8451 Steve Johnson Dr · St. Francisville, LA 70775

$60,000

3 bd · 1.0 ba · 990 sqft · SingleFamily · 97 Days on market

Built 1965 0.74 ac lot ↓ 2% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a rural area of West Feliciana Parish! This small home is in need of repairs, which is reflected in the pricing. Nestled at the end of a quiet drive, it sits on 0.74 acres and features a 3-bedroom, 1-bath home built on pier and beam foundations. The property is within the West Feliciana School District. Measurement not warranted by Realtor. Home is on a community sewer system. Roof is 2020. HVAC unit was worked on but is inoperable at this time (the fan does blow air). Washer/Dryer hookups located in shed outside the back door. The seller will not perform any additional repairs or remove any remaining debris. However, the buyer retains the right to conduct inspections. Seller does not warrant or will repair any remaining appliances.

Key facts

• Roof 2020
• Washer dryer hookups
• 0.74 acres

Tags

• 0.74 ACRES
• WEST FELICIANA SCHOOL DISTRICT
• COMMUNITY SEWER SYSTEM
• ROOF 2020
• WASHER DRYER HOOKUPS
• SHED OUTSIDE BACK DOOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.1% vs local median 2.0% in St. Francisville — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• West Feliciana Parish (rural): math 47% / reading 54% proficiency, ranked #10 of 98 in LA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bains Elementary School (math 51% / reading 53%, grade C-, #108 of 646 statewide, top 18%, 803 students, 47% FRL); West Feliciana Middle School (math 45% / reading 54%, grade C, #28 of 218 statewide, top 13%, 474 students, 43% FRL); West Feliciana High School (math 47% / reading 57%, grade D+, #33 of 265 statewide, top 12%, 650 students, 40% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 155 active listings in the ZIP; 48 units permitted in West Feliciana Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• West Feliciana County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 12y ago; this cycle's ask has dropped $5k (8%) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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: 2.18% ✓
• Cap rate: 19.15%
• Cash-on-cash: 45.91%
• DSCR: 3.04
• GRM: 3.8

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: 43.1%
• Equity multiple: 2.86×
• Total profit: $31,219
• Equity at exit: $8,946

10-year hold

• IRR: 49.2%
• Equity multiple: 5.76×
• Total profit: $79,916
• Equity at exit: $5,188

Cash invested: $16,800 (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 70775

• Active inventory: 155
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $643

Break-even live

Break-even rent $494

Max offer price $60,000

Occupancy floor 46%

Sensitivity live

Price	-10% $677	-5% $660	+0% $643	+5% $626	+10% $609
Rent	-10% $539	-5% $591	+0% $643	+5% $694	+10% $746
Rate	-1.0pp $673	-0.5pp $658	base $643	+0.5pp $627	+1.0pp $611

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-05-19
   status Pending 753-char remark

   Show marketing remark (753 chars)

   Located in a rural area of West Feliciana Parish! This small home is in need of repairs, which is reflected in the pricing. Nestled at the end of a quiet drive, it sits on 0.74 acres and features a 3-bedroom, 1-bath home built on pier and beam foundations. The property is within the West Feliciana School District. Measurement not warranted by Realtor. Home is on a community sewer system. Roof is 2020. HVAC unit was worked on but is inoperable at this time (the fan does blow air). Washer/Dryer hookups located in shed outside the back door. The seller will not perform any additional repairs or remove any remaining debris. However, the buyer retains the right to conduct inspections. Seller does not warrant or will repair any remaining appliances.

2. 2026-05-19
   status Pending 753-char remark

   Show marketing remark (753 chars)

   Located in a rural area of West Feliciana Parish! This small home is in need of repairs, which is reflected in the pricing. Nestled at the end of a quiet drive, it sits on 0.74 acres and features a 3-bedroom, 1-bath home built on pier and beam foundations. The property is within the West Feliciana School District. Measurement not warranted by Realtor. Home is on a community sewer system. Roof is 2020. HVAC unit was worked on but is inoperable at this time (the fan does blow air). Washer/Dryer hookups located in shed outside the back door. The seller will not perform any additional repairs or remove any remaining debris. However, the buyer retains the right to conduct inspections. Seller does not warrant or will repair any remaining appliances.

3. 2026-05-11
   status Active 753-char remark

   Show marketing remark (753 chars)

   Located in a rural area of West Feliciana Parish! This small home is in need of repairs, which is reflected in the pricing. Nestled at the end of a quiet drive, it sits on 0.74 acres and features a 3-bedroom, 1-bath home built on pier and beam foundations. The property is within the West Feliciana School District. Measurement not warranted by Realtor. Home is on a community sewer system. Roof is 2020. HVAC unit was worked on but is inoperable at this time (the fan does blow air). Washer/Dryer hookups located in shed outside the back door. The seller will not perform any additional repairs or remove any remaining debris. However, the buyer retains the right to conduct inspections. Seller does not warrant or will repair any remaining appliances.

4. 2026-05-11
   price $60,000 753-char remark

   Show marketing remark (753 chars)

   Located in a rural area of West Feliciana Parish! This small home is in need of repairs, which is reflected in the pricing. Nestled at the end of a quiet drive, it sits on 0.74 acres and features a 3-bedroom, 1-bath home built on pier and beam foundations. The property is within the West Feliciana School District. Measurement not warranted by Realtor. Home is on a community sewer system. Roof is 2020. HVAC unit was worked on but is inoperable at this time (the fan does blow air). Washer/Dryer hookups located in shed outside the back door. The seller will not perform any additional repairs or remove any remaining debris. However, the buyer retains the right to conduct inspections. Seller does not warrant or will repair any remaining appliances.

5. 2026-05-11
   status Active 753-char remark

   Show marketing remark (753 chars)

   Located in a rural area of West Feliciana Parish! This small home is in need of repairs, which is reflected in the pricing. Nestled at the end of a quiet drive, it sits on 0.74 acres and features a 3-bedroom, 1-bath home built on pier and beam foundations. The property is within the West Feliciana School District. Measurement not warranted by Realtor. Home is on a community sewer system. Roof is 2020. HVAC unit was worked on but is inoperable at this time (the fan does blow air). Washer/Dryer hookups located in shed outside the back door. The seller will not perform any additional repairs or remove any remaining debris. However, the buyer retains the right to conduct inspections. Seller does not warrant or will repair any remaining appliances.

6. 2026-05-11
   price $60,000 753-char remark

   Show marketing remark (753 chars)

   Located in a rural area of West Feliciana Parish! This small home is in need of repairs, which is reflected in the pricing. Nestled at the end of a quiet drive, it sits on 0.74 acres and features a 3-bedroom, 1-bath home built on pier and beam foundations. The property is within the West Feliciana School District. Measurement not warranted by Realtor. Home is on a community sewer system. Roof is 2020. HVAC unit was worked on but is inoperable at this time (the fan does blow air). Washer/Dryer hookups located in shed outside the back door. The seller will not perform any additional repairs or remove any remaining debris. However, the buyer retains the right to conduct inspections. Seller does not warrant or will repair any remaining appliances.

7. 2026-02-09
   listed $65,000 Active 753-char remark

   Show marketing remark (753 chars)

   Located in a rural area of West Feliciana Parish! This small home is in need of repairs, which is reflected in the pricing. Nestled at the end of a quiet drive, it sits on 0.74 acres and features a 3-bedroom, 1-bath home built on pier and beam foundations. The property is within the West Feliciana School District. Measurement not warranted by Realtor. Home is on a community sewer system. Roof is 2020. HVAC unit was worked on but is inoperable at this time (the fan does blow air). Washer/Dryer hookups located in shed outside the back door. The seller will not perform any additional repairs or remove any remaining debris. However, the buyer retains the right to conduct inspections. Seller does not warrant or will repair any remaining appliances.

8. 2026-02-09
   listed $65,000 Active 753-char remark

   Show marketing remark (753 chars)

   Located in a rural area of West Feliciana Parish! This small home is in need of repairs, which is reflected in the pricing. Nestled at the end of a quiet drive, it sits on 0.74 acres and features a 3-bedroom, 1-bath home built on pier and beam foundations. The property is within the West Feliciana School District. Measurement not warranted by Realtor. Home is on a community sewer system. Roof is 2020. HVAC unit was worked on but is inoperable at this time (the fan does blow air). Washer/Dryer hookups located in shed outside the back door. The seller will not perform any additional repairs or remove any remaining debris. However, the buyer retains the right to conduct inspections. Seller does not warrant or will repair any remaining appliances.

9. 2023-09-21
   soldstatus $275,000
10. 2017-11-30
    soldstatus Sold
11. 2017-10-26
    status Pending
12. 2016-08-08
    status Active
13. 2016-07-31
    historical
14. 2016-01-16
    status Active
15. 2016-01-06
    historical
16. 2015-11-03
    status Active
17. 2015-07-15
    historical Contingent
18. 2015-06-25
    listed $60,000 Active
19. 2015-06-20
    listed $60,000
20. 2014-09-22
    listed $61,300
21. 2014-09-22
    listed $61,300

ⓘ 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: $604 · $50/mo
• Projected year-2 tax: $604 · $50/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $15,687
• − Mortgage interest: −$3,361
• − Property taxes: −$604
• − Insurance: −$300
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$1,745
• Taxable income: $7,167
• Est. tax owed @ 24.0%: −$1,720
• After-tax cash flow: $5,993/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: West Feliciana Parish
• NCES district ID: 2201980
• Math proficiency: 47% ▼ -30.00%
• Reading proficiency: 54% ▼ -28.00%
• Median HH income: $52,128
• Composite: 43.38/100
• National rank: #3024
• State rank: #10 of 98 in LA

Livability — St. Francisville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,709

Population outlook (West Feliciana County) Hauer SSP2

• Today (2025): 15,247 people
• By 2030: 15,392 · +1.0%
• By 2040: 15,734 · +3.2%
• By 2050: 15,889 · +4.2%
• By 2075: 14,964 · -1.9%
• By 2100: 12,218 · -19.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Black 38% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 15% Italian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · West Feliciana

• 2024 margin: Solid R (+31.9) · D 33.4% · R 65.3% · Other 1.4%
• 2008→2024 swing: -18.9pp toward R · 2008: -13.1pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+25.0 2016: R+19.7 2012: R+14.1 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.93%
• Current HPI: 181.8324
• 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

-2.1% since first listed

21 events — show timeline

• 2026-05-19 Pending — AcadianaMLS
• 2026-05-19 Pending — GBRMLS
• 2026-05-11 Relisted — AcadianaMLS
• 2026-05-11 Price Changed $60,000 AcadianaMLS
• 2026-05-11 Relisted — GBRMLS
• 2026-05-11 Price Changed $60,000 GBRMLS
• 2026-02-09 Listed $65,000 GBRMLS
• 2026-02-09 Listed $65,000 AcadianaMLS
• 2023-09-21 Sold (Public Records) $275,000 Public Records
• 2017-11-30 Sold (MLS) — GBRMLS
• 2017-10-26 Pending — GBRMLS
• 2016-08-08 Relisted — GBRMLS
• 2016-07-31 Delisted — GBRMLS
• 2016-01-16 Relisted — GBRMLS
• 2016-01-06 Delisted — GBRMLS
• 2015-11-03 Relisted — GBRMLS
• 2015-07-15 Contingent — GBRMLS
• 2015-06-25 Listed $60,000 GBRMLS
• 2015-06-20 Listed $60,000 AcadianaMLS
• 2014-09-22 Listed $61,300 AcadianaMLS
• 2014-09-22 Listed $61,300 GBRMLS

Property tax history

+1.4%/yr

Latest (2024): $604 · +19.1% YoY. Source: county tax records.