1325 Peterson St · Jennings, LA 70546

$110,000

4 bd · 2.0 ba · 2,700 sqft · SingleFamily · 102 Days on market

0.50 ac lot $41/sqft · 51% below area

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-built brick-on-slab home offers 4 bedrooms and 2 full baths with a comfortable layout designed for everyday living. The home features spacious bedrooms, a roomy kitchen with gas stovetop, convenient snack bar, and a separate dining room perfect for gatherings. Separate living room with foyer give the home more welcoming features. Enjoy the large backyard, complete with two additional buildings that offer endless possibilities. With a little renovation, these structures could be transformed into separate living quarters, guest space, workshop, hobby studio, or storage.A great opportunity for buyers looking for space, flexibility, and potential!

Key facts

• 0.5 acre lot
• 2 parking spots
• Listed 101 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 6.1% in Jennings — 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 61/100 on livability (#228 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, amenities F, commute F.
• Jefferson Davis Parish (town): math 30% / reading 42% proficiency, ranked #33 of 98 in LA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 120 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson Davis County population projected to shrink 8% 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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

• 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 $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.32% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.05%
• DSCR: 1.76
• GRM: 6.3

CMA / ARV

• ARV (median comp): $224,671
• List price: $110,000
• Delta: -51.04%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.3%
• Equity multiple: 1.33×
• Total profit: $10,038
• Equity at exit: $16,401

10-year hold

• IRR: 17.5%
• Equity multiple: 2.45×
• Total profit: $44,594
• Equity at exit: $9,511

Cash invested: $30,800 (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 70546

• Home prices YoY: -31.7%
• Active inventory: 120
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,452 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$87 /mo · $1,046/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $438

Break-even live

Break-even rent $899

Max offer price $110,000

Occupancy floor 65%

Sensitivity live

Price	-10% $500	-5% $469	+0% $438	+5% $406	+10% $375
Rent	-10% $323	-5% $380	+0% $438	+5% $495	+10% $552
Rate	-1.0pp $493	-0.5pp $466	base $438	+0.5pp $409	+1.0pp $380

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $110,000 Active 102 DOM
2. 2026-06-19
   days on market $110,000 Active 100 DOM
3. 2026-06-18
   days on market $110,000 Active 99 DOM
4. 2026-06-17
   days on market $110,000 Active 98 DOM
5. 2026-06-16
   days on market $110,000 Active 97 DOM
6. 2026-06-15
   days on market $110,000 Active 96 DOM
7. 2026-06-14
   days on market $110,000 Active 94 DOM
8. 2026-06-13
   days on market $110,000 Active 93 DOM
9. 2026-06-10
   days on market $110,000 Active 91 DOM
10. 2026-06-09
    days on market $110,000 Active 90 DOM
11. 2026-06-08
    days on market $110,000 Active 89 DOM
12. 2026-06-07
    days on market $110,000 Active 88 DOM
13. 2026-06-02
    days on market $110,000 Active 83 DOM
14. 2026-06-01
    days on market $110,000 Active 82 DOM
15. 2026-05-31
    days on market $110,000 Active 81 DOM
16. 2026-05-30
    days on market $110,000 Active 80 DOM
17. 2026-03-11
    listed $110,000 Active 661-char remark

    Show marketing remark (661 chars)

    This well-built brick-on-slab home offers 4 bedrooms and 2 full baths with a comfortable layout designed for everyday living. The home features spacious bedrooms, a roomy kitchen with gas stovetop, convenient snack bar, and a separate dining room perfect for gatherings. Separate living room with foyer give the home more welcoming features. Enjoy the large backyard, complete with two additional buildings that offer endless possibilities. With a little renovation, these structures could be transformed into separate living quarters, guest space, workshop, hobby studio, or storage.A great opportunity for buyers looking for space, flexibility, and potential!

18. 2024-05-21
    soldstatus $115,000
19. 2023-02-27
    soldstatus 636-char remark

    Show marketing remark (636 chars)

    Check out this large 3 bedroom/3.5 bath home situated on a corner lot in Jennings. This home has everything you need to make it home, it's just waiting on the finishing touches. There's a large den area with a closet that could be a 4th bedroom. Enjoys the holidays or family gatherings in the formal dining room or a quick breakfast in the kitchen. The master suite includes a gas fireplace, built in's for an office space and a huge walk in closet. The sale also includes a damaged home, studio apartment and tool shed. This is a great package deal. All measurements +/-. Property sold AS IS. No value given to the damaged properties.

20. 2022-08-25
    listed $85,000 636-char remark

    Show marketing remark (636 chars)

    Check out this large 3 bedroom/3.5 bath home situated on a corner lot in Jennings. This home has everything you need to make it home, it's just waiting on the finishing touches. There's a large den area with a closet that could be a 4th bedroom. Enjoys the holidays or family gatherings in the formal dining room or a quick breakfast in the kitchen. The master suite includes a gas fireplace, built in's for an office space and a huge walk in closet. The sale also includes a damaged home, studio apartment and tool shed. This is a great package deal. All measurements +/-. Property sold AS IS. No value given to the damaged properties.

ⓘ 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: $1,046 · $87/mo
• Projected year-2 tax: $1,046 · $87/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $17,430
• − Mortgage interest: −$6,162
• − Property taxes: −$1,046
• − Insurance: −$550
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$3,200
• Taxable income: $3,683
• Est. tax owed @ 24.0%: −$884
• After-tax cash flow: $4,367/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: Jefferson Davis Parish
• NCES district ID: 2200810
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 42% ▼ -33.00%
• Median HH income: $40,322
• Composite: 30.21/100
• National rank: #6302
• State rank: #33 of 98 in LA

Livability — Jennings

• Score: 61/100
• State rank: #228
• US rank: #17390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jennings, LA
• Population (ZIP): 15,821

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 31,015 people
• By 2030: 30,563 · -1.5%
• By 2040: 29,639 · -4.4%
• By 2050: 28,456 · -8.3%
• By 2075: 25,521 · -17.7%
• By 2100: 21,787 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Lithuanian 14% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 92% English-only · French/Haitian/Cajun 6% Spanish 2%

Political lean MEDSL · Jefferson Davis

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.3%
• 2008→2024 swing: -21.5pp toward R · 2008: -39.7pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+53.9 2012: R+47.6 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.56%
• Current HPI: 147.6391
• 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

+29.4% since first listed

4 events — show timeline

• 2026-03-11 Listed $110,000 AcadianaMLS
• 2024-05-21 Sold (Public Records) $115,000 Public Records
• 2023-02-27 Sold (MLS) — SWLAR
• 2022-08-25 Listed $85,000 SWLAR

Property tax history

+1.9%/yr

Latest (2025): $1,046 · +0.3% YoY. Source: county tax records.