359 Cheramie Rd · Port Barre, LA 70577

$90,000

3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 3 Days on market

1.00 ac 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 +29.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Appreciation +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Nestled in a peaceful country setting, this 3-bedroom, 2-bath home offers approximately 1,600 square feet of comfortable living space. The functional floor plan features spacious living areas, abundant natural light, and a layout designed for everyday living and entertaining. The kitchen provides ample cabinet and counter space, while the primary suite offers a private retreat at the end of the day. Outside, enjoy the open yard with plenty of room for outdoor activities, gardening, or simply taking in the quiet surroundings. Conveniently located in Port Barre with easy access to nearby amenities, this property combines the charm of country living with everyday convenience. Schedule your pri

Key facts

• Open yard
• Private retreat
• 1 acre lot

Tags

• SPACIOUS LIVING AREAS
• PRIVATE RETREAT
• OPEN YARD

Property features AI

Exterior

• Parking: Carport (2 covered spaces, total 2 parking spaces)
• Utilities: Septic tank
• Home design: Single family residence; Property listed as fixer
• Construction: Vinyl siding and frame construction; Metal roof
• Exterior features: Covered patio/porch; Paved road access; Acreage

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric stove; Microwave; Refrigerator
• Flooring: Laminate; Tile; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Double vanities; Standalone tub; Walk-in closets; Granite counters; Window treatments; Double-pane windows; One wood-burning fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 68/100 on livability (#85 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• St. Landry Parish (town): math 20% / reading 33% proficiency, ranked #54 of 98 in LA (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Port Barre Elementary School (math 47% / reading 42%, grade F, #176 of 646 statewide, top 29%, 447 students, 67% FRL); Port Barre Middle School (math 29% / reading 43%, grade F, #84 of 218 statewide, top 41%, 307 students, 64% FRL); Port Barre High School (math 37% / reading 42%, grade F, #80 of 265 statewide, top 32%, 417 students, 55% FRL).
• Zoned-school proficiency averages 40% at this address vs 26% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the St. Landry Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 28 active listings in the ZIP; 142 units permitted in St. Landry Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($622 loan paydown + $607 appreciation (0.7% local appreciation)).
• St. Landry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $90,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
3. 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.
4. 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.
5. 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: 1.23% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.14%
• DSCR: 1.67
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $54,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
636 Cheramie Rd	0.53mi	3/3.0	1,688 (+6%)	9mo	$58,000	$34	55

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

Projected returns pro-forma

0.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.81×
• Total profit: $20,484
• Equity at exit: $29,207

10-year hold

• IRR: 19.9%
• Equity multiple: 3.34×
• Total profit: $58,985
• Equity at exit: $37,667

Cash invested: $25,200 (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 70577

• Home prices YoY: 0.7%
• Active inventory: 28
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $318

Break-even live

Break-even rent $703

Max offer price $90,000

Occupancy floor 66%

Sensitivity live

Price	-10% $369	-5% $343	+0% $318	+5% $292	+10% $267
Rent	-10% $231	-5% $274	+0% $318	+5% $362	+10% $405
Rate	-1.0pp $363	-0.5pp $341	base $318	+0.5pp $295	+1.0pp $271

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $90,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $90,000 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: $553 · $46/mo
• Projected year-2 tax: $553 · $46/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 ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,269
• − Mortgage interest: −$5,041
• − Property taxes: −$553
• − Insurance: −$450
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$2,618
• Taxable income: $2,483
• Est. tax owed @ 24.0%: −$596
• After-tax cash flow: $3,220/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. Landry Parish
• NCES district ID: 2201560
• Math proficiency: 20% ▼ -43.00%
• Reading proficiency: 33% ▼ -35.00%
• Median HH income: $32,635
• Composite: 21.59/100
• National rank: #8303
• State rank: #54 of 98 in LA

Livability — Port Barre

• Score: 68/100
• State rank: #85
• US rank: #9518

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,808

Population outlook (St. Landry County) Hauer SSP2

• Today (2025): 83,114 people
• By 2030: 82,110 · -1.2%
• By 2040: 79,445 · -4.4%
• By 2050: 75,855 · -8.7%
• By 2075: 65,684 · -21.0%
• By 2100: 51,739 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 26% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Lithuanian 12% Italian 1%
• Foreign-born: 1%
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 1%

Political lean MEDSL · St. Landry

• 2024 margin: R (+18.8) · D 40.0% · R 58.9% · Other 1.1%
• 2008→2024 swing: -15.6pp toward R · 2008: -3.2pp · 2024: -18.8pp
• All cycles: 2024: R+18.8 2020: R+14.1 2016: R+11.9 2012: R+4.3 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.67%
• Current HPI: 99.4043
• 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

1 event — show timeline

• 2026-06-15 Listed $90,000 AcadianaMLS

Property tax history

-1.2%/yr

Latest (2025): $553 · +0.0% YoY. Source: county tax records.