30142 & 30144 Highway 23 · Empire, LA 70083

$170,000

6 bd · 4.0 ba · 2,432 sqft · SingleFamily · 401 Days on market

Built 2016 Good condition 4.40 ac lot $70/sqft · 21% below area Est $215k · 21% under ↓ 6% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.5/10.0
• Schools +5.0/10.0
• Condition / age +3.8/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Two mobile homes with two additional RV hookups located on approx. 4 acres of land in Port Sulphur. Land goes to drainage canal which gives plenty of space for you to expand. Mobile homes consisting of 3 bedrooms and 2 full bathrooms each. You have the option to live in one property, and rent out the other, or this could serve as a fantastic investment opportunity for all investors. Enjoy all that South Plaquemines has to offer including the various fishing and hunting areas. Call us today to schedule your own private viewing of these great homes!

Key facts

• Drainage canal
• Approx 4 acres
• Hunting areas

Tags

• RV HOOKUP
• APPROX 4 ACRES
• DRAINAGE CANAL
• FISHING AREAS
• HUNTING AREAS

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#335 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, commute F.
• Market conditions: 49 active listings in the ZIP; 88 units permitted in Plaquemines Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.0% local appreciation)).
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 401 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 401 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.75% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.47%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (median comp): $214,791
• List price: $170,000
• Delta: -20.85%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.07×
• Total profit: $50,799
• Equity at exit: $58,073

10-year hold

• IRR: 24.0%
• Equity multiple: 3.91×
• Total profit: $138,327
• Equity at exit: $77,202

Cash invested: $47,600 (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 70083

• Home prices YoY: 1.5%
• Active inventory: 49
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,967 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $742

Break-even live

Break-even rent $2,027

Max offer price $170,000

Occupancy floor 70%

Sensitivity live

Price	-10% $860	-5% $801	+0% $742	+5% $684	+10% $625
Rent	-10% $508	-5% $625	+0% $742	+5% $859	+10% $977
Rate	-1.0pp $828	-0.5pp $786	base $742	+0.5pp $698	+1.0pp $653

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $170,000 Active 401 DOM
2. 2026-06-18
   days on market $170,000 Active 398 DOM
3. 2026-06-17
   days on market $170,000 Active 397 DOM
4. 2026-06-16
   days on market $170,000 Active 396 DOM
5. 2026-06-15
   days on market $170,000 Active 395 DOM
6. 2026-06-13
   days on market $170,000 Active 393 DOM
7. 2026-06-13
   days on market $170,000 Active 392 DOM
8. 2026-06-10
   days on market $170,000 Active 390 DOM
9. 2026-06-09
   days on market $170,000 Active 389 DOM
10. 2026-06-08
    days on market $170,000 Active 388 DOM
11. 2026-06-07
    days on market $170,000 Active 387 DOM
12. 2026-06-03
    days on market $170,000 Active 383 DOM
13. 2026-06-02
    days on market $170,000 Active 382 DOM
14. 2026-06-01
    days on market $170,000 Active 381 DOM
15. 2026-05-31
    days on market $170,000 Active 380 DOM
16. 2025-10-02
    price $170,000 553-char remark

    Show marketing remark (553 chars)

    Two mobile homes with two additional RV hookups located on approx. 4 acres of land in Port Sulphur. Land goes to drainage canal which gives plenty of space for you to expand. Mobile homes consisting of 3 bedrooms and 2 full bathrooms each. You have the option to live in one property, and rent out the other, or this could serve as a fantastic investment opportunity for all investors. Enjoy all that South Plaquemines has to offer including the various fishing and hunting areas. Call us today to schedule your own private viewing of these great homes!

17. 2025-10-02
    price $170,000 553-char remark

    Show marketing remark (553 chars)

    Two mobile homes with two additional RV hookups located on approx. 4 acres of land in Port Sulphur. Land goes to drainage canal which gives plenty of space for you to expand. Mobile homes consisting of 3 bedrooms and 2 full bathrooms each. You have the option to live in one property, and rent out the other, or this could serve as a fantastic investment opportunity for all investors. Enjoy all that South Plaquemines has to offer including the various fishing and hunting areas. Call us today to schedule your own private viewing of these great homes!

18. 2025-05-16
    listed $180,000 Active 553-char remark

    Show marketing remark (553 chars)

    Two mobile homes with two additional RV hookups located on approx. 4 acres of land in Port Sulphur. Land goes to drainage canal which gives plenty of space for you to expand. Mobile homes consisting of 3 bedrooms and 2 full bathrooms each. You have the option to live in one property, and rent out the other, or this could serve as a fantastic investment opportunity for all investors. Enjoy all that South Plaquemines has to offer including the various fishing and hunting areas. Call us today to schedule your own private viewing of these great homes!

19. 2025-05-16
    listed $180,000 Active 553-char remark

    Show marketing remark (553 chars)

    Two mobile homes with two additional RV hookups located on approx. 4 acres of land in Port Sulphur. Land goes to drainage canal which gives plenty of space for you to expand. Mobile homes consisting of 3 bedrooms and 2 full bathrooms each. You have the option to live in one property, and rent out the other, or this could serve as a fantastic investment opportunity for all investors. Enjoy all that South Plaquemines has to offer including the various fishing and hunting areas. Call us today to schedule your own private viewing of these great homes!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,600
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$5,968
• − Repairs & maintenance: −$2,848
• − Management: −$2,848
• − Depreciation: −$4,945
• Taxable income: $6,918
• Est. tax owed @ 24.0%: −$1,660
• After-tax cash flow: $7,248/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with modern amenities and a good location. It's ready for move-in and could be enhanced with landscaping and furniture to boost its value.

Value-add opportunities

• Both landscaping — enhances curb appeal and property value
• Both furniture — improves living space and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and property value ↑
• Both furniture — improves living space and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Empire

• Score: 56/100
• State rank: #335
• US rank: #22418

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Empire, LA
• Population (ZIP): 2,456

Population outlook (Plaquemines County) Hauer SSP2

• Today (2025): 24,526 people
• By 2030: 24,843 · +1.3%
• By 2040: 25,441 · +3.7%
• By 2050: 26,074 · +6.3%
• By 2075: 28,300 · +15.4%
• By 2100: 30,195 · +23.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 54% White 23% Two or more races 13% Asian 6% Hispanic / Latino 2% Native American 1%
• Common ancestry: Lithuanian 6%
• Foreign-born: 1% · Vietnam
• Languages at home: 92% English-only · Vietnamese 5% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Plaquemines

• 2024 margin: Solid R (+38.0) · D 30.4% · R 68.4% · Other 1.2%
• 2008→2024 swing: -4.4pp toward R · 2008: -33.6pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+36.3 2016: R+33.6 2012: R+28.1 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.00%
• Current HPI: 69.1522
• 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

-5.6% since first listed

4 events — show timeline

• 2025-10-02 Price Changed $170,000 AcadianaMLS
• 2025-10-02 Price Changed $170,000 GSREIN
• 2025-05-16 Listed $180,000 GSREIN
• 2025-05-16 Listed $180,000 AcadianaMLS