1933-1937 Church St · Jeanerette, LA 70544

$39,500

4 bd · 2.0 ba · 1,966 sqft · Other · 177 Days on market

0.29 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid brick home on a slab, with over 2000sqft on a double lot! Home has been maintained and very low maintenance. All bedrooms are oversized with great closet space. Guest bath offers dual vanities and conveniently located. Dining room is open to kitchen and living area with additional closet storage. You can rest easy during hurricane season ~ home has a built-in full gas generator and working metal hurricane shutters! There's also the sweetest screened in front porch and fully enclosed~ climate controlled rear sun room-a perfect flex area! The yard is completely fenced with double gate rear access and mature landscaping. Easy access to Hwy 90 with no flooding, and no flood insurance required! Storage shed is to remain with home!

Key facts

• Slab foundation
• Screened front porch
• Two lots

Tags

• BRICK HOME
• SLAB FOUNDATION
• TWO LOTS
• BREAKFAST BAR
• SCREENED FRONT PORCH
• WIDE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $780 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#320 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute 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.
• Zoned schools: Jeanerette Senior High School (math 8% / reading 27%, grade F, #197 of 265 statewide, top 76%, 322 students, 85% FRL) — zoned schools average 85% FRL vs 66% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 38% district-wide (-20 pts) — the specific schools serving this property underperform the Iberia Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 33 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 $273 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $36k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $34,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 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: 3.41% ✓
• Cap rate: 29.98%
• Cash-on-cash: 84.58%
• DSCR: 4.76
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 85.0%
• Equity multiple: 4.91×
• Total profit: $43,279
• Equity at exit: $5,890

10-year hold

• IRR: 88.2%
• Equity multiple: 10.20×
• Total profit: $101,735
• Equity at exit: $3,415

Cash invested: $11,060 (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 70544

• Home prices YoY: -17.8%
• Active inventory: 33
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$207
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $780

Break-even live

Break-even rent $362

Max offer price $39,500

Occupancy floor 37%

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-07
   soldstatus $41,000
2. 2026-02-21
   status Pending
3. 2026-01-13
   price $39,500
4. 2025-12-30
   price $49,500
5. 2025-12-03
   price $54,500
6. 2025-10-31
   price $59,500
7. 2025-10-02
   price $65,500
8. 2025-08-27
   listed $75,500 Active
9. 2024-09-25
   listed $174,000 Active
10. 2022-09-08
    soldstatus $156,000
11. 2022-08-22
    soldstatus $156,000 Sold 744-char remark

    Show marketing remark (744 chars)

    Solid brick home on a slab, with over 2000sqft on a double lot! Home has been maintained and very low maintenance. All bedrooms are oversized with great closet space. Guest bath offers dual vanities and conveniently located. Dining room is open to kitchen and living area with additional closet storage. You can rest easy during hurricane season ~ home has a built-in full gas generator and working metal hurricane shutters! There's also the sweetest screened in front porch and fully enclosed~ climate controlled rear sun room-a perfect flex area! The yard is completely fenced with double gate rear access and mature landscaping. Easy access to Hwy 90 with no flooding, and no flood insurance required! Storage shed is to remain with home!

12. 2022-07-17
    status Pending 744-char remark

    Show marketing remark (744 chars)

    Solid brick home on a slab, with over 2000sqft on a double lot! Home has been maintained and very low maintenance. All bedrooms are oversized with great closet space. Guest bath offers dual vanities and conveniently located. Dining room is open to kitchen and living area with additional closet storage. You can rest easy during hurricane season ~ home has a built-in full gas generator and working metal hurricane shutters! There's also the sweetest screened in front porch and fully enclosed~ climate controlled rear sun room-a perfect flex area! The yard is completely fenced with double gate rear access and mature landscaping. Easy access to Hwy 90 with no flooding, and no flood insurance required! Storage shed is to remain with home!

13. 2022-07-11
    listed $156,000 Active 744-char remark

    Show marketing remark (744 chars)

    Solid brick home on a slab, with over 2000sqft on a double lot! Home has been maintained and very low maintenance. All bedrooms are oversized with great closet space. Guest bath offers dual vanities and conveniently located. Dining room is open to kitchen and living area with additional closet storage. You can rest easy during hurricane season ~ home has a built-in full gas generator and working metal hurricane shutters! There's also the sweetest screened in front porch and fully enclosed~ climate controlled rear sun room-a perfect flex area! The yard is completely fenced with double gate rear access and mature landscaping. Easy access to Hwy 90 with no flooding, and no flood insurance required! Storage shed is to remain with home!

ⓘ 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: $746 · $62/mo
• Projected year-2 tax: $746 · $62/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,182
• − Mortgage interest: −$2,213
• − Property taxes: −$746
• − Insurance: −$198
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$1,149
• Taxable income: $9,288
• Est. tax owed @ 24.0%: −$2,229
• After-tax cash flow: $7,126/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 — Jeanerette

• Score: 57/100
• State rank: #320
• US rank: #21825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jeanerette, LA
• Population (ZIP): 10,407

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 48% White 35% Two or more races 6% Native American 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 8%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 3% Korean 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: ▼ -23.88%
• Current HPI: 110.2806
• 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

-73.7% since first listed

13 events — show timeline

• 2026-05-07 Sold (Public Records) $41,000 Public Records
• 2026-02-21 Pending — AcadianaMLS
• 2026-01-13 Price Changed $39,500 AcadianaMLS
• 2025-12-30 Price Changed $49,500 AcadianaMLS
• 2025-12-03 Price Changed $54,500 AcadianaMLS
• 2025-10-31 Price Changed $59,500 AcadianaMLS
• 2025-10-02 Price Changed $65,500 AcadianaMLS
• 2025-08-27 Listed $75,500 AcadianaMLS
• 2024-09-25 Listed $174,000 AcadianaMLS
• 2022-09-08 Sold (Public Records) $156,000 Public Records
• 2022-08-22 Sold (MLS) $156,000 AcadianaMLS
• 2022-07-17 Pending — AcadianaMLS
• 2022-07-11 Listed $156,000 AcadianaMLS

Property tax history

+6.3%/yr

Latest (2025): $746 · +2.0% YoY. Source: county tax records.