416 N Vivier St · St. Martinville, LA 70582

$75,000

3 bd · 1.0 ba · 1,053 sqft · Other public records · 284 Days on market

Built 1961 8,712 sqft lot $71/sqft · 6% below area Est $72k · at est.

---

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 +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +5.7/10.0
• ARV discount +5.4/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home in the heart of St. Martinville! This sweet property has received major updates, including a new roof, windows, flooring, interior paint, and a full exterior repaint. The bathroom has also been refreshed with modern updates, making the home move-in ready.Currently tenant-occupied at $850/month, this home is a perfect opportunity for investors seeking steady rental income. The tenant has expressed interest in remaining, offering a seamless transition for the new owner. Located in Flood Zone X (no flood insurance required by lenders), this property combines peace of mind with value. With its recent upgrades and established rental history, it's a solid addition to any portfolio.

Key facts

• Modern updates
• New flooring
• Interior paint

Tags

• NEW ROOF
• NEW WINDOWS
• NEW FLOORING
• INTERIOR PAINT
• FULL EXTERIOR REPAINT
• MODERN UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 6.9% in St. Martinville — 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 C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 125 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $519 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $14k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $75k implies a 275% gain — meaningful room to come down on a strong offer.

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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 284 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 1961 — 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: 1.07% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.70%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

• ARV (median comp): $71,660
• List price: $75,000
• Delta: 4.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-261
• Equity at exit: $11,183

10-year hold

• IRR: 9.3%
• Equity multiple: 1.71×
• Total profit: $14,994
• Equity at exit: $6,485

Cash invested: $21,000 (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 70582

• Home prices YoY: -23.8%
• Active inventory: 125
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$20 /mo · $242/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $187

Break-even live

Break-even rent $563

Max offer price $75,000

Occupancy floor 72%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
517 Lasalle St Saint Martinville, LA	2.0	1.0	1020	$800	$0.78	21d	1	0.54mi

Listing history 22 events

1. 2026-06-18
   days on market $75,000 Active 284 DOM
2. 2026-06-17
   days on market $75,000 Active 283 DOM
3. 2026-06-16
   days on market $75,000 Active 282 DOM
4. 2026-06-15
   days on market $75,000 Active 281 DOM
5. 2026-06-14
   days on market $75,000 Active 279 DOM
6. 2026-06-13
   days on market $75,000 Active 278 DOM
7. 2026-06-10
   days on market $75,000 Active 276 DOM
8. 2026-06-09
   days on market $75,000 Active 275 DOM
9. 2026-06-08
   days on market $75,000 Active 274 DOM
10. 2026-06-07
    days on market $75,000 Active 273 DOM
11. 2026-06-05
    days on market $75,000 Active 270 DOM
12. 2026-06-02
    days on market $75,000 Active 268 DOM
13. 2026-06-01
    days on market $75,000 Active 267 DOM
14. 2026-05-31
    days on market $75,000 Active 266 DOM
15. 2026-05-30
    days on market $75,000 Active 265 DOM
16. 2026-02-07
    price $75,000 698-char remark

    Show marketing remark (698 chars)

    Charming home in the heart of St. Martinville! This sweet property has received major updates, including a new roof, windows, flooring, interior paint, and a full exterior repaint. The bathroom has also been refreshed with modern updates, making the home move-in ready.Currently tenant-occupied at $850/month, this home is a perfect opportunity for investors seeking steady rental income. The tenant has expressed interest in remaining, offering a seamless transition for the new owner. Located in Flood Zone X (no flood insurance required by lenders), this property combines peace of mind with value. With its recent upgrades and established rental history, it's a solid addition to any portfolio.

17. 2025-12-06
    price $79,000 698-char remark

    Show marketing remark (698 chars)

    Charming home in the heart of St. Martinville! This sweet property has received major updates, including a new roof, windows, flooring, interior paint, and a full exterior repaint. The bathroom has also been refreshed with modern updates, making the home move-in ready.Currently tenant-occupied at $850/month, this home is a perfect opportunity for investors seeking steady rental income. The tenant has expressed interest in remaining, offering a seamless transition for the new owner. Located in Flood Zone X (no flood insurance required by lenders), this property combines peace of mind with value. With its recent upgrades and established rental history, it's a solid addition to any portfolio.

18. 2025-09-07
    listed $89,000 Active 698-char remark

    Show marketing remark (698 chars)

    Charming home in the heart of St. Martinville! This sweet property has received major updates, including a new roof, windows, flooring, interior paint, and a full exterior repaint. The bathroom has also been refreshed with modern updates, making the home move-in ready.Currently tenant-occupied at $850/month, this home is a perfect opportunity for investors seeking steady rental income. The tenant has expressed interest in remaining, offering a seamless transition for the new owner. Located in Flood Zone X (no flood insurance required by lenders), this property combines peace of mind with value. With its recent upgrades and established rental history, it's a solid addition to any portfolio.

19. 2023-10-25
    soldstatus $20,000 Sold 211-char remark

    Show marketing remark (211 chars)

    2 Bedroom/1 Bathroom home with just under 1,000 square feet of living space. Located in an established neighborhood with a great country feel to it. Schedule your personal showing today before this one get away!

20. 2023-09-11
    status Pending 211-char remark

    Show marketing remark (211 chars)

    2 Bedroom/1 Bathroom home with just under 1,000 square feet of living space. Located in an established neighborhood with a great country feel to it. Schedule your personal showing today before this one get away!

21. 2023-08-14
    price $24,900 211-char remark

    Show marketing remark (211 chars)

    2 Bedroom/1 Bathroom home with just under 1,000 square feet of living space. Located in an established neighborhood with a great country feel to it. Schedule your personal showing today before this one get away!

22. 2023-07-13
    listed $32,900 Active 211-char remark

    Show marketing remark (211 chars)

    2 Bedroom/1 Bathroom home with just under 1,000 square feet of living space. Located in an established neighborhood with a great country feel to it. Schedule your personal showing today before this one get away!

ⓘ 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: $242 · $20/mo
• Projected year-2 tax: $412 · $34/mo
• Expected delta: +$170/yr (+$14/mo · 70.2%)

ⓘ 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 9/10 Extreme 7 d/yr ≥108°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: $9,600
• − Mortgage interest: −$4,201
• − Property taxes: −$242
• − Insurance: −$375
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$2,182
• Taxable income: $1,064
• Est. tax owed @ 24.0%: −$255
• After-tax cash flow: $1,992/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 — St. Martinville

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

Census & demographics

• Census place: St. Martinville, LA
• Population (ZIP): 19,159

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: Majority White (63%)
• Race & ethnicity: White 63% Black 30% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Lithuanian 15%
• Foreign-born: 1%
• Languages at home: 92% English-only · French/Haitian/Cajun 7% Spanish 1%

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: ▼ -48.36%
• Current HPI: 155.151
• 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

+128.0% since first listed

7 events — show timeline

• 2026-02-07 Price Changed $75,000 AcadianaMLS
• 2025-12-06 Price Changed $79,000 AcadianaMLS
• 2025-09-07 Listed $89,000 AcadianaMLS
• 2023-10-25 Sold (MLS) $20,000 AcadianaMLS
• 2023-09-11 Pending — AcadianaMLS
• 2023-08-14 Price Changed $24,900 AcadianaMLS
• 2023-07-13 Listed $32,900 AcadianaMLS

Property tax history

-0.7%/yr

Latest (2025): $242 · +0.0% YoY. Source: county tax records.