24510 Hebert St · Plaquemine, LA 70764

$169,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily · 188 Days on market

Built 1955 0.26 ac lot $108/sqft · 9% below area Est $186k · 9% under ↓ 9% since listing

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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 +24.6/30.0
• ARV discount +11.6/15.0
• DSCR +7.9/10.0
• 1% rule +5.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3Br/2Bath home on a large corner lot with covered parking /patio area, detached storage shed, shade tree and a large satsuma tree. Original hardwood floors, large living room and sunken dining, kitchen with breakfast bar, and ample closet space.

Key facts

• Covered parking
• Patio area
• Large living room

Tags

• CORNER LOT
• COVERED PARKING
• PATIO AREA
• DETACHED STORAGE SHED
• HARDWOOD FLOORS
• LARGE LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 5.9% in Plaquemine — 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 (#238 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Iberville Parish (rural): math 23% / reading 34% proficiency, ranked #45 of 98 in LA (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 128 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Iberville County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 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 1955 — 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. 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?
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. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.83%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (median comp): $185,717
• List price: $169,000
• Delta: -9.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58360 Bubba St	0.08mi	3/2.0	1,634 (+5%)	5mo	$149,995	$92	84
58320 Robertson St	0.14mi	3/2.0	1,450 (-7%)	12mo	$199,000	$137	72
24125 Marshall	0.24mi	3/2.0	1,405 (-10%)	3mo	$170,000	$121	70
58444 Bubba St	0.22mi	3/2.0	1,675 (+7%)	10mo	$179,900	$107	70
58120 Sherburne St	0.24mi	3/2.0	1,422 (-9%)	6mo	$195,000	$137	69
58345 Elm St	0.35mi	3/1.0	1,616 (+4%)	7mo	$215,000	$133	68
58060 Desobry St	0.33mi	3/2.0	1,425 (-9%)	12mo	$140,000	$98	60
23905 Jackson St	0.54mi	3/2.0	1,476 (-5%)	14mo	$169,900	$115	54
24618 Pecan Place Dr	0.71mi	4/1.0 (+1)	1,525 (-2%)	0mo	$192,000	$126	54
58430 Barrow St	0.31mi	3/2.0	1,367 (-12%)	13mo	$65,000	$48	54
23720 Eden St	0.70mi	2/2.0 (-1)	1,345 (-14%)	3mo	$153,900	$114	37
24619 Pecan Place Dr	0.68mi	4/2.0 (+1)	1,350 (-14%)	6mo	$175,000	$130	36

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-5,272
• Equity at exit: $25,198

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $23,706
• Equity at exit: $14,612

Cash invested: $47,320 (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 70764

• Home prices YoY: -20.1%
• Active inventory: 128
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,733 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $348

Break-even live

Break-even rent $1,292

Max offer price $169,000

Occupancy floor 75%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23515 Marshall St Plaquemine, LA	4.0	2.0	1318	$1,550	$1.18	43d	1	0.70mi
24280 Cliftmere Ave Plaquemine, LA	3.0	2.0	1685	$1,900	$1.13	19d	1	1.39mi
24280 Cliftmere Ave Plaquemine, LA	3.0	2.0	1685	$1,900	$1.13	44d	1	1.39mi

Listing history 24 events

1. 2026-06-18
   days on market $169,000 Active 188 DOM
2. 2026-06-18
   status $169,000 Active 187 DOM
3. 2026-06-03
   status $169,000 Pending 187 DOM
4. 2026-06-02
   days on market $169,000 Active 187 DOM
5. 2026-06-01
   days on market $169,000 Active 186 DOM
6. 2026-05-31
   days on market $169,000 Active 185 DOM
7. 2026-05-31
   days on market $169,000 Active 184 DOM
8. 2026-05-05
   price $169,000 245-char remark

   Show marketing remark (245 chars)

   3Br/2Bath home on a large corner lot with covered parking /patio area, detached storage shed, shade tree and a large satsuma tree. Original hardwood floors, large living room and sunken dining, kitchen with breakfast bar, and ample closet space.

9. 2026-05-05
   price $169,000 245-char remark

   Show marketing remark (245 chars)

   3Br/2Bath home on a large corner lot with covered parking /patio area, detached storage shed, shade tree and a large satsuma tree. Original hardwood floors, large living room and sunken dining, kitchen with breakfast bar, and ample closet space.

10. 2026-04-01
    price $175,000 245-char remark

    Show marketing remark (245 chars)

    3Br/2Bath home on a large corner lot with covered parking /patio area, detached storage shed, shade tree and a large satsuma tree. Original hardwood floors, large living room and sunken dining, kitchen with breakfast bar, and ample closet space.

11. 2026-04-01
    price $175,000 245-char remark

    Show marketing remark (245 chars)

    3Br/2Bath home on a large corner lot with covered parking /patio area, detached storage shed, shade tree and a large satsuma tree. Original hardwood floors, large living room and sunken dining, kitchen with breakfast bar, and ample closet space.

12. 2026-03-30
    status Active 245-char remark

    Show marketing remark (245 chars)

    3Br/2Bath home on a large corner lot with covered parking /patio area, detached storage shed, shade tree and a large satsuma tree. Original hardwood floors, large living room and sunken dining, kitchen with breakfast bar, and ample closet space.

13. 2026-03-30
    status Active 245-char remark

    Show marketing remark (245 chars)

    3Br/2Bath home on a large corner lot with covered parking /patio area, detached storage shed, shade tree and a large satsuma tree. Original hardwood floors, large living room and sunken dining, kitchen with breakfast bar, and ample closet space.

14. 2026-03-25
    status Pending 245-char remark

    Show marketing remark (245 chars)

    3Br/2Bath home on a large corner lot with covered parking /patio area, detached storage shed, shade tree and a large satsuma tree. Original hardwood floors, large living room and sunken dining, kitchen with breakfast bar, and ample closet space.

15. 2026-03-25
    status Pending 245-char remark

    Show marketing remark (245 chars)

    3Br/2Bath home on a large corner lot with covered parking /patio area, detached storage shed, shade tree and a large satsuma tree. Original hardwood floors, large living room and sunken dining, kitchen with breakfast bar, and ample closet space.

16. 2026-03-14
    status Active 245-char remark

    Show marketing remark (245 chars)

    3Br/2Bath home on a large corner lot with covered parking /patio area, detached storage shed, shade tree and a large satsuma tree. Original hardwood floors, large living room and sunken dining, kitchen with breakfast bar, and ample closet space.

17. 2026-03-14
    status Active 245-char remark

    Show marketing remark (245 chars)

    3Br/2Bath home on a large corner lot with covered parking /patio area, detached storage shed, shade tree and a large satsuma tree. Original hardwood floors, large living room and sunken dining, kitchen with breakfast bar, and ample closet space.

18. 2026-03-04
    status Pending 245-char remark

    Show marketing remark (245 chars)

    3Br/2Bath home on a large corner lot with covered parking /patio area, detached storage shed, shade tree and a large satsuma tree. Original hardwood floors, large living room and sunken dining, kitchen with breakfast bar, and ample closet space.

19. 2026-03-04
    status Pending 245-char remark

    Show marketing remark (245 chars)

    3Br/2Bath home on a large corner lot with covered parking /patio area, detached storage shed, shade tree and a large satsuma tree. Original hardwood floors, large living room and sunken dining, kitchen with breakfast bar, and ample closet space.

20. 2026-01-06
    price $179,000 245-char remark

    Show marketing remark (245 chars)

    3Br/2Bath home on a large corner lot with covered parking /patio area, detached storage shed, shade tree and a large satsuma tree. Original hardwood floors, large living room and sunken dining, kitchen with breakfast bar, and ample closet space.

21. 2026-01-06
    price $179,000 245-char remark

    Show marketing remark (245 chars)

    3Br/2Bath home on a large corner lot with covered parking /patio area, detached storage shed, shade tree and a large satsuma tree. Original hardwood floors, large living room and sunken dining, kitchen with breakfast bar, and ample closet space.

22. 2025-11-11
    listed $185,000 Active 245-char remark

    Show marketing remark (245 chars)

    3Br/2Bath home on a large corner lot with covered parking /patio area, detached storage shed, shade tree and a large satsuma tree. Original hardwood floors, large living room and sunken dining, kitchen with breakfast bar, and ample closet space.

23. 2025-11-11
    listed $185,000 Active 245-char remark

    Show marketing remark (245 chars)

    3Br/2Bath home on a large corner lot with covered parking /patio area, detached storage shed, shade tree and a large satsuma tree. Original hardwood floors, large living room and sunken dining, kitchen with breakfast bar, and ample closet space.

24. 2007-05-17
    soldstatus

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $930 · $77/mo
• Expected delta: +$158/yr (+$13/mo · 20.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,797
• − Mortgage interest: −$9,467
• − Property taxes: −$771
• − Insurance: −$845
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$4,916
• Taxable income: $1,470
• Est. tax owed @ 24.0%: −$353
• After-tax cash flow: $3,826/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: Iberville Parish
• NCES district ID: 2200750
• Math proficiency: 23% ▼ -43.00%
• Reading proficiency: 34% ▼ -35.00%
• Median HH income: $44,386
• Composite: 24.38/100
• National rank: #7690
• State rank: #45 of 98 in LA

Livability — Plaquemine

• Score: 61/100
• State rank: #238
• US rank: #18111

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plaquemine, LA
• Population (ZIP): 15,046

Population outlook (Iberville County) Hauer SSP2

• Today (2025): 33,056 people
• By 2030: 32,819 · -0.7%
• By 2040: 32,043 · -3.1%
• By 2050: 30,956 · -6.4%
• By 2075: 28,314 · -14.3%
• By 2100: 23,559 · -28.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 50% Black 39% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 13% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Iberville

• 2024 margin: Toss-up / Even · D 48.9% · R 49.6% · Other 1.5%
• 2008→2024 swing: -11.9pp toward R · 2008: 11.2pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.7 2016: D+6.3 2012: D+13.4 2008: D+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.08%
• Current HPI: 178.9188
• 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

-8.6% since first listed

17 events — show timeline

• 2026-05-05 Price Changed $169,000 AcadianaMLS
• 2026-05-05 Price Changed $169,000 GBRMLS
• 2026-04-01 Price Changed $175,000 AcadianaMLS
• 2026-04-01 Price Changed $175,000 GBRMLS
• 2026-03-30 Relisted — AcadianaMLS
• 2026-03-30 Relisted — GBRMLS
• 2026-03-25 Pending — AcadianaMLS
• 2026-03-25 Pending — GBRMLS
• 2026-03-14 Relisted — AcadianaMLS
• 2026-03-14 Relisted — GBRMLS
• 2026-03-04 Pending — AcadianaMLS
• 2026-03-04 Pending — GBRMLS
• 2026-01-06 Price Changed $179,000 AcadianaMLS
• 2026-01-06 Price Changed $179,000 GBRMLS
• 2025-11-11 Listed $185,000 GBRMLS
• 2025-11-11 Listed $185,000 AcadianaMLS
• 2007-05-17 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2024): $771 · +0.0% YoY. Source: county tax records.