58380 Canal St · Plaquemine, LA 70764

$178,000

4 bd · 2.0 ba · 1,861 sqft · SingleFamily · 200 Days on market

Built 1950 9,147 sqft lot $96/sqft · 14% below area Est $208k · 14% under ↓ 4% since listing

---

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 +23.5/30.0
• ARV discount +13.9/15.0
• DSCR +7.6/10.0
• 1% rule +4.8/10.0
• 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

Welcome to this warm and inviting 4 bedroom, 2 bath home offering classic character and a peaceful setting right in the heart of town. Situated on a spacious lot, this property blends comfort, convenience, and timeless charm. Step inside to find beautiful wood flooring, large picture windows that bring in natural light, and a layout with plenty of room for everyone. The kitchen features vintage charm and tons of cabinet/storage space. A brand-new roof gives peace of mind and long-term value. Located just minutes from Belleview shopping and dining, this home offers the ease of nearby amenities while maintaining a quiet, residential feel.

Key facts

• Wood flooring
• Brand new roof
• 9,147 sq ft lot

Tags

• WOOD FLOORING
• LARGE PICTURE WINDOWS
• CABINET STORAGE SPACE
• BRAND NEW ROOF
• MINUTES FROM SHOPPING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/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 $174k (2.1% below list).
• Recommended offer: $157k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 45d 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 $5k 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

• It's been on market 200 days — a 12% lower offer ($157k) 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $156,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 8.5

CMA / ARV

• ARV (median comp): $207,755
• List price: $178,000
• Delta: -14.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24425 Marshall St	0.06mi	3/2.5 (-1)	1,875 (+1%)	14mo	$260,000	$139	78
24210 Marshall St	0.10mi	3/2.0 (-1)	1,810 (-3%)	15mo	$264,000	$146	73
58360 Bubba St	0.06mi	3/2.0 (-1)	1,634 (-12%)	5mo	$149,995	$92	68
58444 Bubba St	0.14mi	3/2.0 (-1)	1,675 (-10%)	10mo	$179,900	$107	64
58079 Fort St. Plaquemine	0.44mi	3/2.0 (-1)	1,837 (-1%)	12mo	$235,000	$128	63
58365 Fort St	0.19mi	3/2.0 (-1)	1,712 (-8%)	19mo	$229,000	$134	57
58380 Anthony St	0.72mi	3/2.5 (-1)	1,866 (+0%)	4mo	$125,000	$67	56
58635 Delacroix Ave	0.30mi	4/2.0	1,995 (+7%)	23mo	$219,000	$110	55
58345 Elm St	0.28mi	3/1.0 (-1)	1,616 (-13%)	7mo	$215,000	$133	50
58105 Chinn St	0.37mi	3/2.0 (-1)	1,777 (-4%)	24mo	$190,000	$107	50
58060 Chinn St	0.42mi	3/2.0 (-1)	2,140 (+15%)	12mo	$282,000	$132	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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-7,772
• Equity at exit: $26,540

10-year hold

• IRR: 5.5%
• Equity multiple: 1.40×
• Total profit: $20,122
• Equity at exit: $15,390

Cash invested: $49,840 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,743 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $332

Break-even live

Break-even rent $1,323

Max offer price $178,000

Occupancy floor 76%

Sensitivity live

Price	-10% $433	-5% $383	+0% $332	+5% $282	+10% $231
Rent	-10% $195	-5% $263	+0% $332	+5% $401	+10% $470
Rate	-1.0pp $422	-0.5pp $377	base $332	+0.5pp $286	+1.0pp $239

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23515 Marshall St Plaquemine, LA	4.0	2.0	1318	$1,550	$1.18	44d	1	0.62mi
24280 Cliftmere Ave Plaquemine, LA	3.0	2.0	1685	$1,900	$1.13	20d	1	1.29mi
24280 Cliftmere Ave Plaquemine, LA	3.0	2.0	1685	$1,900	$1.13	45d	1	1.29mi

Listing history 21 events

1. 2026-06-18
   status $178,000 Pending 200 DOM
2. 2026-06-17
   days on market $178,000 Active 200 DOM
3. 2026-06-16
   days on market $178,000 Active 199 DOM
4. 2026-06-15
   days on market $178,000 Active 198 DOM
5. 2026-06-14
   days on market $178,000 Active 196 DOM
6. 2026-06-13
   days on market $178,000 Active 195 DOM
7. 2026-06-10
   days on market $178,000 Active 193 DOM
8. 2026-06-09
   days on market $178,000 Active 192 DOM
9. 2026-06-08
   days on market $178,000 Active 191 DOM
10. 2026-06-07
    days on market $178,000 Active 190 DOM
11. 2026-06-03
    days on market $178,000 Active 186 DOM
12. 2026-06-02
    days on market $178,000 Active 185 DOM
13. 2026-06-01
    days on market $178,000 Active 184 DOM
14. 2026-05-31
    days on market $178,000 Active 183 DOM
15. 2026-05-31
    days on market $178,000 Active 182 DOM
16. 2026-04-15
    price $178,000 644-char remark

    Show marketing remark (644 chars)

    Welcome to this warm and inviting 4 bedroom, 2 bath home offering classic character and a peaceful setting right in the heart of town. Situated on a spacious lot, this property blends comfort, convenience, and timeless charm. Step inside to find beautiful wood flooring, large picture windows that bring in natural light, and a layout with plenty of room for everyone. The kitchen features vintage charm and tons of cabinet/storage space. A brand-new roof gives peace of mind and long-term value. Located just minutes from Belleview shopping and dining, this home offers the ease of nearby amenities while maintaining a quiet, residential feel.

17. 2026-04-15
    price $178,000 644-char remark

    Show marketing remark (644 chars)

    Welcome to this warm and inviting 4 bedroom, 2 bath home offering classic character and a peaceful setting right in the heart of town. Situated on a spacious lot, this property blends comfort, convenience, and timeless charm. Step inside to find beautiful wood flooring, large picture windows that bring in natural light, and a layout with plenty of room for everyone. The kitchen features vintage charm and tons of cabinet/storage space. A brand-new roof gives peace of mind and long-term value. Located just minutes from Belleview shopping and dining, this home offers the ease of nearby amenities while maintaining a quiet, residential feel.

18. 2026-03-03
    price $181,000 644-char remark

    Show marketing remark (644 chars)

    Welcome to this warm and inviting 4 bedroom, 2 bath home offering classic character and a peaceful setting right in the heart of town. Situated on a spacious lot, this property blends comfort, convenience, and timeless charm. Step inside to find beautiful wood flooring, large picture windows that bring in natural light, and a layout with plenty of room for everyone. The kitchen features vintage charm and tons of cabinet/storage space. A brand-new roof gives peace of mind and long-term value. Located just minutes from Belleview shopping and dining, this home offers the ease of nearby amenities while maintaining a quiet, residential feel.

19. 2026-03-03
    price $181,000 644-char remark

    Show marketing remark (644 chars)

    Welcome to this warm and inviting 4 bedroom, 2 bath home offering classic character and a peaceful setting right in the heart of town. Situated on a spacious lot, this property blends comfort, convenience, and timeless charm. Step inside to find beautiful wood flooring, large picture windows that bring in natural light, and a layout with plenty of room for everyone. The kitchen features vintage charm and tons of cabinet/storage space. A brand-new roof gives peace of mind and long-term value. Located just minutes from Belleview shopping and dining, this home offers the ease of nearby amenities while maintaining a quiet, residential feel.

20. 2025-11-29
    listed $185,000 Active 644-char remark

    Show marketing remark (644 chars)

    Welcome to this warm and inviting 4 bedroom, 2 bath home offering classic character and a peaceful setting right in the heart of town. Situated on a spacious lot, this property blends comfort, convenience, and timeless charm. Step inside to find beautiful wood flooring, large picture windows that bring in natural light, and a layout with plenty of room for everyone. The kitchen features vintage charm and tons of cabinet/storage space. A brand-new roof gives peace of mind and long-term value. Located just minutes from Belleview shopping and dining, this home offers the ease of nearby amenities while maintaining a quiet, residential feel.

21. 2025-11-29
    listed $185,000 Active 644-char remark

    Show marketing remark (644 chars)

    Welcome to this warm and inviting 4 bedroom, 2 bath home offering classic character and a peaceful setting right in the heart of town. Situated on a spacious lot, this property blends comfort, convenience, and timeless charm. Step inside to find beautiful wood flooring, large picture windows that bring in natural light, and a layout with plenty of room for everyone. The kitchen features vintage charm and tons of cabinet/storage space. A brand-new roof gives peace of mind and long-term value. Located just minutes from Belleview shopping and dining, this home offers the ease of nearby amenities while maintaining a quiet, residential feel.

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $979 · $82/mo
• Expected delta: +$533/yr (+$44/mo · 119.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 67% 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: $20,916
• − Mortgage interest: −$9,971
• − Property taxes: −$446
• − Insurance: −$890
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − Depreciation: −$5,178
• Taxable income: $1,085
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $3,726/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

• Census place: Plaquemine, LA
• 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

-3.8% since first listed

6 events — show timeline

• 2026-04-15 Price Changed $178,000 AcadianaMLS
• 2026-04-15 Price Changed $178,000 GBRMLS
• 2026-03-03 Price Changed $181,000 AcadianaMLS
• 2026-03-03 Price Changed $181,000 GBRMLS
• 2025-11-29 Listed $185,000 GBRMLS
• 2025-11-29 Listed $185,000 AcadianaMLS

Property tax history

+0.0%/yr

Latest (2024): $446 · -0.3% YoY. Source: county tax records.