1009 Nettie St · Arnaudville, LA 70512

$98,580

1 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 38 Days on market

Built 1990 1.44 ac lot $84/sqft · 30% below area Est $134k · 26% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in this one bedroom, one bath home with carport parking. There is also a workshop situated on this 1.44 acre +/- property. Take a look and see if this may be your next investment.

Key facts

• Carport parking
• Workshop
• 1.44 acre property

Tags

• CARPORT PARKING
• WORKSHOP
• 1.44 ACRE PROPERTY

Property features AI

Finance

• Other: Lot size approximately 1.44 acres
• Financial info: Not specified
• HOA & community: Not specified

Exterior

• Parking: Attached carport with two parking spaces
• Security: Not specified
• Utilities: Public water; Sewer served by treatment plant
• Home design: Single-story; Frame construction; Metal roof; Slab foundation
• Construction: Built with frame construction; Metal roof; Slab foundation
• Exterior features: Property located outside city limits

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 4 rooms; Average condition
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#52 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities F, commute F, employment F.
• St. Martin Parish (rural): math 23% / reading 32% proficiency, ranked #49 of 98 in LA (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 66 active listings in the ZIP; 54 units permitted in St. Martin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $682 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Martin County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $75k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,622 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.52% ✓
• Cap rate: 13.00%
• Cash-on-cash: 23.96%
• DSCR: 2.07
• GRM: 5.5

CMA / ARV

• ARV (median comp): $134,029
• List price: $98,580
• Delta: -26.45%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1171 Coteau Rodaire Hwy	0.51mi	2/1.0 (+1)	1,254 (+6%)	4mo	$113,000	$90	57

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: 10.3%
• Equity multiple: 1.41×
• Total profit: $11,221
• Equity at exit: $14,699

10-year hold

• IRR: 19.4%
• Equity multiple: 2.63×
• Total profit: $44,987
• Equity at exit: $8,523

Cash invested: $27,602 (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 70512

• Home prices YoY: -28.6%
• Active inventory: 66
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,502 medium
• Mortgage (P&I): −$517
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$41
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $426

Break-even live

Break-even rent $962

Max offer price $98,580

Occupancy floor 67%

Sensitivity live

Price	-10% $482	-5% $454	+0% $426	+5% $398	+10% $370
Rent	-10% $307	-5% $367	+0% $426	+5% $485	+10% $544
Rate	-1.0pp $476	-0.5pp $451	base $426	+0.5pp $400	+1.0pp $374

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: $24,645
• Closing costs: $2,957
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $98,580 Active 38 DOM
2. 2026-06-17
   days on market $98,580 Active 37 DOM
3. 2026-06-16
   days on market $98,580 Active 36 DOM
4. 2026-06-15
   days on market $98,580 Active 35 DOM
5. 2026-06-14
   days on market $98,580 Active 33 DOM
6. 2026-06-13
   days on market $98,580 Active 32 DOM
7. 2026-06-10
   days on market $98,580 Active 30 DOM
8. 2026-06-09
   days on market $98,580 Active 29 DOM
9. 2026-06-08
   days on market $98,580 Active 28 DOM
10. 2026-06-07
    days on market $98,580 Active 27 DOM
11. 2026-06-05
    days on market $98,580 Active 24 DOM
12. 2026-06-02
    days on market $98,580 Active 22 DOM
13. 2026-06-01
    days on market $98,580 Active 21 DOM
14. 2026-05-31
    days on market $98,580 Active 20 DOM
15. 2026-05-30
    days on market $98,580 Active 19 DOM
16. 2026-05-11
    listed $98,580 Active 200-char remark

    Show marketing remark (198 chars)

    Opportunity awaits in this one bedroom, one bath home with carport parking. There is also a workshop situated on this 1.44 acre +/- property. Take a look and see if this may be your next investment.

17. 2026-05-11
    listed $98,580 Active 198-char remark

    Show marketing remark (198 chars)

    Opportunity awaits in this one bedroom, one bath home with carport parking. There is also a workshop situated on this 1.44 acre +/- property. Take a look and see if this may be your next investment.

18. 2021-06-02
    soldstatus $75,000

ⓘ 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: $925 · $77/mo
• Projected year-2 tax: $925 · $77/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 6/10 Major FEMA zone A · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,018
• − Mortgage interest: −$5,522
• − Property taxes: −$925
• − Insurance: −$1,995
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$2,868
• Taxable income: $3,825
• Est. tax owed @ 24.0%: −$918
• After-tax cash flow: $4,192/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. Martin Parish
• NCES district ID: 2201590
• Math proficiency: 23% ▼ -44.00%
• Reading proficiency: 32% ▼ -36.00%
• Median HH income: $42,813
• Composite: 23.41/100
• National rank: #7897
• State rank: #49 of 98 in LA

Livability — Arnaudville

• Score: 71/100
• State rank: #52
• US rank: #7309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,703

Population outlook (St. Martin County) Hauer SSP2

• Today (2025): 57,446 people
• By 2030: 58,857 · +2.5%
• By 2040: 60,859 · +5.9%
• By 2050: 61,419 · +6.9%
• By 2075: 61,574 · +7.2%
• By 2100: 57,253 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 21% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 21% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 88% English-only · French/Haitian/Cajun 10% Spanish 2%

Political lean MEDSL · St. Martin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -20.7pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.1 2016: R+33.4 2012: R+24.5 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.35%
• Current HPI: 132.9236
• 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

+31.4% since first listed

3 events — show timeline

• 2026-05-11 Listed $98,580 AcadianaMLS
• 2026-05-11 Listed $98,580 GSREIN
• 2021-06-02 Sold (Public Records) $75,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $925 · +0.0% YoY. Source: county tax records.