24618 Pecan Place Dr · Plaquemine, LA 70764

$192,000

4 bd · 1.0 ba · 1,525 sqft · SingleFamily · 7 Days on market

Built 1965 9,583 sqft lot Est $192k · at est.

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Why this score? — see what drove the C- 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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a quiet dead-end street, this 4 bedroom home offers the perfect mix of comfort, functionality, and outdoor space -- all just minutes from shopping and everyday conveniences. Inside, you'll love the open living and dining areas, tile flooring, carpet in the primary bedroom, and a kitchen featuring stainless steel appliances and a convenient breakfast bar perfect for gathering with family and friends. The home also includes a utility room, inside storage, single-car garage, and a 2-car carport for extra parking and flexibility. Step outside to enjoy the covered patio, fully fenced backyard, and an impressive 30x30 shop with endless possibilities -- workshop, hobby space, entertaining area, or extra storage.

Key facts

• Utility room
• Covered patio
• Breakfast bar

Tags

• QUIET DEAD-END STREET
• OPEN LIVING AND DINING AREAS
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• UTILITY ROOM
• COVERED PATIO

Property features AI

Exterior

• Parking: 3 parking spaces; Garage; Carport; Covered parking; Concrete driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family detached residence; One story
• Construction: Vinyl siding and brick exterior; Shingle roof; Slab foundation; Built with level topography
• Exterior features: Covered patio; Privacy wood fence; Workshop; Shed(s)

Interior

• Kitchen: Gas cooktop; Range; Oven; Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Flooring: Tile; Carpet; Concrete; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units; Ceiling fans
• Interior features: Breakfast bar; Eat-in kitchen; High ceilings; See remarks
• Laundry & utility: Laundry room with inside washer and electric dryer hookups; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (5.6% below list).
• Recommended offer: $181k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 5.9% 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.
• Market conditions: 128 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• 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 $181,233 (5.6% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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: 0.94% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $192,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24618 Pecan Place Dr	0.00mi	4/1.0	1,525 (0%)	0mo	$192,000	$126	100
24619 Pecan Place Dr	0.03mi	4/2.0	1,350 (-12%)	6mo	$175,000	$130	70
59153 Laurel St	0.33mi	3/1.5 (-1)	1,425 (-7%)	11mo	$200,000	$140	57
59157 Maple St	0.30mi	3/1.5 (-1)	1,626 (+7%)	14mo	$199,999	$123	56
58980 Martin Luther King Blvd	0.73mi	4/2.0	1,472 (-4%)	2mo	$251,780	$171	55
59156 Maple St	0.32mi	3/1.5 (-1)	1,316 (-14%)	4mo	$200,000	$152	52
59148 Maple St	0.30mi	3/2.0 (-1)	1,752 (+15%)	7mo	$200,000	$114	46
58360 Bubba St	0.64mi	3/2.0 (-1)	1,634 (+7%)	5mo	$149,995	$92	45
58444 Bubba St	0.51mi	3/2.0 (-1)	1,675 (+10%)	10mo	$179,900	$107	43
24125 Marshall	0.70mi	3/2.0 (-1)	1,405 (-8%)	3mo	$170,000	$121	43
58320 Robertson St	0.72mi	3/2.0 (-1)	1,450 (-5%)	12mo	$199,000	$137	39
58430 Barrow St	0.58mi	3/2.0 (-1)	1,367 (-10%)	13mo	$65,000	$48	36

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: -6.6%
• Equity multiple: 0.75×
• Total profit: $-13,229
• Equity at exit: $28,628

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $11,282
• Equity at exit: $16,601

Cash invested: $53,760 (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 70764

• Home prices YoY: -20.1%
• Active inventory: 128
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,812 medium
• Mortgage (P&I): −$1,007
• Tax from tax record: −$63 /mo · $754/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $282

Break-even live

Break-even rent $1,455

Max offer price $192,000

Occupancy floor 79%

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: $48,000
• Closing costs: $5,760
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24280 Cliftmere Ave Plaquemine, LA	3.0	2.0	1685	$1,900	$1.13	19d	1	0.79mi
24280 Cliftmere Ave Plaquemine, LA	3.0	2.0	1685	$1,900	$1.13	44d	1	0.79mi
23515 Marshall St Plaquemine, LA	4.0	2.0	1318	$1,550	$1.18	43d	1	1.13mi

Listing history 2 events

1. 2026-05-16
   listed $192,000 Active

   Show marketing remark (729 chars)

   Tucked away on a quiet dead-end street, this 4 bedroom home offers the perfect mix of comfort, functionality, and outdoor space -- all just minutes from shopping and everyday conveniences. Inside, you'll love the open living and dining areas, tile flooring, carpet in the primary bedroom, and a kitchen featuring stainless steel appliances and a convenient breakfast bar perfect for gathering with family and friends. The home also includes a utility room, inside storage, single-car garage, and a 2-car carport for extra parking and flexibility. Step outside to enjoy the covered patio, fully fenced backyard, and an impressive 30x30 shop with endless possibilities -- workshop, hobby space, entertaining area, or extra storage.

2. 2026-05-16
   listed $192,000 Active 729-char remark

   Show marketing remark (729 chars)

   Tucked away on a quiet dead-end street, this 4 bedroom home offers the perfect mix of comfort, functionality, and outdoor space -- all just minutes from shopping and everyday conveniences. Inside, you'll love the open living and dining areas, tile flooring, carpet in the primary bedroom, and a kitchen featuring stainless steel appliances and a convenient breakfast bar perfect for gathering with family and friends. The home also includes a utility room, inside storage, single-car garage, and a 2-car carport for extra parking and flexibility. Step outside to enjoy the covered patio, fully fenced backyard, and an impressive 30x30 shop with endless possibilities -- workshop, hobby space, entertaining area, or extra storage.

ⓘ 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: $754 · $63/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$302/yr (+$25/mo · 40.1%)

ⓘ 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 · 21 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: $21,748
• − Mortgage interest: −$10,755
• − Property taxes: −$754
• − Insurance: −$960
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$5,585
• Taxable income: $214
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $3,333/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: 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

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

• Population (ZIP): 15,046

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%

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%

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

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

+0.0% since first listed

2 events — show timeline

• 2026-05-16 Listed $192,000 AcadianaMLS
• 2026-05-16 Listed $192,000 GBRMLS

Property tax history

-0.0%/yr

Latest (2024): $754 · -0.2% YoY. Source: county tax records.