77990 Wheelock Ln · Maringouin, LA 70757

$125,000

3 bd · 1.0 ba · 1,432 sqft · SingleFamily · 310 Days on market

10,018 sqft lot $87/sqft · 10% below area Est $139k · 10% under

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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 +21.2/30.0
• ARV discount +12.0/15.0
• DSCR +6.8/10.0
• Appreciation +5.0/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

2 HOMES FOR THE PRICE OF 1 - Investor Special! Don’t miss this unique opportunity! Two separate homes, each offering 3 bedrooms and 1 bathroom, sitting on a large lot with plenty of potential. Perfect for a rental portfolio, flip project, or multi-generational living. Both properties are fixer uppers, ready for your vision and updates. This is a rare chance to maximize your return—double the homes, double the possibilities! The listed measurements are for Home #1. Home #2 has 842 sq ft of living area. Being sold as is.

Key facts

• 0.23 acre lot
• Listed 310 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (4.5% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#163 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities 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.
• Zoned schools: North Iberville Elementary (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 285 students, 82% FRL); Plaquemine Senior High School (math 23% / reading 36%, grade F, #127 of 265 statewide, top 49%, 1,131 students, 66% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: 8 active listings in the ZIP; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• Iberville County population projected to shrink 6% 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($110k) 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.

Risks & watch-outs

• Climate carrying-cost: 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.21%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (median comp): $138,774
• List price: $125,000
• Delta: -9.93%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.3%
• Equity multiple: 1.76×
• Total profit: $26,542
• Equity at exit: $56,205

10-year hold

• IRR: 15.2%
• Equity multiple: 3.24×
• Total profit: $78,289
• Equity at exit: $86,619

Cash invested: $35,000 (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 70757

• Active inventory: 8
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$55 /mo · $655/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $181

Break-even live

Break-even rent $965

Max offer price $125,000

Occupancy floor 80%

Sensitivity live

Price	-10% $252	-5% $216	+0% $181	+5% $146	+10% $110
Rent	-10% $87	-5% $134	+0% $181	+5% $228	+10% $275
Rate	-1.0pp $244	-0.5pp $213	base $181	+0.5pp $149	+1.0pp $116

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $125,000 Active 310 DOM
2. 2026-06-18
   days on market $125,000 Active 307 DOM
3. 2026-06-17
   days on market $125,000 Active 306 DOM
4. 2026-06-16
   days on market $125,000 Active 305 DOM
5. 2026-06-15
   days on market $125,000 Active 304 DOM
6. 2026-06-14
   days on market $125,000 Active 302 DOM
7. 2026-06-13
   days on market $125,000 Active 301 DOM
8. 2026-06-10
   days on market $125,000 Active 299 DOM
9. 2026-06-09
   days on market $125,000 Active 298 DOM
10. 2026-06-08
    days on market $125,000 Active 297 DOM
11. 2026-06-07
    days on market $125,000 Active 296 DOM
12. 2026-06-03
    days on market $125,000 Active 292 DOM
13. 2026-06-02
    days on market $125,000 Active 291 DOM
14. 2026-06-01
    days on market $125,000 Active 290 DOM
15. 2026-05-31
    days on market $125,000 Active 289 DOM
16. 2026-05-31
    days on market $125,000 Active 288 DOM
17. 2025-08-08
    listed $125,000 Active 536-char remark

    Show marketing remark (525 chars)

    2 HOMES FOR THE PRICE OF 1 - Investor Special! Don't miss this unique opportunity! Two separate homes, each offering 3 bedrooms and 1 bathroom, sitting on a large lot with plenty of potential. Perfect for a rental portfolio, flip project, or multi-generational living. Both properties are fixer uppers, ready for your vision and updates. This is a rare chance to maximize your return--double the homes, double the possibilities! The listed measurements are for Home #1. Home #2 has 842 sq ft of living area. Being sold as is.

18. 2025-08-08
    listed $125,000 Active 525-char remark

    Show marketing remark (525 chars)

    2 HOMES FOR THE PRICE OF 1 - Investor Special! Don't miss this unique opportunity! Two separate homes, each offering 3 bedrooms and 1 bathroom, sitting on a large lot with plenty of potential. Perfect for a rental portfolio, flip project, or multi-generational living. Both properties are fixer uppers, ready for your vision and updates. This is a rare chance to maximize your return--double the homes, double the possibilities! The listed measurements are for Home #1. Home #2 has 842 sq ft of living area. Being sold as is.

ⓘ 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: $655 · $55/mo
• Projected year-2 tax: $688 · $57/mo
• Expected delta: +$33/yr (+$3/mo · 5.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $14,327
• − Mortgage interest: −$7,002
• − Property taxes: −$655
• − Insurance: −$625
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$3,636
• Taxable income: $116
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $2,144/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 — Maringouin

• Score: 64/100
• State rank: #163
• US rank: #13898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,204

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 0.64)
• Race & ethnicity: White 45% Black 40% Two or more races 13% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% 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: —
• Current HPI: —
• 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

+0.0% since first listed

2 events — show timeline

• 2025-08-08 Listed $125,000 AcadianaMLS
• 2025-08-08 Listed $125,000 GBRMLS

Property tax history

+0.0%/yr

Latest (2024): $655 · +0.0% YoY. Source: county tax records.