204 Ledet Dr · Lafourche Crossing, LA 70301

$52,500

2 bd · 1.5 ba · 2,095 sqft · Manufactured · 283 Days on market

Built 1978 0.26 ac lot $25/sqft · 30% below area Est $75k · 30% under ↓ 30% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor Special! 2 Lots - Fixer-Upper Mobile with Addition Opportunity knocks! This property features a mobile home with an added-on structure, situated on TWO spacious lots, offering endless potential for the savvy investor or builder. The home is in need of significant repairs and updates, making it a perfect fix-and-flip or tear-down and rebuild project. Whether you're looking to renovate or start fresh, the double lot provides flexibility and space for expansion, storage, or possibly even additional dwellings (buyer to verify zoning). The quiet location and large lot size give this property great long-term upside. Sold AS-IS - bring your vision and tools!

Key facts

• Two lots
• Mobile home
• Large lot size

Tags

• TWO LOTS
• MOBILE HOME
• ADDED-ON STRUCTURE
• FIXER-UPPER
• LARGE LOT SIZE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $52k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $46k (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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $363 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $22k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $46,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.58% ✓
• Cap rate: 22.97%
• Cash-on-cash: 59.56%
• DSCR: 3.65
• GRM: 3.2

CMA / ARV

• ARV (median comp): $75,000
• List price: $52,500
• Delta: -30.00%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Ledet Dr	0.09mi	3/2.0 (+1)	1,858 (-11%)	2mo	$75,000	$40	68

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 · 2.9% rent growth · sell at horizon

5-year hold

• IRR: 58.1%
• Equity multiple: 3.57×
• Total profit: $37,833
• Equity at exit: $7,828

10-year hold

• IRR: 62.9%
• Equity multiple: 7.28×
• Total profit: $92,252
• Equity at exit: $4,539

Cash invested: $14,700 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$275
• Tax from tax record: −$44 /mo · $530/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $730

Break-even live

Break-even rent $432

Max offer price $52,500

Occupancy floor 41%

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: $13,125
• Closing costs: $1,575
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-10
   status $52,500 Pending 283 DOM
2. 2026-06-09
   days on market $52,500 Active 283 DOM
3. 2026-06-08
   days on market $52,500 Active 282 DOM
4. 2026-06-07
   days on market $52,500 Active 281 DOM
5. 2026-06-05
   remarks 681-char remark
6. 2026-06-05
   days on market $52,500 Active 278 DOM
7. 2026-06-03
   days on market $52,500 Active 277 DOM
8. 2026-06-02
   days on market $52,500 Active 276 DOM
9. 2026-06-01
   days on market $52,500 Active 275 DOM
10. 2026-05-31
    days on market $52,500 Active 274 DOM
11. 2026-05-30
    days on market $52,500 Active 273 DOM
12. 2026-03-24
    price $52,500 668-char remark

    Show marketing remark (681 chars)

    Investor Special! 2 Lots – Fixer-Upper Mobile with Addition Opportunity knocks! This property features a mobile home with an added-on structure, situated on TWO spacious lots, offering endless potential for the savvy investor or builder. The home is in need of significant repairs and updates, making it a perfect fix-and-flip or tear-down and rebuild project. Whether you're looking to renovate or start fresh, the double lot provides flexibility and space for expansion, storage, or possibly even additional dwellings (buyer to verify zoning). The quiet location and large lot size give this property great long-term upside. Sold AS-IS – bring your vision and tools!

13. 2026-03-24
    price $52,500 681-char remark

    Show marketing remark (681 chars)

    Investor Special! 2 Lots – Fixer-Upper Mobile with Addition Opportunity knocks! This property features a mobile home with an added-on structure, situated on TWO spacious lots, offering endless potential for the savvy investor or builder. The home is in need of significant repairs and updates, making it a perfect fix-and-flip or tear-down and rebuild project. Whether you're looking to renovate or start fresh, the double lot provides flexibility and space for expansion, storage, or possibly even additional dwellings (buyer to verify zoning). The quiet location and large lot size give this property great long-term upside. Sold AS-IS – bring your vision and tools!

14. 2026-02-03
    price $54,900 668-char remark

    Show marketing remark (681 chars)

    Investor Special! 2 Lots – Fixer-Upper Mobile with Addition Opportunity knocks! This property features a mobile home with an added-on structure, situated on TWO spacious lots, offering endless potential for the savvy investor or builder. The home is in need of significant repairs and updates, making it a perfect fix-and-flip or tear-down and rebuild project. Whether you're looking to renovate or start fresh, the double lot provides flexibility and space for expansion, storage, or possibly even additional dwellings (buyer to verify zoning). The quiet location and large lot size give this property great long-term upside. Sold AS-IS – bring your vision and tools!

15. 2026-02-03
    price $54,900 681-char remark

    Show marketing remark (681 chars)

    Investor Special! 2 Lots – Fixer-Upper Mobile with Addition Opportunity knocks! This property features a mobile home with an added-on structure, situated on TWO spacious lots, offering endless potential for the savvy investor or builder. The home is in need of significant repairs and updates, making it a perfect fix-and-flip or tear-down and rebuild project. Whether you're looking to renovate or start fresh, the double lot provides flexibility and space for expansion, storage, or possibly even additional dwellings (buyer to verify zoning). The quiet location and large lot size give this property great long-term upside. Sold AS-IS – bring your vision and tools!

16. 2026-01-05
    price $57,500 668-char remark

    Show marketing remark (681 chars)

    Investor Special! 2 Lots – Fixer-Upper Mobile with Addition Opportunity knocks! This property features a mobile home with an added-on structure, situated on TWO spacious lots, offering endless potential for the savvy investor or builder. The home is in need of significant repairs and updates, making it a perfect fix-and-flip or tear-down and rebuild project. Whether you're looking to renovate or start fresh, the double lot provides flexibility and space for expansion, storage, or possibly even additional dwellings (buyer to verify zoning). The quiet location and large lot size give this property great long-term upside. Sold AS-IS – bring your vision and tools!

17. 2026-01-05
    price $57,500 681-char remark

    Show marketing remark (681 chars)

    Investor Special! 2 Lots – Fixer-Upper Mobile with Addition Opportunity knocks! This property features a mobile home with an added-on structure, situated on TWO spacious lots, offering endless potential for the savvy investor or builder. The home is in need of significant repairs and updates, making it a perfect fix-and-flip or tear-down and rebuild project. Whether you're looking to renovate or start fresh, the double lot provides flexibility and space for expansion, storage, or possibly even additional dwellings (buyer to verify zoning). The quiet location and large lot size give this property great long-term upside. Sold AS-IS – bring your vision and tools!

18. 2025-11-29
    price $59,900 668-char remark

    Show marketing remark (668 chars)

    Investor Special! 2 Lots - Fixer-Upper Mobile with Addition Opportunity knocks! This property features a mobile home with an added-on structure, situated on TWO spacious lots, offering endless potential for the savvy investor or builder. The home is in need of significant repairs and updates, making it a perfect fix-and-flip or tear-down and rebuild project. Whether you're looking to renovate or start fresh, the double lot provides flexibility and space for expansion, storage, or possibly even additional dwellings (buyer to verify zoning). The quiet location and large lot size give this property great long-term upside. Sold AS-IS - bring your vision and tools!

19. 2025-11-10
    price $59,900 681-char remark

    Show marketing remark (681 chars)

    Investor Special! 2 Lots – Fixer-Upper Mobile with Addition Opportunity knocks! This property features a mobile home with an added-on structure, situated on TWO spacious lots, offering endless potential for the savvy investor or builder. The home is in need of significant repairs and updates, making it a perfect fix-and-flip or tear-down and rebuild project. Whether you're looking to renovate or start fresh, the double lot provides flexibility and space for expansion, storage, or possibly even additional dwellings (buyer to verify zoning). The quiet location and large lot size give this property great long-term upside. Sold AS-IS – bring your vision and tools!

20. 2025-10-21
    price $62,500 668-char remark

    Show marketing remark (681 chars)

    Investor Special! 2 Lots – Fixer-Upper Mobile with Addition Opportunity knocks! This property features a mobile home with an added-on structure, situated on TWO spacious lots, offering endless potential for the savvy investor or builder. The home is in need of significant repairs and updates, making it a perfect fix-and-flip or tear-down and rebuild project. Whether you're looking to renovate or start fresh, the double lot provides flexibility and space for expansion, storage, or possibly even additional dwellings (buyer to verify zoning). The quiet location and large lot size give this property great long-term upside. Sold AS-IS – bring your vision and tools!

21. 2025-10-21
    price $62,500 681-char remark

    Show marketing remark (681 chars)

    Investor Special! 2 Lots – Fixer-Upper Mobile with Addition Opportunity knocks! This property features a mobile home with an added-on structure, situated on TWO spacious lots, offering endless potential for the savvy investor or builder. The home is in need of significant repairs and updates, making it a perfect fix-and-flip or tear-down and rebuild project. Whether you're looking to renovate or start fresh, the double lot provides flexibility and space for expansion, storage, or possibly even additional dwellings (buyer to verify zoning). The quiet location and large lot size give this property great long-term upside. Sold AS-IS – bring your vision and tools!

22. 2025-10-07
    price $65,000 668-char remark

    Show marketing remark (681 chars)

    Investor Special! 2 Lots – Fixer-Upper Mobile with Addition Opportunity knocks! This property features a mobile home with an added-on structure, situated on TWO spacious lots, offering endless potential for the savvy investor or builder. The home is in need of significant repairs and updates, making it a perfect fix-and-flip or tear-down and rebuild project. Whether you're looking to renovate or start fresh, the double lot provides flexibility and space for expansion, storage, or possibly even additional dwellings (buyer to verify zoning). The quiet location and large lot size give this property great long-term upside. Sold AS-IS – bring your vision and tools!

23. 2025-10-07
    price $65,000 681-char remark

    Show marketing remark (681 chars)

    Investor Special! 2 Lots – Fixer-Upper Mobile with Addition Opportunity knocks! This property features a mobile home with an added-on structure, situated on TWO spacious lots, offering endless potential for the savvy investor or builder. The home is in need of significant repairs and updates, making it a perfect fix-and-flip or tear-down and rebuild project. Whether you're looking to renovate or start fresh, the double lot provides flexibility and space for expansion, storage, or possibly even additional dwellings (buyer to verify zoning). The quiet location and large lot size give this property great long-term upside. Sold AS-IS – bring your vision and tools!

24. 2025-09-23
    price $70,000 668-char remark

    Show marketing remark (681 chars)

    Investor Special! 2 Lots – Fixer-Upper Mobile with Addition Opportunity knocks! This property features a mobile home with an added-on structure, situated on TWO spacious lots, offering endless potential for the savvy investor or builder. The home is in need of significant repairs and updates, making it a perfect fix-and-flip or tear-down and rebuild project. Whether you're looking to renovate or start fresh, the double lot provides flexibility and space for expansion, storage, or possibly even additional dwellings (buyer to verify zoning). The quiet location and large lot size give this property great long-term upside. Sold AS-IS – bring your vision and tools!

25. 2025-09-23
    price $70,000 681-char remark

    Show marketing remark (681 chars)

    Investor Special! 2 Lots – Fixer-Upper Mobile with Addition Opportunity knocks! This property features a mobile home with an added-on structure, situated on TWO spacious lots, offering endless potential for the savvy investor or builder. The home is in need of significant repairs and updates, making it a perfect fix-and-flip or tear-down and rebuild project. Whether you're looking to renovate or start fresh, the double lot provides flexibility and space for expansion, storage, or possibly even additional dwellings (buyer to verify zoning). The quiet location and large lot size give this property great long-term upside. Sold AS-IS – bring your vision and tools!

26. 2025-08-30
    listed $75,000 Active 681-char remark

    Show marketing remark (668 chars)

    Investor Special! 2 Lots - Fixer-Upper Mobile with Addition Opportunity knocks! This property features a mobile home with an added-on structure, situated on TWO spacious lots, offering endless potential for the savvy investor or builder. The home is in need of significant repairs and updates, making it a perfect fix-and-flip or tear-down and rebuild project. Whether you're looking to renovate or start fresh, the double lot provides flexibility and space for expansion, storage, or possibly even additional dwellings (buyer to verify zoning). The quiet location and large lot size give this property great long-term upside. Sold AS-IS - bring your vision and tools!

27. 2025-08-30
    listed $75,000 Active 668-char remark

    Show marketing remark (668 chars)

    Investor Special! 2 Lots - Fixer-Upper Mobile with Addition Opportunity knocks! This property features a mobile home with an added-on structure, situated on TWO spacious lots, offering endless potential for the savvy investor or builder. The home is in need of significant repairs and updates, making it a perfect fix-and-flip or tear-down and rebuild project. Whether you're looking to renovate or start fresh, the double lot provides flexibility and space for expansion, storage, or possibly even additional dwellings (buyer to verify zoning). The quiet location and large lot size give this property great long-term upside. Sold AS-IS - bring your vision and tools!

28. 2025-08-30
    listed $70,000 Active

    Show marketing remark (668 chars)

    Investor Special! 2 Lots - Fixer-Upper Mobile with Addition Opportunity knocks! This property features a mobile home with an added-on structure, situated on TWO spacious lots, offering endless potential for the savvy investor or builder. The home is in need of significant repairs and updates, making it a perfect fix-and-flip or tear-down and rebuild project. Whether you're looking to renovate or start fresh, the double lot provides flexibility and space for expansion, storage, or possibly even additional dwellings (buyer to verify zoning). The quiet location and large lot size give this property great long-term upside. Sold AS-IS - bring your vision and tools!

ⓘ 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: $530 · $44/mo
• Projected year-2 tax: $530 · $44/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 4/10 Moderate FEMA zone X · 21% 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: $16,268
• − Mortgage interest: −$2,941
• − Property taxes: −$530
• − Insurance: −$262
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$1,527
• Taxable income: $8,404
• Est. tax owed @ 24.0%: −$2,017
• After-tax cash flow: $6,738/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

-30.0% since first listed

17 events — show timeline

• 2026-03-24 Price Changed $52,500 AcadianaMLS
• 2026-03-24 Price Changed $52,500 GBRMLS
• 2026-02-03 Price Changed $54,900 AcadianaMLS
• 2026-02-03 Price Changed $54,900 GBRMLS
• 2026-01-05 Price Changed $57,500 AcadianaMLS
• 2026-01-05 Price Changed $57,500 GBRMLS
• 2025-11-29 Price Changed $59,900 AcadianaMLS
• 2025-11-10 Price Changed $59,900 GBRMLS
• 2025-10-21 Price Changed $62,500 AcadianaMLS
• 2025-10-21 Price Changed $62,500 GBRMLS
• 2025-10-07 Price Changed $65,000 AcadianaMLS
• 2025-10-07 Price Changed $65,000 GBRMLS
• 2025-09-23 Price Changed $70,000 AcadianaMLS
• 2025-09-23 Price Changed $70,000 GBRMLS
• 2025-08-30 Listed $75,000 GBRMLS
• 2025-08-30 Listed $70,000 AcadianaMLS
• 2025-08-30 Listed $75,000 AcadianaMLS

Property tax history

-0.1%/yr

Latest (2024): $530 · +0.3% YoY. Source: county tax records.