160 N Pine St · Gramercy, LA 70052

$45,000

3 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 16 Days on market

Built 1953 0.26 ac lot ↓ 10% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1-bath home offers approximately 1,100 sq ft of living space, including a living room, dining area, and a versatile bonus room that could serve as an office or den. The property sits on a spacious lot, providing plenty of outdoor potential. The home is in need of repairs and updates but offers a great opportunity to bring your vision to life. This is a Fannie Mae HomePath property.

Key facts

• Living room
• Dining area
• Bonus room

Tags

• LIVING ROOM
• DINING AREA
• BONUS ROOM
• SPACIOUS LOT
• OUTDOOR POTENTIAL

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation; Shingle roof
• Construction: Built on a raised foundation
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 102 x 111

Interior

• Bathrooms: 1 full bathroom
• Interior features: Total of 6 rooms; Property reported in poor condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#32 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F.
• St. James Parish (town): math 31% / reading 41% proficiency, ranked #30 of 98 in LA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 20 active listings in the ZIP; 64 units permitted in St. James Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• St. James County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($44k) 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

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.47% ✓
• Cap rate: 21.22%
• Cash-on-cash: 53.29%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $170,560
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 N Pine St	0.03mi	2/1.0 (-1)	952 (-11%)	7mo	$115,000	$121	70
1377 2nd St	0.36mi	3/1.0	1,125 (+6%)	10mo	$190,000	$169	66
1442 2nd St	0.35mi	2/1.0 (-1)	1,011 (-5%)	10mo	$175,000	$173	62
1875 Hymel St	0.43mi	3/1.0	1,161 (+9%)	10mo	$186,000	$160	57
320 N Airline Ave	0.27mi	2/1.0 (-1)	1,165 (+9%)	18mo	$83,000	$71	52
2409 N Albert St	0.63mi	2/1.0 (-1)	1,000 (-6%)	14mo	$135,000	$135	43
310 N Millet Ave	0.35mi	3/1.5	1,225 (+15%)	19mo	$197,000	$161	41

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: 51.4%
• Equity multiple: 3.25×
• Total profit: $28,371
• Equity at exit: $6,710

10-year hold

• IRR: 56.7%
• Equity multiple: 6.61×
• Total profit: $70,689
• Equity at exit: $3,891

Cash invested: $12,600 (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 70052

• Home prices YoY: -26.3%
• Active inventory: 20
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$65 /mo · $782/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $560

Break-even live

Break-even rent $405

Max offer price $45,000

Occupancy floor 45%

Sensitivity live

Price	-10% $585	-5% $572	+0% $560	+5% $547	+10% $534
Rent	-10% $472	-5% $516	+0% $560	+5% $604	+10% $648
Rate	-1.0pp $582	-0.5pp $571	base $560	+0.5pp $548	+1.0pp $536

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-17
   status $45,000 Pending 16 DOM
2. 2026-06-17
   days on market $45,000 Active 16 DOM
3. 2026-06-16
   days on market $45,000 Active 15 DOM
4. 2026-06-15
   days on market $45,000 Active 14 DOM
5. 2026-06-14
   days on market $45,000 Active 12 DOM
6. 2026-06-13
   days on market $45,000 Active 11 DOM
7. 2026-06-10
   days on market $45,000 Active 9 DOM
8. 2026-06-09
   days on market $45,000 Active 8 DOM
9. 2026-06-08
   days on market $45,000 Active 7 DOM
10. 2026-06-07
    days on market $45,000 Active 6 DOM
11. 2026-06-05
    days on market $45,000 Active 3 DOM
12. 2026-06-02
    remarks 400-char remark
13. 2026-06-02
    listed $45,000 Active 1 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: $782 · $65/mo
• Projected year-2 tax: $782 · $65/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,360
• − Mortgage interest: −$2,521
• − Property taxes: −$782
• − Insurance: −$225
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$1,309
• Taxable income: $6,385
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $5,183/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. James Parish
• NCES district ID: 2201500
• Math proficiency: 31% ▼ -44.00%
• Reading proficiency: 41% ▼ -38.00%
• Median HH income: $51,020
• Composite: 31.24/100
• National rank: #6031
• State rank: #30 of 98 in LA

Livability — Gramercy

• Score: 73/100
• State rank: #32
• US rank: #5303

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gramercy, LA
• City population: 2,931
• Population (ZIP): 2,931

Population outlook (St. James County) Hauer SSP2

• Today (2025): 20,741 people
• By 2030: 20,140 · -2.9%
• By 2040: 18,560 · -10.5%
• By 2050: 16,673 · -19.6%
• By 2075: 12,535 · -39.6%
• By 2100: 8,610 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 31%
• Common ancestry: Lithuanian 11%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · St. James

• 2024 margin: Toss-up / Even · D 49.1% · R 50.1%
• 2008→2024 swing: -13.4pp toward R · 2008: 12.4pp · 2024: -0.9pp
• All cycles: 2024: R+0.9 2020: D+4.4 2016: D+8.0 2012: D+14.9 2008: D+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.00%
• Current HPI: 134.6668
• 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

-10.0% since first listed

3 events — show timeline

• 2026-06-01 Listed $45,000 AcadianaMLS
• 2026-06-01 Listed $45,000 GSREIN
• 2004-04-13 Sold (Public Records) $50,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $782 · +0.0% YoY. Source: county tax records.