114 South Dominique Dr · Mathews, LA 70355

$113,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 172 Days on market

Built 1955 $112/sqft · 25% below area Est $139k · 19% under

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Why this score? — see what drove the C+ 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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• Appreciation +5.0/10.0
• 1% rule +4.1/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This adorable 2-bedroom, 1-bathroom home is move-in ready for its new owner! Fantastic for downsizing, a starter home, or even an investment property. Don't let the size fool you--this cozy home is packed with great features! It offers a pass-through window between the family room and kitchen, a spacious primary bedroom, newly updated flooring, and a utility room/storage shed that can easily be converted into a bonus room--ideal for watching Sunday football! Step outside and relax in the covered patio while enjoying the peaceful backyard and the scenic view of horses in the pasture. Come see this charming home for yourself! Buyer to verify all measurements and information contained herein. Flood zone and zoning subject to change without notice.

Key facts

• Utility room
• Pass-through window
• Covered patio

Tags

• PASS-THROUGH WINDOW
• UTILITY ROOM
• COVERED PATIO
• SCENIC VIEW OF HORSES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $55 ($654/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (8.6% below list).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#191 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, 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: 4 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 $4k of equity ($781 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, 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 172 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y ago 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.
• Current owner paid $72k; list at $113k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $99,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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 1955 — 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: 0.91% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (median comp): $139,052
• List price: $113,000
• Delta: -18.74%
• 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
118 St James St	0.56mi	3/1.0 (+1)	1,151 (+14%)	14mo	$139,000	$121	33

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: 9.4%
• Equity multiple: 1.54×
• Total profit: $17,090
• Equity at exit: $50,810

10-year hold

• IRR: 11.9%
• Equity multiple: 2.77×
• Total profit: $55,992
• Equity at exit: $78,304

Cash invested: $31,640 (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 70355

• Active inventory: 4
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,033 medium
• Mortgage (P&I): −$593
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$47
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $55

Break-even live

Break-even rent $964

Max offer price $113,000

Occupancy floor 90%

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $113,000 Active 172 DOM
2. 2026-06-18
   days on market $113,000 Active 171 DOM
3. 2026-06-17
   days on market $113,000 Active 170 DOM
4. 2026-06-16
   days on market $113,000 Active 169 DOM
5. 2026-06-15
   days on market $113,000 Active 168 DOM
6. 2026-06-14
   days on market $113,000 Active 166 DOM
7. 2026-06-13
   days on market $113,000 Active 165 DOM
8. 2026-06-10
   days on market $113,000 Active 163 DOM
9. 2026-06-09
   days on market $113,000 Active 162 DOM
10. 2026-06-08
    days on market $113,000 Active 161 DOM
11. 2026-06-07
    days on market $113,000 Active 160 DOM
12. 2026-06-05
    days on market $113,000 Active 157 DOM
13. 2026-06-03
    days on market $113,000 Active 156 DOM
14. 2026-06-02
    days on market $113,000 Active 155 DOM
15. 2026-06-01
    days on market $113,000 Active 154 DOM
16. 2026-05-31
    days on market $113,000 Active 153 DOM
17. 2026-05-30
    days on market $113,000 Active 152 DOM
18. 2025-12-29
    listed $115,000 Active 754-char remark

    Show marketing remark (754 chars)

    This adorable 2-bedroom, 1-bathroom home is move-in ready for its new owner! Fantastic for downsizing, a starter home, or even an investment property. Don't let the size fool you--this cozy home is packed with great features! It offers a pass-through window between the family room and kitchen, a spacious primary bedroom, newly updated flooring, and a utility room/storage shed that can easily be converted into a bonus room--ideal for watching Sunday football! Step outside and relax in the covered patio while enjoying the peaceful backyard and the scenic view of horses in the pasture. Come see this charming home for yourself! Buyer to verify all measurements and information contained herein. Flood zone and zoning subject to change without notice.

19. 2025-12-29
    listed $115,000 Active 754-char remark

    Show marketing remark (754 chars)

    This adorable 2-bedroom, 1-bathroom home is move-in ready for its new owner! Fantastic for downsizing, a starter home, or even an investment property. Don't let the size fool you--this cozy home is packed with great features! It offers a pass-through window between the family room and kitchen, a spacious primary bedroom, newly updated flooring, and a utility room/storage shed that can easily be converted into a bonus room--ideal for watching Sunday football! Step outside and relax in the covered patio while enjoying the peaceful backyard and the scenic view of horses in the pasture. Come see this charming home for yourself! Buyer to verify all measurements and information contained herein. Flood zone and zoning subject to change without notice.

20. 2025-11-29
    price $116,000
21. 2025-11-14
    price $116,000
22. 2025-07-09
    listed $117,000 Active
23. 2025-05-22
    price $118,000
24. 2025-05-21
    price $118,000
25. 2025-02-27
    price $120,000
26. 2025-02-19
    price $120,000
27. 2024-12-17
    listed $125,000 Active
28. 2024-12-17
    listed $125,000 Active
29. 2022-12-06
    soldstatus
30. 2022-08-25
    listed $110,000
31. 2022-08-25
    listed $110,000
32. 2016-05-27
    soldstatus
33. 2016-05-27
    soldstatus $71,676
34. 2016-01-15
    listed $80,000
35. 2016-01-15
    listed $80,000

ⓘ 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: $665 · $55/mo
• Projected year-2 tax: $665 · $55/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 8/10 Severe FEMA zone X (shaded) · 98% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,396
• − Mortgage interest: −$6,330
• − Property taxes: −$665
• − Insurance: −$1,362
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$3,287
• Taxable loss: −$1,232
• Est. tax savings @ 24.0%: +$296
• After-tax cash flow: $950/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 — Mathews

• Score: 63/100
• State rank: #191
• US rank: #15196

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): 1,040

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Lithuanian 29% Russian 2% Slovak 1%
• Languages at home: 97% English-only · French/Haitian/Cajun 3%

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: —
• Current HPI: —
• 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

+43.8% since first listed

18 events — show timeline

• 2025-12-29 Listed $115,000 GSREIN
• 2025-12-29 Listed $115,000 AcadianaMLS
• 2025-11-29 Price Changed $116,000 AcadianaMLS
• 2025-11-14 Price Changed $116,000 GSREIN
• 2025-07-09 Listed $117,000 AcadianaMLS
• 2025-05-22 Price Changed $118,000 GBRMLS
• 2025-05-21 Price Changed $118,000 AcadianaMLS
• 2025-02-27 Price Changed $120,000 AcadianaMLS
• 2025-02-19 Price Changed $120,000 GBRMLS
• 2024-12-17 Listed $125,000 GBRMLS
• 2024-12-17 Listed $125,000 AcadianaMLS
• 2022-12-06 Sold (MLS) — GBRMLS
• 2022-08-25 Listed $110,000 GBRMLS
• 2022-08-25 Listed $110,000 AcadianaMLS
• 2016-05-27 Sold (Public Records) $71,676 Public Records
• 2016-05-27 Sold (MLS) — GBRMLS
• 2016-01-15 Listed $80,000 GBRMLS
• 2016-01-15 Listed $80,000 AcadianaMLS

Property tax history

+0.2%/yr

Latest (2024): $665 · +2.9% YoY. Source: county tax records.