110 West 72nd St · Cut Off, LA 70345

$55,000

1 bd · 1.5 ba · 1,600 sqft · Other public records · 368 Days on market

Built 2016 0.28 ac lot

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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
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Property or Weekend Camp. PROPERTY IS SOLD AS IS, NO REPAIRS OFFERED. Hurricane Ida caused some damage. Roof has been restored. It still needs "Love!" The property has the potential to be restored to your needs. With the right vision and resources, make it your own.

Key facts

• 0.28 acre lot
• 2 parking spots
• Built 2016

Tags

• ROOF HAS BEEN RESTORED

Property features AI

Exterior

• Parking: 2 total parking spaces
• Utilities: Public sewer
• Home design: Single-family residence; Detached home; Single-story
• Construction: Vinyl siding
• Exterior features: Lot dimensions approximately 143 x 84; Lot area about 0.28 acre

Interior

• Bathrooms: 1 full bathroom; 1 partial bathroom
• Heating & cooling: Central Air; Forced Air heating
• Interior features: Central air conditioning; Forced-air heating

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $-71 ($-853/yr) — negative.
• To cash-flow at today's rent, offer at most $42k (22.8% below list).
• Meets the 1% rule at list price ($958 rent vs $55k).
• Recommended offer: $42k (22.8% below list) — sets the bar for cash-flow.
• Cap rate 14.0% vs local median 3.9% in Cut Off — 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 69/100 on livability (#78 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, 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: 100 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 $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 368 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $15k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $42,446 (22.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 368 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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 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?
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: 1.74% ✓
• Cap rate: 14.05%
• Cash-on-cash: 27.70%
• DSCR: 2.23
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -25.0%
• Equity multiple: 0.15×
• Total profit: $-13,149
• Equity at exit: $8,201

10-year hold

• IRR: -18.9%
• Equity multiple: -0.05×
• Total profit: $-16,101
• Equity at exit: $4,755

Cash invested: $15,400 (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 70345

• Home prices YoY: -27.6%
• Active inventory: 100
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$90 /mo · $1,083/yr
• Insurance: −$23
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $-71

Break-even live

Break-even rent $1,048

Max offer price $42,446

Occupancy floor —

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-14
   status Pending 287-char remark

   Show marketing remark (287 chars)

   Investment Property or Weekend Camp. PROPERTY IS SOLD AS IS, NO REPAIRS OFFERED. Hurricane Ida caused some damage. Roof has been restored. It still needs "Love!" The property has the potential to be restored to your needs. With the right vision and resources, make it your own.

2. 2026-05-14
   status Pending

   Show marketing remark (287 chars)

   Investment Property or Weekend Camp. PROPERTY IS SOLD AS IS, NO REPAIRS OFFERED. Hurricane Ida caused some damage. Roof has been restored. It still needs "Love!" The property has the potential to be restored to your needs. With the right vision and resources, make it your own.

3. 2026-05-12
   status Active 287-char remark

   Show marketing remark (287 chars)

   Investment Property or Weekend Camp. PROPERTY IS SOLD AS IS, NO REPAIRS OFFERED. Hurricane Ida caused some damage. Roof has been restored. It still needs "Love!" The property has the potential to be restored to your needs. With the right vision and resources, make it your own.

4. 2026-05-12
   status Active

   Show marketing remark (287 chars)

   Investment Property or Weekend Camp. PROPERTY IS SOLD AS IS, NO REPAIRS OFFERED. Hurricane Ida caused some damage. Roof has been restored. It still needs "Love!" The property has the potential to be restored to your needs. With the right vision and resources, make it your own.

5. 2025-08-28
   price $55,000 287-char remark

   Show marketing remark (287 chars)

   Investment Property or Weekend Camp. PROPERTY IS SOLD AS IS, NO REPAIRS OFFERED. Hurricane Ida caused some damage. Roof has been restored. It still needs "Love!" The property has the potential to be restored to your needs. With the right vision and resources, make it your own.

6. 2025-08-28
   price $55,000

   Show marketing remark (287 chars)

   Investment Property or Weekend Camp. PROPERTY IS SOLD AS IS, NO REPAIRS OFFERED. Hurricane Ida caused some damage. Roof has been restored. It still needs "Love!" The property has the potential to be restored to your needs. With the right vision and resources, make it your own.

7. 2025-05-01
   listed $70,000 Active

   Show marketing remark (287 chars)

   Investment Property or Weekend Camp. PROPERTY IS SOLD AS IS, NO REPAIRS OFFERED. Hurricane Ida caused some damage. Roof has been restored. It still needs "Love!" The property has the potential to be restored to your needs. With the right vision and resources, make it your own.

8. 2025-05-01
   listed $70,000 Active 287-char remark

   Show marketing remark (287 chars)

   Investment Property or Weekend Camp. PROPERTY IS SOLD AS IS, NO REPAIRS OFFERED. Hurricane Ida caused some damage. Roof has been restored. It still needs "Love!" The property has the potential to be restored to your needs. With the right vision and resources, make it your own.

9. 2024-10-29
   price $70,000
10. 2024-10-28
    price $70,000
11. 2024-08-27
    price $75,000
12. 2024-06-12
    listed $75,000 Active
13. 2016-12-07
    soldstatus
14. 2016-06-20
    listed $25,000
15. 2016-06-20
    listed $25,000

ⓘ 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: $1,083 · $90/mo
• Projected year-2 tax: $1,083 · $90/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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: $11,500
• − Mortgage interest: −$3,081
• − Property taxes: −$1,083
• − Insurance: −$5,394
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$1,600
• Taxable loss: −$1,498
• Est. tax savings @ 24.0%: +$359
• After-tax cash flow: $-493/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 — Cut Off

• Score: 69/100
• State rank: #78
• US rank: #8924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cut Off, LA
• Population (ZIP): 8,678

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 12% Native American 8% Two or more races 6% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 17% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 76% English-only · French/Haitian/Cajun 14% Spanish 7% Vietnamese 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: ▼ -40.05%
• Current HPI: 105.2575
• 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

+120.0% since first listed

15 events — show timeline

• 2026-05-14 Pending — AcadianaMLS
• 2026-05-14 Pending — GBRMLS
• 2026-05-12 Relisted — AcadianaMLS
• 2026-05-12 Relisted — GBRMLS
• 2025-08-28 Price Changed $55,000 AcadianaMLS
• 2025-08-28 Price Changed $55,000 GBRMLS
• 2025-05-01 Listed $70,000 GBRMLS
• 2025-05-01 Listed $70,000 AcadianaMLS
• 2024-10-29 Price Changed $70,000 AcadianaMLS
• 2024-10-28 Price Changed $70,000 GSREIN
• 2024-08-27 Price Changed $75,000 GSREIN
• 2024-06-12 Listed $75,000 AcadianaMLS
• 2016-12-07 Sold (MLS) — GBRMLS
• 2016-06-20 Listed $25,000 AcadianaMLS
• 2016-06-20 Listed $25,000 GBRMLS

Property tax history

+1.4%/yr

Latest (2024): $1,083 · +9.1% YoY. Source: county tax records.