11163 Hwy 22 · French Settlement, LA 70774

$175,000

3 bd · 2.0 ba · 1,821 sqft · SingleFamily · 72 Days on market

Built 1990 1.36 ac lot $96/sqft · 40% below area Est $290k · 40% under

---

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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• Schools +4.7/10.0
• 1% rule +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on 1.36 acres in St. Amant, this 3 bedroom, 2 bath home offers 1,821 living square feet, a 2-car carport, and a layout with generous living, dining, and kitchen space. The property features no carpet, a large laundry room, a spacious kitchen with island, a fireplace, and a covered back patio overlooking the large yard with 310 feet running along Sevario Canal. The 25x23 detached shop adds flexible space for storage, hobbies, or projects. Updates include a new water well, windows, and new outside AC in 2016 and paid-off solar panels. The home does need TLC, and the price reflects that opportunity.

Key facts

• New water well
• Detached shop
• Large laundry room

Tags

• LARGE LAUNDRY ROOM
• SPACIOUS KITCHEN WITH ISLAND
• COVERED BACK PATIO
• DETACHED SHOP
• NEW WATER WELL
• PAID-OFF SOLAR PANELS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (5.0% below list).
• Recommended offer: $132k (24.3% below list) — sets the bar for cash-flow.
• Cap rate 7.6% vs local median 3.2% in French Settlement — 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 58/100 on livability (#293 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, schools A-, housing A-; Watch: employment C-, crime D+, amenities F.
• Ascension Parish (suburban): math 48% / reading 58% proficiency, ranked #7 of 98 in LA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 127 active listings in the ZIP; 579 units permitted in Ascension 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.
• Ascension County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $132,420 (24.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
7. Crime grade is D 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.95% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 8.8

CMA / ARV

• ARV (median comp): $290,059
• List price: $175,000
• Delta: -39.67%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10437 Rogers B Rd	0.58mi	2/2.0 (-1)	1,688 (-7%)	3mo	$265,000	$157	54
10439 Rogers C Rd	0.51mi	3/2.0	2,023 (+11%)	13mo	$350,000	$173	47

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: -26.2%
• Equity multiple: 0.11×
• Total profit: $-43,472
• Equity at exit: $26,093

10-year hold

• IRR: -22.6%
• Equity multiple: -0.16×
• Total profit: $-56,657
• Equity at exit: $15,131

Cash invested: $49,000 (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 70774

• Active inventory: 127
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,663 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$138 /mo · $1,654/yr
• Insurance: −$73
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-241

Break-even live

Break-even rent $1,968

Max offer price $132,420

Occupancy floor —

Sensitivity live

Price	-10% $-142	-5% $-192	+0% $-241	+5% $-291	+10% $-340
Rent	-10% $-372	-5% $-307	+0% $-241	+5% $-175	+10% $-110
Rate	-1.0pp $-153	-0.5pp $-197	base $-241	+0.5pp $-286	+1.0pp $-333

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   price $175,000 Active 72 DOM
2. 2026-06-18
   days on market $190,000 Active 72 DOM
3. 2026-06-17
   days on market $190,000 Active 71 DOM
4. 2026-06-16
   days on market $190,000 Active 70 DOM
5. 2026-06-15
   days on market $190,000 Active 69 DOM
6. 2026-06-14
   days on market $190,000 Active 67 DOM
7. 2026-06-10
   days on market $190,000 Active 64 DOM
8. 2026-06-09
   days on market $190,000 Active 63 DOM
9. 2026-06-08
   days on market $190,000 Active 62 DOM
10. 2026-06-07
    days on market $190,000 Active 61 DOM
11. 2026-06-05
    pricedays on market $190,000 Active 58 DOM
12. 2026-06-03
    days on market $200,000 Active 57 DOM
13. 2026-06-02
    days on market $200,000 Active 56 DOM
14. 2026-06-01
    days on market $200,000 Active 55 DOM
15. 2026-05-31
    days on market $200,000 Active 54 DOM
16. 2026-05-31
    days on market $200,000 Active 53 DOM
17. 2026-04-07
    listed $200,000 Active 609-char remark

    Show marketing remark (607 chars)

    Set on 1.36 acres in St. Amant, this 3 bedroom, 2 bath home offers 1,821 living square feet, a 2-car carport, and a layout with generous living, dining, and kitchen space. The property features no carpet, a large laundry room, a spacious kitchen with island, a fireplace, and a covered back patio overlooking the large yard with 310 feet running along Sevario Canal. The 25x23 detached shop adds flexible space for storage, hobbies, or projects. Updates include a new water well, windows, and new outside AC in 2016 and paid-off solar panels. The home does need TLC, and the price reflects that opportunity.

18. 2026-04-07
    listed $200,000 Active 607-char remark

    Show marketing remark (607 chars)

    Set on 1.36 acres in St. Amant, this 3 bedroom, 2 bath home offers 1,821 living square feet, a 2-car carport, and a layout with generous living, dining, and kitchen space. The property features no carpet, a large laundry room, a spacious kitchen with island, a fireplace, and a covered back patio overlooking the large yard with 310 feet running along Sevario Canal. The 25x23 detached shop adds flexible space for storage, hobbies, or projects. Updates include a new water well, windows, and new outside AC in 2016 and paid-off solar panels. The home does need TLC, and the price reflects that opportunity.

19. 2007-12-04
    soldstatus $178,000
20. 2007-12-03
    soldstatus
21. 2007-07-25
    listed $189,900
22. 2007-07-25
    listed $189,900

ⓘ 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: $1,654 · $138/mo
• Projected year-2 tax: $1,654 · $138/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 8/10 Severe FEMA zone AE · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,959
• − Mortgage interest: −$9,803
• − Property taxes: −$1,654
• − Insurance: −$5,994
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$5,091
• Taxable loss: −$5,775
• Est. tax savings @ 24.0%: +$1,386
• After-tax cash flow: $-1,506/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: Ascension Parish
• NCES district ID: 2200090
• Math proficiency: 48% ▼ -31.00%
• Reading proficiency: 58% ▼ -25.00%
• Median HH income: $68,423
• Composite: 47.0/100
• National rank: #2347
• State rank: #7 of 98 in LA

Livability — French Settlement

• Score: 58/100
• State rank: #293
• US rank: #20743

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,093

Population outlook (Ascension County) Hauer SSP2

• Today (2025): 145,480 people
• By 2030: 158,329 · +8.8%
• By 2040: 183,741 · +26.3%
• By 2050: 207,615 · +42.7%
• By 2075: 260,244 · +78.9%
• By 2100: 289,576 · +99.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Lithuanian 29%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Ascension

• 2024 margin: Solid R (+34.0) · D 32.2% · R 66.1% · Other 1.7%
• 2008→2024 swing: +1.7pp toward D · 2008: -35.7pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+32.5 2016: R+36.0 2012: R+34.3 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -117.84%
• Current HPI: 141.5009
• 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

+5.3% since first listed

6 events — show timeline

• 2026-04-07 Listed $200,000 GBRMLS
• 2026-04-07 Listed $200,000 AcadianaMLS
• 2007-12-04 Sold (Public Records) $178,000 Public Records
• 2007-12-03 Sold (MLS) — GBRMLS
• 2007-07-25 Listed $189,900 AcadianaMLS
• 2007-07-25 Listed $189,900 GBRMLS

Property tax history

-0.2%/yr

Latest (2025): $1,654 · -1.8% YoY. Source: county tax records.