160 E 26th Pl · Larose, LA 70373

$49,999

3 bd · 2.5 ba · 1,856 sqft · SingleFamily · 63 Days on market

Built 1995 0.35 ac lot $27/sqft · 79% below area ↓ 27% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special - Massive Upside Opportunity Calling all investors and builders! This one is a full renovation project, but the upside is undeniable. Priced to sell at just $64,999, this is your chance to step into a deal with serious profit potential. Property Features: * 3 Bedrooms | 2.5 Bathrooms * Solid brick home with a newer roof * Oversized corner lot (0.35 acres) * 2-car carport * Enclosed shop with bathroom * Located in the well-established neighborhood of French Turn The Opportunity: This property is a complete shell--perfect for a full custom remodel. With comparable sold properties selling around $265,000 fully renovated, there's plenty of room for profit or built-in equity. Whether you're looking to flip, rent, or build out your next project--this is the kind of deal you don't want to miss. Deals like this don't last--call today!

Key facts

• Oversized corner lot
• Newer roof
• Solid brick home

Tags

• FULL RENOVATION PROJECT
• SOLID BRICK HOME
• NEWER ROOF
• OVERSIZED CORNER LOT
• ENCLOSED SHOP WITH BATHROOM
• WELL-ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.4% vs local median 2.0% in Larose — 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 62/100 on livability (#209 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D+, crime D, 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.
• Zoned schools: South Larose Elementary School (math 37% / reading 42%, grade F, #224 of 646 statewide, top 37%, 360 students, 60% FRL); Larose-Cut Off Middle School (math 35% / reading 56%, grade D+, #45 of 218 statewide, top 20%, 481 students, 57% FRL); South Lafourche High School (math 33% / reading 59%, grade D-, #54 of 265 statewide, top 20%, 1,108 students, 61% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 57 active listings in the ZIP; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($345 loan paydown + $3k appreciation (6.1% local appreciation)).
• At projected returns (6.1% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D 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: 2.47% ✓
• Cap rate: 21.44%
• Cash-on-cash: 54.10%
• DSCR: 3.41
• GRM: 3.4

CMA / ARV

• ARV (median comp): $239,872
• List price: $49,999
• Delta: -79.16%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 East 26th Pl	0.09mi	4/2.0 (+1)	2,000 (+8%)	20mo	$210,000	$105	60
228 West 40th St	0.41mi	3/2.0	1,724 (-7%)	14mo	$254,900	$148	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.4%
• Equity multiple: 3.00×
• Total profit: $28,021
• Equity at exit: $31,724

10-year hold

• IRR: 28.5%
• Equity multiple: 6.19×
• Total profit: $72,707
• Equity at exit: $57,784

Cash invested: $14,000 (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 70373

• Home prices YoY: 6.1%
• Active inventory: 57
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $205

Break-even live

Break-even rent $977

Max offer price $49,999

Occupancy floor 78%

Sensitivity live

Price	-10% $239	-5% $222	+0% $205	+5% $187	+10% $170
Rent	-10% $107	-5% $156	+0% $205	+5% $253	+10% $302
Rate	-1.0pp $230	-0.5pp $217	base $205	+0.5pp $192	+1.0pp $178

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-10
   status $49,999 Pending 63 DOM
2. 2026-06-09
   days on market $49,999 Active 63 DOM
3. 2026-06-08
   days on market $49,999 Active 62 DOM
4. 2026-06-07
   days on market $49,999 Active 61 DOM
5. 2026-06-05
   days on market $49,999 Active 58 DOM
6. 2026-06-03
   days on market $49,999 Active 57 DOM
7. 2026-06-02
   days on market $49,999 Active 56 DOM
8. 2026-06-01
   days on market $49,999 Active 55 DOM
9. 2026-05-31
   days on market $49,999 Active 54 DOM
10. 2026-05-30
    days on market $49,999 Active 53 DOM
11. 2026-05-08
    price $54,999 855-char remark

    Show marketing remark (855 chars)

    Investor Special - Massive Upside Opportunity Calling all investors and builders! This one is a full renovation project, but the upside is undeniable. Priced to sell at just $64,999, this is your chance to step into a deal with serious profit potential. Property Features: * 3 Bedrooms | 2.5 Bathrooms * Solid brick home with a newer roof * Oversized corner lot (0.35 acres) * 2-car carport * Enclosed shop with bathroom * Located in the well-established neighborhood of French Turn The Opportunity: This property is a complete shell--perfect for a full custom remodel. With comparable sold properties selling around $265,000 fully renovated, there's plenty of room for profit or built-in equity. Whether you're looking to flip, rent, or build out your next project--this is the kind of deal you don't want to miss. Deals like this don't last--call today!

12. 2026-04-27
    price $64,999 855-char remark

    Show marketing remark (855 chars)

    Investor Special - Massive Upside Opportunity Calling all investors and builders! This one is a full renovation project, but the upside is undeniable. Priced to sell at just $64,999, this is your chance to step into a deal with serious profit potential. Property Features: * 3 Bedrooms | 2.5 Bathrooms * Solid brick home with a newer roof * Oversized corner lot (0.35 acres) * 2-car carport * Enclosed shop with bathroom * Located in the well-established neighborhood of French Turn The Opportunity: This property is a complete shell--perfect for a full custom remodel. With comparable sold properties selling around $265,000 fully renovated, there's plenty of room for profit or built-in equity. Whether you're looking to flip, rent, or build out your next project--this is the kind of deal you don't want to miss. Deals like this don't last--call today!

13. 2026-04-07
    listed $74,999 Active 855-char remark

    Show marketing remark (855 chars)

    Investor Special - Massive Upside Opportunity Calling all investors and builders! This one is a full renovation project, but the upside is undeniable. Priced to sell at just $64,999, this is your chance to step into a deal with serious profit potential. Property Features: * 3 Bedrooms | 2.5 Bathrooms * Solid brick home with a newer roof * Oversized corner lot (0.35 acres) * 2-car carport * Enclosed shop with bathroom * Located in the well-established neighborhood of French Turn The Opportunity: This property is a complete shell--perfect for a full custom remodel. With comparable sold properties selling around $265,000 fully renovated, there's plenty of room for profit or built-in equity. Whether you're looking to flip, rent, or build out your next project--this is the kind of deal you don't want to miss. Deals like this don't last--call today!

ⓘ 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 · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 22 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: $14,835
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$5,368
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$1,455
• Taxable income: $2,088
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $1,954/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 — Larose

• Score: 62/100
• State rank: #209
• US rank: #16267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Larose, LA
• Population (ZIP): 5,700

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 (83%)
• Race & ethnicity: White 83% Two or more races 10% Native American 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 18% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 87% English-only · French/Haitian/Cajun 10% Spanish 2% 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: ▲ 6.09%
• Current HPI: 105.4002
• 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

-26.7% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $54,999 AcadianaMLS
• 2026-04-27 Price Changed $64,999 AcadianaMLS
• 2026-04-07 Listed $74,999 AcadianaMLS

Property tax history

+12.5%/yr

Latest (2024): $2,595 · +10.0% YoY. Source: county tax records.