280 Mia Dr · Bayou Blue, LA 70359

$122,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 32 Days on market

Built 2004 0.29 ac lot Est $104k · 18% over

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Why this score? — see what drove the D 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
• DSCR +6.0/10.0
• 1% rule +4.6/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled single wide that is in move in condition. This home has fresh flooring and fresh features throughout. Big outdoor entertainment space plus covered parking. The home sits on a large lot.

Key facts

• Covered parking
• Large lot
• 0.29 acre lot

Tags

• OUTDOOR ENTERTAINMENT SPACE
• COVERED PARKING
• LARGE LOT

Property features AI

Exterior

• Parking: Attached garage; Covered carport with 2 carport spaces; Total 2 parking spaces
• Utilities: Public water; Septic tank sewer
• Home design: Single-family detached residence
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Lot approximately 0.29 acres (80 x 160); Covered carport

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $122k.

Deal economics

• At list price, monthly cash flow is $4 ($46/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 $117k (4.4% below list).
• Recommended offer: $117k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.5% in Bayou Blue — 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 59/100 on livability (#275 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Lafourche Parish (other): math 31% / reading 49% proficiency, ranked #22 of 98 in LA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bayou Blue Elementary School (511 students, 58% FRL); Bayou Blue Middle School (math 20% / reading 51%, grade F, #91 of 218 statewide, top 42%, 424 students, 52% FRL); Central Lafourche High School (math 28% / reading 50%, grade F, #86 of 265 statewide, top 33%, 1,360 students, 61% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 112 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $843 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago 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.
• Current owner paid $64k; list at $122k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $116,621 (4.4% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.96% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $103,680
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
158 Silver Crk	0.08mi	3/2.0	1,183 (-8%)	3mo	$96,000	$81	81
125 Cumberland Dr	0.21mi	3/2.0	1,120 (-12%)	15mo	$90,000	$80	56

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-19,463
• Equity at exit: $18,191

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-16,377
• Equity at exit: $10,548

Cash invested: $34,160 (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 70359

• Home prices YoY: -26.8%
• Active inventory: 112
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$640
• Tax from tax record: −$102 /mo · $1,220/yr
• Insurance: −$51
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $4

Break-even live

Break-even rent $1,161

Max offer price $122,000

Occupancy floor 95%

Sensitivity live

Price	-10% $73	-5% $38	+0% $4	+5% $-31	+10% $-65
Rent	-10% $-88	-5% $-42	+0% $4	+5% $50	+10% $96
Rate	-1.0pp $65	-0.5pp $35	base $4	+0.5pp $-28	+1.0pp $-60

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
266 Mia Dr Gray, LA	3.0	2.0	1140	$1,150	$1.01	45d	1	0.05mi
261 Bon Jovi Blvd Gray, LA	3.0	1.5	1127	$1,400	$1.24	45d	1	1.43mi

Listing history 25 events

1. 2026-06-22
   days on market $122,000 Active 32 DOM
2. 2026-06-19
   days on market $122,000 Active 30 DOM
3. 2026-06-18
   days on market $122,000 Active 29 DOM
4. 2026-06-17
   days on market $122,000 Active 28 DOM
5. 2026-06-16
   days on market $122,000 Active 27 DOM
6. 2026-06-15
   days on market $122,000 Active 26 DOM
7. 2026-06-14
   days on market $122,000 Active 24 DOM
8. 2026-06-13
   days on market $122,000 Active 23 DOM
9. 2026-06-10
   days on market $122,000 Active 21 DOM
10. 2026-06-09
    days on market $122,000 Active 20 DOM
11. 2026-06-08
    days on market $122,000 Active 19 DOM
12. 2026-06-07
    days on market $122,000 Active 18 DOM
13. 2026-06-05
    days on market $122,000 Active 15 DOM
14. 2026-06-03
    days on market $122,000 Active 14 DOM
15. 2026-06-02
    days on market $122,000 Active 13 DOM
16. 2026-06-01
    days on market $122,000 Active 12 DOM
17. 2026-05-31
    days on market $122,000 Active 11 DOM
18. 2026-05-30
    days on market $122,000 Active 10 DOM
19. 2026-05-20
    listed $122,000 Active 195-char remark

    Show marketing remark (195 chars)

    Remodeled single wide that is in move in condition. This home has fresh flooring and fresh features throughout. Big outdoor entertainment space plus covered parking. The home sits on a large lot.

20. 2026-05-20
    listed $122,000 Active

    Show marketing remark (195 chars)

    Remodeled single wide that is in move in condition. This home has fresh flooring and fresh features throughout. Big outdoor entertainment space plus covered parking. The home sits on a large lot.

21. 2014-10-23
    soldstatus
22. 2014-10-23
    soldstatus $64,500
23. 2014-10-02
    listed $66,500
24. 2014-10-02
    listed $66,500
25. 2006-07-07
    listed $71,000

ⓘ 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: $1,220 · $102/mo
• Projected year-2 tax: $1,220 · $102/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 6/10 Major FEMA zone A · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $13,995
• − Mortgage interest: −$6,834
• − Property taxes: −$1,220
• − Insurance: −$2,112
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$3,549
• Taxable loss: −$1,960
• Est. tax savings @ 24.0%: +$470
• After-tax cash flow: $516/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: Lafourche Parish
• NCES district ID: 2200900
• Math proficiency: 31% ▼ -43.00%
• Reading proficiency: 49% ▼ -32.00%
• Median HH income: $49,703
• Composite: 34.4/100
• National rank: #5205
• State rank: #22 of 98 in LA

Livability — Bayou Blue

• Score: 59/100
• State rank: #275
• US rank: #19981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bayou Blue, LA
• City population: 28,990
• Population (ZIP): 9,472

Population outlook (Lafourche County) Hauer SSP2

• Today (2025): 102,122 people
• By 2030: 103,361 · +1.2%
• By 2040: 104,401 · +2.2%
• By 2050: 102,795 · +0.7%
• By 2075: 95,599 · -6.4%
• By 2100: 82,303 · -19.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 30% Two or more races 7% Hispanic / Latino 7% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 12% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 1% Vietnamese 1%

Political lean MEDSL · Lafourche

• 2024 margin: Solid R (+62.1) · D 18.4% · R 80.4% · Other 1.2%
• 2008→2024 swing: -16.1pp toward R · 2008: -46.0pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+60.3 2016: R+56.5 2012: R+48.5 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.42%
• Current HPI: 126.6099
• 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

+71.8% since first listed

7 events — show timeline

• 2026-05-20 Listed $122,000 GBRMLS
• 2026-05-20 Listed $122,000 AcadianaMLS
• 2014-10-23 Sold (Public Records) $64,500 Public Records
• 2014-10-23 Sold (MLS) — GBRMLS
• 2014-10-02 Listed $66,500 GBRMLS
• 2014-10-02 Listed $66,500 AcadianaMLS
• 2006-07-07 Listed $71,000 AcadianaMLS

Property tax history

+20.9%/yr

Latest (2024): $1,220 · +0.3% YoY. Source: county tax records.