317 Thoroughbred Park Dr · Lafourche Crossing, LA 70301

$124,200

4 bd · 3.5 ba · 2,160 sqft · Other public records · 223 Days on market

Built 1990 0.38 ac lot $58/sqft · 47% below area ↓ 8% since listing

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD OWNED PROPERTY CASE # 221-539489. SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. $100 down payment for eligible owner occupants using FHA financing. Contact office to submit your offer today.

Key facts

• 0.38 acre lot
• Built 1990
• Listed 223 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath other listed at $124k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $109k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#84 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D+, 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.
• Market conditions: Rents rising (+2.9%/yr); 513 active listings in the ZIP; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $859 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $101k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $120/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,296 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 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 D-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: 1.45% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.83%
• DSCR: 1.79
• GRM: 5.8

CMA / ARV

• ARV (median comp): $364,637
• List price: $124,200
• Delta: -65.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.9% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $5,084
• Equity at exit: $18,519

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $36,737
• Equity at exit: $10,739

Cash invested: $34,776 (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 70301

• Rents YoY: 2.9%
• Active inventory: 513
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,797 medium
• Mortgage (P&I): −$651
• Tax from tax record: −$200 /mo · $2,400/yr
• Insurance: −$52
• Flood insurance flood zone: −$120 /mo · $1,442/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $397

Break-even live

Break-even rent $1,295

Max offer price $124,200

Occupancy floor 73%

Sensitivity live

Price	-10% $467	-5% $432	+0% $397	+5% $361	+10% $326
Rent	-10% $255	-5% $326	+0% $397	+5% $468	+10% $539
Rate	-1.0pp $459	-0.5pp $428	base $397	+0.5pp $364	+1.0pp $332

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: $31,050
• Closing costs: $3,726
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-15
   status Pending 206-char remark

   Show marketing remark (206 chars)

   HUD OWNED PROPERTY CASE # 221-539489. SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. $100 down payment for eligible owner occupants using FHA financing. Contact office to submit your offer today.

2. 2026-05-15
   status Pending 206-char remark

   Show marketing remark (206 chars)

   HUD OWNED PROPERTY CASE # 221-539489. SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. $100 down payment for eligible owner occupants using FHA financing. Contact office to submit your offer today.

3. 2026-02-23
   price $124,200 206-char remark

   Show marketing remark (206 chars)

   HUD OWNED PROPERTY CASE # 221-539489. SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. $100 down payment for eligible owner occupants using FHA financing. Contact office to submit your offer today.

4. 2026-02-23
   price $124,200 206-char remark

   Show marketing remark (206 chars)

   HUD OWNED PROPERTY CASE # 221-539489. SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. $100 down payment for eligible owner occupants using FHA financing. Contact office to submit your offer today.

5. 2025-12-27
   price $189,000 206-char remark

   Show marketing remark (206 chars)

   HUD OWNED PROPERTY CASE # 221-539489. SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. $100 down payment for eligible owner occupants using FHA financing. Contact office to submit your offer today.

6. 2025-12-27
   price $189,000 206-char remark

   Show marketing remark (206 chars)

   HUD OWNED PROPERTY CASE # 221-539489. SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. $100 down payment for eligible owner occupants using FHA financing. Contact office to submit your offer today.

7. 2025-11-25
   price $207,000 206-char remark

   Show marketing remark (206 chars)

   HUD OWNED PROPERTY CASE # 221-539489. SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. $100 down payment for eligible owner occupants using FHA financing. Contact office to submit your offer today.

8. 2025-11-25
   price $207,000 206-char remark

   Show marketing remark (206 chars)

   HUD OWNED PROPERTY CASE # 221-539489. SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. $100 down payment for eligible owner occupants using FHA financing. Contact office to submit your offer today.

9. 2025-10-04
   listed $225,000 Active 206-char remark

   Show marketing remark (206 chars)

   HUD OWNED PROPERTY CASE # 221-539489. SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. $100 down payment for eligible owner occupants using FHA financing. Contact office to submit your offer today.

10. 2025-10-04
    listed $225,000 Active 206-char remark

    Show marketing remark (206 chars)

    HUD OWNED PROPERTY CASE # 221-539489. SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. $100 down payment for eligible owner occupants using FHA financing. Contact office to submit your offer today.

11. 2024-07-05
    listed $294,400
12. 2024-04-27
    listed $294,400
13. 2024-04-08
    listed $294,400
14. 2014-08-29
    soldstatus $190,000
15. 2004-03-04
    listed $134,900

ⓘ 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: $2,400 · $200/mo
• Projected year-2 tax: $2,400 · $200/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 5/10 Major FEMA zone A · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe

Taxation est. · year 1

• Rental income: $21,567
• − Mortgage interest: −$6,957
• − Property taxes: −$2,400
• − Insurance: −$2,063
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$3,613
• Taxable income: $3,083
• Est. tax owed @ 24.0%: −$740
• After-tax cash flow: $4,020/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 — Lafourche Crossing

• Score: 68/100
• State rank: #84
• US rank: #9474

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafourche Crossing, LA
• County: Lafourche Parish · 50,095 people
• Metro: Houma-Thibodaux, LA
• Population (ZIP): 50,095
• Household income: $58,394
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 1513.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 20% Hispanic / Latino 5% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 18% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Spanish 2%

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: ▼ -98.35%
• Current HPI: 124.5559
• Rent YoY: ▲ 2.90%
• Metro: Houma-Thibodaux, LA
• 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

-7.9% since first listed

15 events — show timeline

• 2026-05-15 Pending — AcadianaMLS
• 2026-05-15 Pending — GBRMLS
• 2026-02-23 Price Changed $124,200 AcadianaMLS
• 2026-02-23 Price Changed $124,200 GBRMLS
• 2025-12-27 Price Changed $189,000 AcadianaMLS
• 2025-12-27 Price Changed $189,000 GBRMLS
• 2025-11-25 Price Changed $207,000 AcadianaMLS
• 2025-11-25 Price Changed $207,000 GBRMLS
• 2025-10-04 Listed $225,000 GBRMLS
• 2025-10-04 Listed $225,000 AcadianaMLS
• 2024-07-05 Listed $294,400 AcadianaMLS
• 2024-04-27 Listed $294,400 AcadianaMLS
• 2024-04-08 Listed $294,400 AcadianaMLS
• 2014-08-29 Sold (Public Records) $190,000 Public Records
• 2004-03-04 Listed $134,900 AcadianaMLS

Property tax history

+7.2%/yr

Latest (2024): $2,400 · +2.6% YoY. Source: county tax records.