302 Convent St · Labadieville, LA 70372

$115,000

3 bd · 2.0 ba · 1,655 sqft · SingleFamily · 41 Days on market

Built 1943 9,147 sqft 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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investment opportunity with updates already started! 3 bedrooms, 2 bathrooms, flex space, storage space, and a utility room situated on a deep lot - you've got great potential for a rental, flip, or long-term hold for your portfolio! Enjoy a quiet street and walkable distance to the local branch of the library. The property features a functional layout with versatile extra space perfect for a home office, playroom, or guest area. Great opportunity to customize and capitalize on a property with strong upside potential!

Key facts

• Quiet street
• Utility room
• Deep lot

Tags

• STORAGE SPACE
• UTILITY ROOM
• DEEP LOT
• QUIET STREET
• FUNCTIONAL LAYOUT
• HOME OFFICE

Property features AI

Exterior

• Parking: Covered parking for 2 vehicles
• Security: Smoke detectors
• Utilities: Septic tank
• Home design: Single-story detached single-family residence; Residential property
• Construction: Wood siding and frame construction; Metal roof
• Exterior features: Front porch; Chain-link fencing

Interior

• Flooring: Tile; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Tile and ceramic tile flooring; Fireplace (other type)
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#156 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, employment B; Watch: schools C-, amenities F, commute F.
• Assumption Parish (other): math 30% / reading 35% proficiency, ranked #39 of 98 in LA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP; 30 units permitted in Assumption Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($795 loan paydown + $5k appreciation (4.3% local appreciation)).
• Assumption County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.86%
• DSCR: 1.71
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $231,700
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Brule Rd	0.43mi	2/1.5 (-1)	1,540 (-7%)	10mo	$215,000	$140	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.53×
• Total profit: $49,225
• Equity at exit: $60,530

10-year hold

• IRR: 24.8%
• Equity multiple: 4.96×
• Total profit: $127,568
• Equity at exit: $100,818

Cash invested: $32,200 (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 70372

• Home prices YoY: 3.1%
• Active inventory: 16
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $426

Break-even live

Break-even rent $903

Max offer price $115,000

Occupancy floor 65%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $115,000 Active 41 DOM
2. 2026-06-18
   days on market $115,000 Active 40 DOM
3. 2026-06-17
   days on market $115,000 Active 39 DOM
4. 2026-06-16
   days on market $115,000 Active 38 DOM
5. 2026-06-15
   days on market $115,000 Active 37 DOM
6. 2026-06-14
   days on market $115,000 Active 35 DOM
7. 2026-06-13
   days on market $115,000 Active 34 DOM
8. 2026-06-10
   days on market $115,000 Active 32 DOM
9. 2026-06-09
   days on market $115,000 Active 31 DOM
10. 2026-06-08
    days on market $115,000 Active 30 DOM
11. 2026-06-07
    days on market $115,000 Active 29 DOM
12. 2026-06-03
    days on market $115,000 Active 25 DOM
13. 2026-06-02
    days on market $115,000 Active 24 DOM
14. 2026-06-01
    days on market $115,000 Active 23 DOM
15. 2026-05-31
    days on market $115,000 Active 22 DOM
16. 2026-05-30
    days on market $115,000 Active 21 DOM
17. 2026-05-09
    listed $115,000 Active

    Show marketing remark (523 chars)

    Investment opportunity with updates already started! 3 bedrooms, 2 bathrooms, flex space, storage space, and a utility room situated on a deep lot - you've got great potential for a rental, flip, or long-term hold for your portfolio! Enjoy a quiet street and walkable distance to the local branch of the library. The property features a functional layout with versatile extra space perfect for a home office, playroom, or guest area. Great opportunity to customize and capitalize on a property with strong upside potential!

18. 2026-05-09
    listed $115,000 Active 523-char remark

    Show marketing remark (523 chars)

    Investment opportunity with updates already started! 3 bedrooms, 2 bathrooms, flex space, storage space, and a utility room situated on a deep lot - you've got great potential for a rental, flip, or long-term hold for your portfolio! Enjoy a quiet street and walkable distance to the local branch of the library. The property features a functional layout with versatile extra space perfect for a home office, playroom, or guest area. Great opportunity to customize and capitalize on a property with strong upside potential!

19. 2023-12-14
    soldstatus Sold 248-char remark

    Show marketing remark (248 chars)

    Situated in the heart of Labadieville, this home features 1668 sqft of living area and is currently configured as a 2 bed 1 bath home. This home would be great to add into your rental portfolio or as a fix and flip. Call today for more information.

20. 2023-11-28
    status Pending 248-char remark

    Show marketing remark (248 chars)

    Situated in the heart of Labadieville, this home features 1668 sqft of living area and is currently configured as a 2 bed 1 bath home. This home would be great to add into your rental portfolio or as a fix and flip. Call today for more information.

21. 2023-11-27
    price $19,900 248-char remark

    Show marketing remark (248 chars)

    Situated in the heart of Labadieville, this home features 1668 sqft of living area and is currently configured as a 2 bed 1 bath home. This home would be great to add into your rental portfolio or as a fix and flip. Call today for more information.

22. 2023-11-01
    listed $29,900 Active 248-char remark

    Show marketing remark (248 chars)

    Situated in the heart of Labadieville, this home features 1668 sqft of living area and is currently configured as a 2 bed 1 bath home. This home would be great to add into your rental portfolio or as a fix and flip. Call today for more information.

23. 2023-11-01
    listed $19,900

    Show marketing remark (248 chars)

    Situated in the heart of Labadieville, this home features 1668 sqft of living area and is currently configured as a 2 bed 1 bath home. This home would be great to add into your rental portfolio or as a fix and flip. Call today for more information.

ⓘ 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: $749 · $62/mo
• Projected year-2 tax: $749 · $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 6/10 Major FEMA zone X · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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: $17,301
• − Mortgage interest: −$6,442
• − Property taxes: −$749
• − Insurance: −$575
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$3,345
• Taxable income: $3,422
• Est. tax owed @ 24.0%: −$821
• After-tax cash flow: $4,286/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: Assumption Parish
• NCES district ID: 2200120
• Math proficiency: 30% ▼ -34.00%
• Reading proficiency: 35% ▼ -35.00%
• Median HH income: $45,552
• Composite: 27.84/100
• National rank: #6882
• State rank: #39 of 98 in LA

Livability — Labadieville

• Score: 65/100
• State rank: #156
• US rank: #13333

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Labadieville, LA
• Population (ZIP): 1,846

Population outlook (Assumption County) Hauer SSP2

• Today (2025): 22,270 people
• By 2030: 21,696 · -2.6%
• By 2040: 20,325 · -8.7%
• By 2050: 18,921 · -15.0%
• By 2075: 16,597 · -25.5%
• By 2100: 15,429 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 11% Two or more races 8% Hispanic / Latino 6%
• Common ancestry: Lithuanian 22%
• Foreign-born: 7%
• Languages at home: 89% English-only · Spanish 6% Arabic 5% French/Haitian/Cajun 1%

Political lean MEDSL · Assumption

• 2024 margin: Solid R (+35.6) · D 31.6% · R 67.2% · Other 1.3%
• 2008→2024 swing: -24.4pp toward R · 2008: -11.2pp · 2024: -35.6pp
• All cycles: 2024: R+35.6 2020: R+30.6 2016: R+25.5 2012: R+12.1 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.33%
• Current HPI: 143.2606
• 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

+284.6% since first listed

7 events — show timeline

• 2026-05-09 Listed $115,000 AcadianaMLS
• 2026-05-09 Listed $115,000 GBRMLS
• 2023-12-14 Sold (MLS) — GBRMLS
• 2023-11-28 Pending — GBRMLS
• 2023-11-27 Price Changed $19,900 GBRMLS
• 2023-11-01 Listed $19,900 AcadianaMLS
• 2023-11-01 Listed $29,900 GBRMLS

Property tax history

+0.6%/yr

Latest (2024): $749 · +213817.1% YoY. Source: county tax records.