206 Kimino Dr · Bayou Blue, LA 70359

$59,000

3 bd · 2.0 ba · 1,800 sqft · Manufactured · 277 Days on market

Built 2004 0.72 ac lot $33/sqft · 15% below area Est $69k · 15% under ↓ 49% 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
• ARV discount +14.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Got a vision for transformation? This huge property is calling out to creative investors! While the current mobile home has seen better days, the real treasure here is the generously sized lot with tons of potential. Recently appraised, listed below appraisal price. Seller is offering $5,000 towards removal of mobile home.

Key facts

• Generously sized lot
• 0.72 acre lot
• Built 2004

Tags

• GENEROUSLY SIZED LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $764 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.8% 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: schools F, crime F, amenities 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: 112 active listings in the ZIP; 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 $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 277 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 5 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: property tax is 3.4% of price.
• Climate carrying-cost: moderate flood risk; 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 $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 277 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.71% ✓
• Cap rate: 21.83%
• Cash-on-cash: 55.50%
• DSCR: 3.47
• GRM: 3.1

CMA / ARV

• ARV (median comp): $69,209
• List price: $59,000
• Delta: -14.75%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
166 Mia Dr	0.13mi	3/2.0	1,712 (-5%)	4mo	$45,000	$26	82
198 Mia Dr	0.11mi	3/2.0	1,560 (-13%)	19mo	$64,900	$42	57

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: 53.9%
• Equity multiple: 3.37×
• Total profit: $39,184
• Equity at exit: $8,797

10-year hold

• IRR: 59.0%
• Equity multiple: 6.88×
• Total profit: $97,111
• Equity at exit: $5,101

Cash invested: $16,520 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$166 /mo · $1,993/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $764

Break-even live

Break-even rent $633

Max offer price $59,000

Occupancy floor 47%

Sensitivity live

Price	-10% $797	-5% $781	+0% $764	+5% $747	+10% $731
Rent	-10% $638	-5% $701	+0% $764	+5% $827	+10% $890
Rate	-1.0pp $794	-0.5pp $779	base $764	+0.5pp $749	+1.0pp $733

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $59,000 Active 277 DOM
2. 2026-06-18
   days on market $59,000 Active 276 DOM
3. 2026-06-17
   days on market $59,000 Active 275 DOM
4. 2026-06-16
   days on market $59,000 Active 274 DOM
5. 2026-06-15
   days on market $59,000 Active 273 DOM
6. 2026-06-14
   days on market $59,000 Active 271 DOM
7. 2026-06-13
   days on market $59,000 Active 270 DOM
8. 2026-06-10
   days on market $59,000 Active 268 DOM
9. 2026-06-09
   days on market $59,000 Active 267 DOM
10. 2026-06-08
    days on market $59,000 Active 266 DOM
11. 2026-06-07
    days on market $59,000 Active 265 DOM
12. 2026-06-05
    days on market $59,000 Active 262 DOM
13. 2026-06-03
    days on market $59,000 Active 261 DOM
14. 2026-06-02
    days on market $59,000 Active 260 DOM
15. 2026-06-01
    days on market $59,000 Active 259 DOM
16. 2026-05-31
    days on market $59,000 Active 258 DOM
17. 2026-05-30
    days on market $59,000 Active 257 DOM
18. 2025-09-15
    listed $59,000 Active 324-char remark

    Show marketing remark (324 chars)

    Got a vision for transformation? This huge property is calling out to creative investors! While the current mobile home has seen better days, the real treasure here is the generously sized lot with tons of potential. Recently appraised, listed below appraisal price. Seller is offering $5,000 towards removal of mobile home.

19. 2025-09-15
    price $59,000

    Show marketing remark (324 chars)

    Got a vision for transformation? This huge property is calling out to creative investors! While the current mobile home has seen better days, the real treasure here is the generously sized lot with tons of potential. Recently appraised, listed below appraisal price. Seller is offering $5,000 towards removal of mobile home.

20. 2025-09-15
    price $59,000

    Show marketing remark (324 chars)

    Got a vision for transformation? This huge property is calling out to creative investors! While the current mobile home has seen better days, the real treasure here is the generously sized lot with tons of potential. Recently appraised, listed below appraisal price. Seller is offering $5,000 towards removal of mobile home.

21. 2025-09-15
    listed $59,000 Active

    Show marketing remark (324 chars)

    Got a vision for transformation? This huge property is calling out to creative investors! While the current mobile home has seen better days, the real treasure here is the generously sized lot with tons of potential. Recently appraised, listed below appraisal price. Seller is offering $5,000 towards removal of mobile home.

22. 2025-09-15
    listed $59,000 Active

    Show marketing remark (324 chars)

    Got a vision for transformation? This huge property is calling out to creative investors! While the current mobile home has seen better days, the real treasure here is the generously sized lot with tons of potential. Recently appraised, listed below appraisal price. Seller is offering $5,000 towards removal of mobile home.

23. 2025-07-22
    listed $62,000 Active
24. 2025-07-22
    listed $62,000 Active
25. 2013-01-11
    soldstatus $116,000

ⓘ 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: $1,993 · $166/mo
• Projected year-2 tax: $1,993 · $166/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 X · 14% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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: $19,202
• − Mortgage interest: −$3,305
• − Property taxes: −$1,993
• − Insurance: −$295
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$1,716
• Taxable income: $8,820
• Est. tax owed @ 24.0%: −$2,117
• After-tax cash flow: $7,052/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

-49.1% since first listed

8 events — show timeline

• 2025-09-15 Listed $59,000 GBRMLS
• 2025-09-15 Price Changed $59,000 AcadianaMLS
• 2025-09-15 Price Changed $59,000 GBRMLS
• 2025-09-15 Listed $59,000 AcadianaMLS
• 2025-09-15 Listed $59,000 AcadianaMLS
• 2025-07-22 Listed $62,000 GBRMLS
• 2025-07-22 Listed $62,000 AcadianaMLS
• 2013-01-11 Sold (Public Records) $116,000 Public Records

Property tax history

+19.7%/yr

Latest (2024): $1,993 · +48.8% YoY. Source: county tax records.