	66
610 Fifth St	0.53mi	3/2.5	1,770 (-1%)	8mo	$194,000	$110	66
423 E 1st St	0.40mi	3/2.0	1,710 (-4%)	12mo	$64,500	$38	65
911 E Nezpique St	0.28mi	3/2.0	1,525 (-15%)	0mo	$150,000	$98	62
407 Shawn Ln	0.36mi	3/2.0	1,590 (-11%)	4mo	$135,000	$85	62
128 Greenwood Dr	0.64mi	4/2.0 (+1)	1,833 (+3%)	8mo	$185,000	$101	54
639 Ledoux St	0.72mi	3/1.0	1,806 (+1%)	11mo	$152,574	$84	51
521 Lucy St	0.68mi	3/2.0	1,528 (-14%)	12mo	$225,000	$147	34
1222 N Sherman St St N	0.73mi	2/2.0 (-1)	1,540 (-14%)	8mo	$140,000	$91	31

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: 5.3%
• Equity multiple: 1.20×
• Total profit: $5,679
• Equity at exit: $14,761

10-year hold

• IRR: 14.7%
• Equity multiple: 2.19×
• Total profit: $32,972
• Equity at exit: $8,560

Cash invested: $27,720 (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 70546

• Home prices YoY: -31.7%
• Active inventory: 119
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$126 /mo · $1,510/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $341

Break-even live

Break-even rent $869

Max offer price $99,000

Occupancy floor 69%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $99,000 Active 428 DOM
2. 2026-06-18
   days on market $99,000 Active 427 DOM
3. 2026-06-17
   days on market $99,000 Active 426 DOM
4. 2026-06-16
   days on market $99,000 Active 425 DOM
5. 2026-06-15
   days on market $99,000 Active 424 DOM
6. 2026-06-14
   days on market $99,000 Active 422 DOM
7. 2026-06-13
   days on market $99,000 Active 421 DOM
8. 2026-06-10
   days on market $99,000 Active 419 DOM
9. 2026-06-09
   days on market $99,000 Active 418 DOM
10. 2026-06-08
    days on market $99,000 Active 417 DOM
11. 2026-06-07
    days on market $99,000 Active 416 DOM
12. 2026-06-02
    days on market $99,000 Active 411 DOM
13. 2026-06-01
    days on market $99,000 Active 410 DOM
14. 2026-05-31
    days on market $99,000 Active 409 DOM
15. 2026-05-30
    days on market $99,000 Active 408 DOM
16. 2026-04-28
    price $99,000 379-char remark

    Show marketing remark (379 chars)

    Three bedroom, two bathroom cottage home situated in an an established neighborhood in Jennings. Home needs repairs such as new roof and other repairs to the inside of both the home and the detached storage building/garage. Seller is selling AS IS and will not do any repairs to satisfy lenders. Flood zone X, so typically no flood insurance required. Call today to see this one!

17. 2026-04-28
    price $99,000 379-char remark

    Show marketing remark (379 chars)

    Three bedroom, two bathroom cottage home situated in an an established neighborhood in Jennings. Home needs repairs such as new roof and other repairs to the inside of both the home and the detached storage building/garage. Seller is selling AS IS and will not do any repairs to satisfy lenders. Flood zone X, so typically no flood insurance required. Call today to see this one!

18. 2025-05-29
    price $105,000 379-char remark

    Show marketing remark (379 chars)

    Three bedroom, two bathroom cottage home situated in an an established neighborhood in Jennings. Home needs repairs such as new roof and other repairs to the inside of both the home and the detached storage building/garage. Seller is selling AS IS and will not do any repairs to satisfy lenders. Flood zone X, so typically no flood insurance required. Call today to see this one!

19. 2025-04-17
    listed $110,000 Active 379-char remark

    Show marketing remark (379 chars)

    Three bedroom, two bathroom cottage home situated in an an established neighborhood in Jennings. Home needs repairs such as new roof and other repairs to the inside of both the home and the detached storage building/garage. Seller is selling AS IS and will not do any repairs to satisfy lenders. Flood zone X, so typically no flood insurance required. Call today to see this one!

20. 2025-04-14
    listed $105,000 Active 379-char remark

    Show marketing remark (379 chars)

    Three bedroom, two bathroom cottage home situated in an an established neighborhood in Jennings. Home needs repairs such as new roof and other repairs to the inside of both the home and the detached storage building/garage. Seller is selling AS IS and will not do any repairs to satisfy lenders. Flood zone X, so typically no flood insurance required. Call today to see this one!

ⓘ 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: $1,510 · $126/mo
• Projected year-2 tax: $1,510 · $126/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $15,600
• − Mortgage interest: −$5,546
• − Property taxes: −$1,510
• − Insurance: −$495
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,880
• Taxable income: $2,673
• Est. tax owed @ 24.0%: −$642
• After-tax cash flow: $3,447/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: Jefferson Davis Parish
• NCES district ID: 2200810
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 42% ▼ -33.00%
• Median HH income: $40,322
• Composite: 30.21/100
• National rank: #6302
• State rank: #33 of 98 in LA

Livability — Jennings

• Score: 61/100
• State rank: #228
• US rank: #17390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jennings, LA
• Population (ZIP): 15,821

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 31,015 people
• By 2030: 30,563 · -1.5%
• By 2040: 29,639 · -4.4%
• By 2050: 28,456 · -8.3%
• By 2075: 25,521 · -17.7%
• By 2100: 21,787 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Lithuanian 14% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 92% English-only · French/Haitian/Cajun 6% Spanish 2%

Political lean MEDSL · Jefferson Davis

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.3%
• 2008→2024 swing: -21.5pp toward R · 2008: -39.7pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+53.9 2012: R+47.6 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.56%
• Current HPI: 147.6391
• 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

-5.7% since first listed

5 events — show timeline

• 2026-04-28 Price Changed $99,000 SWLAR
• 2026-04-28 Price Changed $99,000 AcadianaMLS
• 2025-05-29 Price Changed $105,000 AcadianaMLS
• 2025-04-17 Listed $110,000 AcadianaMLS
• 2025-04-14 Listed $105,000 SWLAR

Property tax history

+1.8%/yr

Latest (2025): $1,510 · +0.3% YoY. Source: county tax records.