1019 Gabriel St · Catahoula, LA 70517

$64,900

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 356 Days on market

Built 1979 6,534 sqft lot $97/sqft · 15% below area Est $76k · 15% under

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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 +14.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Waterfront Fishing Camp in Butte La Rose! Enjoy life on the water with this charming 2-bedroom, 1.5 bath retreat, perfect for weekend getaways or year-round living. Relax on the spacious covered porch or entertain in the large outdoor kitchen. This camp also features a 8X16 storage shed for all your gear! Dont miss this peaceful escape with direct water access--great for fishing, boating, kayaking, and outdoor fun! Selling as-is, no repairs will be made.

Key facts

• Direct water access
• 6,534 sq ft lot
• Garage

Tags

• SPACIOUS COVERED PORCH
• LARGE OUTDOOR KITCHEN
• DIRECT WATER ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#193 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• St. Martin Parish (rural): math 23% / reading 32% proficiency, ranked #49 of 98 in LA (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 276 active listings in the ZIP; 54 units permitted in St. Martin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• St. Martin County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 356 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $35k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $65k implies a 88% 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 $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 356 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.63% ✓
• Cap rate: 14.67%
• Cash-on-cash: 29.91%
• DSCR: 2.33
• GRM: 5.1

CMA / ARV

• ARV (median comp): $76,420
• List price: $64,900
• Delta: -15.07%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.3%
• Equity multiple: 1.57×
• Total profit: $10,410
• Equity at exit: $9,677

10-year hold

• IRR: 23.1%
• Equity multiple: 2.99×
• Total profit: $36,157
• Equity at exit: $5,611

Cash invested: $18,172 (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 70517

• Home prices YoY: -33.7%
• Active inventory: 276
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$15 /mo · $185/yr
• Insurance: −$27
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $328

Break-even live

Break-even rent $643

Max offer price $64,900

Occupancy floor 64%

Sensitivity live

Price	-10% $364	-5% $346	+0% $328	+5% $309	+10% $291
Rent	-10% $244	-5% $286	+0% $328	+5% $370	+10% $411
Rate	-1.0pp $360	-0.5pp $344	base $328	+0.5pp $311	+1.0pp $294

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $64,900 Active 356 DOM
2. 2026-06-18
   days on market $64,900 Active 353 DOM
3. 2026-06-17
   days on market $64,900 Active 352 DOM
4. 2026-06-16
   days on market $64,900 Active 351 DOM
5. 2026-06-15
   days on market $64,900 Active 350 DOM
6. 2026-06-14
   days on market $64,900 Active 348 DOM
7. 2026-06-13
   pricedays on market $64,900 Active 347 DOM
8. 2026-06-10
   days on market $69,995 Active 345 DOM
9. 2026-06-09
   days on market $69,995 Active 344 DOM
10. 2026-06-08
    days on market $69,995 Active 343 DOM
11. 2026-06-07
    days on market $69,995 Active 342 DOM
12. 2026-06-05
    days on market $69,995 Active 339 DOM
13. 2026-06-02
    days on market $69,995 Active 337 DOM
14. 2026-06-01
    days on market $69,995 Active 336 DOM
15. 2026-05-31
    days on market $69,995 Active 335 DOM
16. 2026-05-30
    days on market $69,995 Active 334 DOM
17. 2026-03-06
    price $69,995 458-char remark

    Show marketing remark (458 chars)

    Waterfront Fishing Camp in Butte La Rose! Enjoy life on the water with this charming 2-bedroom, 1.5 bath retreat, perfect for weekend getaways or year-round living. Relax on the spacious covered porch or entertain in the large outdoor kitchen. This camp also features a 8X16 storage shed for all your gear! Dont miss this peaceful escape with direct water access--great for fishing, boating, kayaking, and outdoor fun! Selling as-is, no repairs will be made.

18. 2026-02-15
    status Active 458-char remark

    Show marketing remark (458 chars)

    Waterfront Fishing Camp in Butte La Rose! Enjoy life on the water with this charming 2-bedroom, 1.5 bath retreat, perfect for weekend getaways or year-round living. Relax on the spacious covered porch or entertain in the large outdoor kitchen. This camp also features a 8X16 storage shed for all your gear! Dont miss this peaceful escape with direct water access--great for fishing, boating, kayaking, and outdoor fun! Selling as-is, no repairs will be made.

19. 2026-02-10
    price $76,900 458-char remark

    Show marketing remark (458 chars)

    Waterfront Fishing Camp in Butte La Rose! Enjoy life on the water with this charming 2-bedroom, 1.5 bath retreat, perfect for weekend getaways or year-round living. Relax on the spacious covered porch or entertain in the large outdoor kitchen. This camp also features a 8X16 storage shed for all your gear! Dont miss this peaceful escape with direct water access--great for fishing, boating, kayaking, and outdoor fun! Selling as-is, no repairs will be made.

20. 2026-01-15
    status Active 458-char remark

    Show marketing remark (458 chars)

    Waterfront Fishing Camp in Butte La Rose! Enjoy life on the water with this charming 2-bedroom, 1.5 bath retreat, perfect for weekend getaways or year-round living. Relax on the spacious covered porch or entertain in the large outdoor kitchen. This camp also features a 8X16 storage shed for all your gear! Dont miss this peaceful escape with direct water access--great for fishing, boating, kayaking, and outdoor fun! Selling as-is, no repairs will be made.

21. 2025-12-15
    status Active 458-char remark

    Show marketing remark (458 chars)

    Waterfront Fishing Camp in Butte La Rose! Enjoy life on the water with this charming 2-bedroom, 1.5 bath retreat, perfect for weekend getaways or year-round living. Relax on the spacious covered porch or entertain in the large outdoor kitchen. This camp also features a 8X16 storage shed for all your gear! Dont miss this peaceful escape with direct water access--great for fishing, boating, kayaking, and outdoor fun! Selling as-is, no repairs will be made.

22. 2025-11-03
    price $79,900 458-char remark

    Show marketing remark (458 chars)

    Waterfront Fishing Camp in Butte La Rose! Enjoy life on the water with this charming 2-bedroom, 1.5 bath retreat, perfect for weekend getaways or year-round living. Relax on the spacious covered porch or entertain in the large outdoor kitchen. This camp also features a 8X16 storage shed for all your gear! Dont miss this peaceful escape with direct water access--great for fishing, boating, kayaking, and outdoor fun! Selling as-is, no repairs will be made.

23. 2025-10-09
    price $87,900 458-char remark

    Show marketing remark (458 chars)

    Waterfront Fishing Camp in Butte La Rose! Enjoy life on the water with this charming 2-bedroom, 1.5 bath retreat, perfect for weekend getaways or year-round living. Relax on the spacious covered porch or entertain in the large outdoor kitchen. This camp also features a 8X16 storage shed for all your gear! Dont miss this peaceful escape with direct water access--great for fishing, boating, kayaking, and outdoor fun! Selling as-is, no repairs will be made.

24. 2025-08-15
    status Active 458-char remark

    Show marketing remark (458 chars)

    Waterfront Fishing Camp in Butte La Rose! Enjoy life on the water with this charming 2-bedroom, 1.5 bath retreat, perfect for weekend getaways or year-round living. Relax on the spacious covered porch or entertain in the large outdoor kitchen. This camp also features a 8X16 storage shed for all your gear! Dont miss this peaceful escape with direct water access--great for fishing, boating, kayaking, and outdoor fun! Selling as-is, no repairs will be made.

25. 2025-08-06
    status Pending 458-char remark

    Show marketing remark (458 chars)

    Waterfront Fishing Camp in Butte La Rose! Enjoy life on the water with this charming 2-bedroom, 1.5 bath retreat, perfect for weekend getaways or year-round living. Relax on the spacious covered porch or entertain in the large outdoor kitchen. This camp also features a 8X16 storage shed for all your gear! Dont miss this peaceful escape with direct water access--great for fishing, boating, kayaking, and outdoor fun! Selling as-is, no repairs will be made.

26. 2025-07-28
    price $90,000 458-char remark

    Show marketing remark (458 chars)

    Waterfront Fishing Camp in Butte La Rose! Enjoy life on the water with this charming 2-bedroom, 1.5 bath retreat, perfect for weekend getaways or year-round living. Relax on the spacious covered porch or entertain in the large outdoor kitchen. This camp also features a 8X16 storage shed for all your gear! Dont miss this peaceful escape with direct water access--great for fishing, boating, kayaking, and outdoor fun! Selling as-is, no repairs will be made.

27. 2025-06-27
    price $98,000 458-char remark

    Show marketing remark (458 chars)

    Waterfront Fishing Camp in Butte La Rose! Enjoy life on the water with this charming 2-bedroom, 1.5 bath retreat, perfect for weekend getaways or year-round living. Relax on the spacious covered porch or entertain in the large outdoor kitchen. This camp also features a 8X16 storage shed for all your gear! Dont miss this peaceful escape with direct water access--great for fishing, boating, kayaking, and outdoor fun! Selling as-is, no repairs will be made.

28. 2025-06-18
    status Active 458-char remark

    Show marketing remark (458 chars)

    Waterfront Fishing Camp in Butte La Rose! Enjoy life on the water with this charming 2-bedroom, 1.5 bath retreat, perfect for weekend getaways or year-round living. Relax on the spacious covered porch or entertain in the large outdoor kitchen. This camp also features a 8X16 storage shed for all your gear! Dont miss this peaceful escape with direct water access--great for fishing, boating, kayaking, and outdoor fun! Selling as-is, no repairs will be made.

29. 2025-06-18
    price $120,000 458-char remark

    Show marketing remark (458 chars)

    Waterfront Fishing Camp in Butte La Rose! Enjoy life on the water with this charming 2-bedroom, 1.5 bath retreat, perfect for weekend getaways or year-round living. Relax on the spacious covered porch or entertain in the large outdoor kitchen. This camp also features a 8X16 storage shed for all your gear! Dont miss this peaceful escape with direct water access--great for fishing, boating, kayaking, and outdoor fun! Selling as-is, no repairs will be made.

30. 2025-06-14
    status Pending 458-char remark

    Show marketing remark (458 chars)

    Waterfront Fishing Camp in Butte La Rose! Enjoy life on the water with this charming 2-bedroom, 1.5 bath retreat, perfect for weekend getaways or year-round living. Relax on the spacious covered porch or entertain in the large outdoor kitchen. This camp also features a 8X16 storage shed for all your gear! Dont miss this peaceful escape with direct water access--great for fishing, boating, kayaking, and outdoor fun! Selling as-is, no repairs will be made.

31. 2025-06-12
    listed $100,000 Active 458-char remark

    Show marketing remark (458 chars)

    Waterfront Fishing Camp in Butte La Rose! Enjoy life on the water with this charming 2-bedroom, 1.5 bath retreat, perfect for weekend getaways or year-round living. Relax on the spacious covered porch or entertain in the large outdoor kitchen. This camp also features a 8X16 storage shed for all your gear! Dont miss this peaceful escape with direct water access--great for fishing, boating, kayaking, and outdoor fun! Selling as-is, no repairs will be made.

32. 2007-04-13
    soldstatus $34,500 220-char remark

    Show marketing remark (220 chars)

    Hunting Camp Seeker? Furnished 2 bedroom, 1 bath mobile home, separate outdoor kitchen with 1/2 bath and large enclosed screened porch, over looking water way. All furnishings to remain, but not warranted. Very good buy.

33. 2005-07-25
    listed $39,500 220-char remark

    Show marketing remark (220 chars)

    Hunting Camp Seeker? Furnished 2 bedroom, 1 bath mobile home, separate outdoor kitchen with 1/2 bath and large enclosed screened porch, over looking water way. All furnishings to remain, but not warranted. Very good buy.

ⓘ 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: $185 · $15/mo
• Projected year-2 tax: $357 · $30/mo
• Expected delta: +$172/yr (+$14/mo · 92.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone A · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,695
• − Mortgage interest: −$3,635
• − Property taxes: −$185
• − Insurance: −$1,827
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$1,888
• Taxable income: $3,128
• Est. tax owed @ 24.0%: −$751
• After-tax cash flow: $3,182/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: St. Martin Parish
• NCES district ID: 2201590
• Math proficiency: 23% ▼ -44.00%
• Reading proficiency: 32% ▼ -36.00%
• Median HH income: $42,813
• Composite: 23.41/100
• National rank: #7897
• State rank: #49 of 98 in LA

Livability — Catahoula

• Score: 63/100
• State rank: #193
• US rank: #15305

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,570

Population outlook (St. Martin County) Hauer SSP2

• Today (2025): 57,446 people
• By 2030: 58,857 · +2.5%
• By 2040: 60,859 · +5.9%
• By 2050: 61,419 · +6.9%
• By 2075: 61,574 · +7.2%
• By 2100: 57,253 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 30% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 18% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 87% English-only · French/Haitian/Cajun 9% Spanish 3% Vietnamese 1%

Political lean MEDSL · St. Martin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -20.7pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.1 2016: R+33.4 2012: R+24.5 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.00%
• Current HPI: 143.4293
• 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

+77.2% since first listed

17 events — show timeline

• 2026-03-06 Price Changed $69,995 AcadianaMLS
• 2026-02-15 Relisted — AcadianaMLS
• 2026-02-10 Price Changed $76,900 AcadianaMLS
• 2026-01-15 Relisted — AcadianaMLS
• 2025-12-15 Relisted — AcadianaMLS
• 2025-11-03 Price Changed $79,900 AcadianaMLS
• 2025-10-09 Price Changed $87,900 AcadianaMLS
• 2025-08-15 Relisted — AcadianaMLS
• 2025-08-06 Pending — AcadianaMLS
• 2025-07-28 Price Changed $90,000 AcadianaMLS
• 2025-06-27 Price Changed $98,000 AcadianaMLS
• 2025-06-18 Relisted — AcadianaMLS
• 2025-06-18 Price Changed $120,000 AcadianaMLS
• 2025-06-14 Pending — AcadianaMLS
• 2025-06-12 Listed $100,000 AcadianaMLS
• 2007-04-13 Sold (MLS) $34,500 AcadianaMLS
• 2005-07-25 Listed $39,500 AcadianaMLS

Property tax history

-5.3%/yr

Latest (2025): $185 · -0.6% YoY. Source: county tax records.