58700 Delacroix Ave · Plaquemine, LA 70764

$144,500

4 bd · 3.5 ba · 3,138 sqft · SingleFamily · 418 Days on market

Built 1975 Fair condition 0.38 ac lot $46/sqft · 47% below area Est $272k · 47% under ↓ 25% 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing house with loads of character! This home has plenty of space with 4 bedrooms plus an office/den that can also be used as a 5th bedroom, 3 baths and additional half bath in the garage, and a huge living room with a cozy fireplace, built in storage, and vaulted ceilings. 2 garages lends additional storage space and parking! This house has so much potential with an ideal location. Vacant and easy to show.

Key facts

• 0.38 acre lot
• Garage
• Built 1975

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $144k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $127k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 5.4% in Plaquemine — 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 (#238 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute 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: Iberville Elementary School (math 25% / reading 35%, grade F, #328 of 646 statewide, top 51%, 964 students, 74% FRL); Plaquemine Senior High School (math 23% / reading 36%, grade F, #127 of 265 statewide, top 49%, 1,131 students, 66% FRL).
• Market conditions: 157 active listings in the ZIP; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $999 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• 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 $40k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 418 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $20k (12%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 418 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.26% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.23%
• DSCR: 1.63
• GRM: 6.6

CMA / ARV

• ARV (median comp): $271,593
• List price: $144,500
• Delta: -46.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59270 Island Dr	0.66mi	4/3.5	3,083 (-2%)	1mo	$499,000	$162	66
24685 Edmund Dr	0.69mi	4/2.5	3,050 (-3%)	5mo	$329,900	$108	55
58870 April Ln	0.58mi	4/3.0	2,696 (-14%)	6mo	$380,000	$141	42
23945 Doris Dr	0.64mi	4/2.5	2,715 (-14%)	11mo	$460,000	$169	34
24670 Edmund Dr	0.68mi	4/4.0	3,546 (+13%)	13mo	$425,000	$120	34

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

Projected returns pro-forma

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

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $7,138
• Equity at exit: $21,545

10-year hold

• IRR: 14.0%
• Equity multiple: 2.13×
• Total profit: $45,567
• Equity at exit: $12,494

Cash invested: $40,460 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 3 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $374,998 ($141/sqft)
• Median days on market: 64 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -38.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70764

• Home prices YoY: -20.1%
• Active inventory: 157
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,821 medium
• Mortgage (P&I): −$758
• Tax from tax record: −$141 /mo · $1,695/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $480

Break-even live

Break-even rent $1,214

Max offer price $144,500

Occupancy floor 69%

Sensitivity live

Price	-10% $561	-5% $521	+0% $480	+5% $439	+10% $398
Rent	-10% $336	-5% $408	+0% $480	+5% $552	+10% $624
Rate	-1.0pp $552	-0.5pp $516	base $480	+0.5pp $442	+1.0pp $404

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: $36,125
• Closing costs: $4,335
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $144,500 Active 418 DOM
2. 2026-08-07
   days on market $144,500 Active 417 DOM
3. 2026-08-06
   days on market $144,500 Active 416 DOM
4. 2026-08-05
   days on market $144,500 Active 415 DOM
5. 2026-08-04
   days on market $144,500 Active 414 DOM
6. 2026-08-03
   days on market $144,500 Active 413 DOM
7. 2026-07-31
   days on market $144,500 Active 410 DOM
8. 2026-07-30
   days on market $144,500 Active 409 DOM
9. 2026-07-29
   days on market $144,500 Active 408 DOM
10. 2026-07-27
    days on market $144,500 Active 406 DOM
11. 2026-07-25
    days on market $144,500 Active 404 DOM
12. 2026-07-24
    days on market $144,500 Active 403 DOM
13. 2026-07-23
    days on market $144,500 Active 402 DOM
14. 2026-07-22
    days on market $144,500 Active 401 DOM
15. 2026-07-21
    days on market $144,500 Active 400 DOM
16. 2026-07-18
    days on market $144,500 Active 397 DOM
17. 2026-07-16
    days on market $144,500 Active 395 DOM
18. 2026-07-16
    days on market $144,500 Active 394 DOM
19. 2026-07-14
    days on market $144,500 Active 393 DOM
20. 2026-07-14
    days on market $144,500 Active 392 DOM
21. 2026-07-12
    days on market $144,500 Active 391 DOM
22. 2026-07-11
    days on market $144,500 Active 390 DOM
23. 2026-07-10
    days on market $144,500 Active 389 DOM
24. 2026-07-09
    days on market $144,500 Active 388 DOM
25. 2026-07-07
    days on market $144,500 Active 386 DOM
26. 2026-07-06
    days on market $144,500 Active 385 DOM
27. 2026-07-05
    days on market $144,500 Active 384 DOM
28. 2026-07-04
    days on market $144,500 Active 383 DOM
29. 2026-07-03
    days on market $144,500 Active 382 DOM
30. 2026-06-30
    days on market $144,500 Active 381 DOM
31. 2026-06-29
    days on market $144,500 Active 380 DOM
32. 2026-06-28
    days on market $144,500 Active 379 DOM
33. 2026-06-28
    days on market $144,500 Active 378 DOM
34. 2026-06-27
    days on market $144,500 Active 377 DOM
35. 2026-06-25
    days on market $144,500 Active 375 DOM
36. 2026-06-23
    days on market $144,500 Active 373 DOM
37. 2026-06-21
    days on market $144,500 Active 372 DOM
38. 2026-06-18
    days on market $144,500 Active 369 DOM
39. 2026-06-17
    days on market $144,500 Active 368 DOM
40. 2026-06-16
    days on market $144,500 Active 367 DOM
41. 2026-06-15
    days on market $144,500 Active 366 DOM
42. 2026-06-14
    days on market $144,500 Active 364 DOM
43. 2026-06-13
    days on market $144,500 Active 363 DOM
44. 2026-06-10
    days on market $144,500 Active 361 DOM
45. 2026-06-09
    days on market $144,500 Active 360 DOM
46. 2026-06-08
    days on market $144,500 Active 359 DOM
47. 2026-06-07
    days on market $144,500 Active 358 DOM
48. 2026-06-03
    days on market $144,500 Active 354 DOM
49. 2026-06-02
    days on market $144,500 Active 353 DOM
50. 2026-06-01
    days on market $144,500 Active 352 DOM

ⓘ 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: $1,695 · $141/mo
• Projected year-2 tax: $1,695 · $141/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,857
• − Mortgage interest: −$8,094
• − Property taxes: −$1,695
• − Insurance: −$722
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$4,204
• Taxable income: $3,644
• Est. tax owed @ 24.0%: −$875
• After-tax cash flow: $4,881/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab Est. rehab $78,450–$141,210 screening

This home requires significant repairs and updates to its roof, exterior siding, flooring, and bathrooms. These improvements will significantly increase its value for both resale and rental.

Components & finishes AI

Roof asphalt shingle · good Flooring carpet

Deferred maintenance Est. $500–$2,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.

Repairs flagged

• Major roof — The roof appears to be in poor condition and may require replacement.
• Moderate exterior siding — The exterior siding shows signs of wear and tear and may require repainting or replacement.
• Major flooring — The flooring in the interior appears to be in poor condition and may require replacement.
• Major bathrooms — The bathrooms appear to be in poor condition and may require updates to fixtures and plumbing.

Value-add opportunities

• Both update roof — A new roof will improve the home's appearance and increase its value for both resale and rental. ↑
• Both update exterior siding — Repainting or replacing the exterior siding will improve the home's curb appeal and increase its value for both resale and rental. ↑
• Both update flooring — Replacing the flooring will improve the home's appearance and increase its value for both resale and rental. ↑
• Both update bathrooms — Updating the bathrooms with new fixtures and plumbing will improve the home's functionality and increase its value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Iberville Elementary School F LA #328/646 Nat'l #26,438/41,679 High Plaquemine Senior High School F LA #127/265 Nat'l #11,215/17,239

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

C Composite livability gradescore 61/100

Livability — Plaquemine

• Score: 61/100
• State rank: #238
• US rank: #18111

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plaquemine, LA
• County: Iberville · 33,056 people
• Metro: Baton Rouge, LA
• Population (ZIP): 15,046
• Household income: $64,518
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 50% Black 39% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 13% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

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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: ▼ -45.08%
• Current HPI: 178.9188
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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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

-24.7% since first listed

23 events — show timeline

• 2026-04-13 Relisted — AcadianaMLS
• 2026-04-13 Relisted — GSREIN
• 2026-04-06 Pending — GSREIN
• 2026-04-06 Pending — AcadianaMLS
• 2026-03-23 Relisted — AcadianaMLS
• 2026-03-23 Relisted — GSREIN
• 2026-03-02 Pending — AcadianaMLS
• 2026-03-02 Contingent — GSREIN
• 2026-02-02 Price Changed $149,900 AcadianaMLS
• 2026-02-02 Price Changed $149,900 GSREIN
• 2025-12-04 Relisted — GSREIN
• 2025-11-14 Contingent — GSREIN
• 2025-10-20 Price Changed $159,000 AcadianaMLS
• 2025-10-20 Price Changed $159,000 GSREIN
• 2025-09-22 Price Changed $164,900 AcadianaMLS
• 2025-09-22 Price Changed $164,900 GSREIN
• 2025-08-25 Price Changed $174,900 AcadianaMLS
• 2025-08-25 Price Changed $174,900 GSREIN
• 2025-07-21 Price Changed $184,900 AcadianaMLS
• 2025-07-21 Price Changed $184,900 GSREIN
• 2025-06-05 Listed $164,900 AcadianaMLS
• 2025-06-05 Listed $199,000 GSREIN
• 2025-06-05 Listed $199,000 AcadianaMLS

Property tax history

+1.2%/yr

Latest (2024): $1,695 · +13.4% YoY. Source: county tax records.