127 South St · Port Sulphur, LA 70083

$189,700

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 33 Days on market

Built 2011 0.34 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

************NO SHOWINGS BEFORE MAY 21,2026************* You can be home before the holidays! Pack your suitcase, this home has it all. OVERSIZED DOUBLE LOT 120x122 raised piling foundation 6ft. Modular built 2011, 1680 Sq Ft 3 beds 2 full baths Walk in Closets, Livingroom coat closet (5 closets total in home) Flex Space used as game/music area Most Furniture is Staying!!!!!! With accepted offer Ashley Leather Sofa Set, Tables, Kirkland Decor, Samsung Stainless Steel (Refrigerator, Stove, Dishwasher, Microwave/Air Fryer) Samsung Washer and Dryer 65in TV sound bar system) (2022-2025) Kitchen Aid real Wood Cabinets 2022 (Soft close cabinets, built-in pantry, pull out drawers, large space!) 2026 Back porch replaced decking, (Generator Stays) Elevator lift (new cable purchased, new owner can replace)2021 Wayfair Shed 2022 Metal Roof 2021 Tankless Hot Water Heater 2024 New protection for under house insulation installed 2025 A/C serviced 2025 inside unit replaced 2024 Lemon Tree, Red Miss Francis Crape Myrtle, and Silver Maple, Oak tree with Jasmine type vines and Rose Bushes 1st bedroom Twin Bed and large walk-in closet, TV Stand, and storage cabinets. And 2nd bedroom (Twin New Mattress and LED bed, desk, bookshelf, and chest, walk in closet) Master Bedroom (King size New Mattress and Adjustable Bed Frame, with a 2009 Ashley Dresser and Chest) Separate "walk-in" closets! Master Bath (soaker tub and separate shower, separate his n hers sink) current flood policy $930

Key facts

• Elevator lift
• Oversized double lot
• Modular built

Tags

• OVERSIZED DOUBLE LOT
• RAISED PILING FOUNDATION
• MODULAR BUILT
• KITCHEN AID REAL WOOD CABINETS
• BACK PORCH REPLACED DECKING
• ELEVATOR LIFT

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation; Vinyl siding; Metal roof; Outside city limits; Oversized lot (approx. 0.3374 acres, 120x122)
• Construction: Built with vinyl siding; Metal roof; Raised foundation
• Exterior features: Wood patio/porch

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood-burning fireplace; Very good condition
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#112 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Market conditions: 49 active listings in the ZIP; 88 units permitted in Plaquemines Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.0% local appreciation)).
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,009 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.40% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.61%
• DSCR: 1.96
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.71×
• Total profit: $37,547
• Equity at exit: $64,802

10-year hold

• IRR: 17.5%
• Equity multiple: 3.12×
• Total profit: $112,651
• Equity at exit: $86,148

Cash invested: $53,116 (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 70083

• Home prices YoY: 1.5%
• Active inventory: 49
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,660 medium
• Mortgage (P&I): −$995
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$79
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $530

Break-even live

Break-even rent $1,989

Max offer price $189,700

Occupancy floor 75%

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: $47,425
• Closing costs: $5,691
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $189,700 Active 33 DOM
2. 2026-06-17
   days on market $189,700 Active 32 DOM
3. 2026-06-16
   days on market $189,700 Active 31 DOM
4. 2026-06-15
   days on market $189,700 Active 30 DOM
5. 2026-06-13
   days on market $189,700 Active 28 DOM
6. 2026-06-13
   days on market $189,700 Active 27 DOM
7. 2026-06-10
   days on market $189,700 Active 25 DOM
8. 2026-06-09
   days on market $189,700 Active 24 DOM
9. 2026-06-08
   days on market $189,700 Active 23 DOM
10. 2026-06-07
    days on market $189,700 Active 22 DOM
11. 2026-06-03
    days on market $189,700 Active 18 DOM
12. 2026-06-02
    days on market $189,700 Active 17 DOM
13. 2026-06-01
    days on market $189,700 Active 16 DOM
14. 2026-05-31
    days on market $189,700 Active 15 DOM
15. 2026-05-15
    listed $189,700 Active

    Show marketing remark (1495 chars)

    ************NO SHOWINGS BEFORE MAY 21,2026************* You can be home before the holidays! Pack your suitcase, this home has it all. OVERSIZED DOUBLE LOT 120x122 raised piling foundation 6ft. Modular built 2011, 1680 Sq Ft 3 beds 2 full baths Walk in Closets, Livingroom coat closet (5 closets total in home) Flex Space used as game/music area Most Furniture is Staying!!!!!! With accepted offer Ashley Leather Sofa Set, Tables, Kirkland Decor, Samsung Stainless Steel (Refrigerator, Stove, Dishwasher, Microwave/Air Fryer) Samsung Washer and Dryer 65in TV sound bar system) (2022-2025) Kitchen Aid real Wood Cabinets 2022 (Soft close cabinets, built-in pantry, pull out drawers, large space!) 2026 Back porch replaced decking, (Generator Stays) Elevator lift (new cable purchased, new owner can replace)2021 Wayfair Shed 2022 Metal Roof 2021 Tankless Hot Water Heater 2024 New protection for under house insulation installed 2025 A/C serviced 2025 inside unit replaced 2024 Lemon Tree, Red Miss Francis Crape Myrtle, and Silver Maple, Oak tree with Jasmine type vines and Rose Bushes 1st bedroom Twin Bed and large walk-in closet, TV Stand, and storage cabinets. And 2nd bedroom (Twin New Mattress and LED bed, desk, bookshelf, and chest, walk in closet) Master Bedroom (King size New Mattress and Adjustable Bed Frame, with a 2009 Ashley Dresser and Chest) Separate "walk-in" closets! Master Bath (soaker tub and separate shower, separate his n hers sink) current flood policy $930

16. 2026-05-15
    listed $189,700 Active 1495-char remark

    Show marketing remark (1495 chars)

    ************NO SHOWINGS BEFORE MAY 21,2026************* You can be home before the holidays! Pack your suitcase, this home has it all. OVERSIZED DOUBLE LOT 120x122 raised piling foundation 6ft. Modular built 2011, 1680 Sq Ft 3 beds 2 full baths Walk in Closets, Livingroom coat closet (5 closets total in home) Flex Space used as game/music area Most Furniture is Staying!!!!!! With accepted offer Ashley Leather Sofa Set, Tables, Kirkland Decor, Samsung Stainless Steel (Refrigerator, Stove, Dishwasher, Microwave/Air Fryer) Samsung Washer and Dryer 65in TV sound bar system) (2022-2025) Kitchen Aid real Wood Cabinets 2022 (Soft close cabinets, built-in pantry, pull out drawers, large space!) 2026 Back porch replaced decking, (Generator Stays) Elevator lift (new cable purchased, new owner can replace)2021 Wayfair Shed 2022 Metal Roof 2021 Tankless Hot Water Heater 2024 New protection for under house insulation installed 2025 A/C serviced 2025 inside unit replaced 2024 Lemon Tree, Red Miss Francis Crape Myrtle, and Silver Maple, Oak tree with Jasmine type vines and Rose Bushes 1st bedroom Twin Bed and large walk-in closet, TV Stand, and storage cabinets. And 2nd bedroom (Twin New Mattress and LED bed, desk, bookshelf, and chest, walk in closet) Master Bedroom (King size New Mattress and Adjustable Bed Frame, with a 2009 Ashley Dresser and Chest) Separate "walk-in" closets! Master Bath (soaker tub and separate shower, separate his n hers sink) current flood policy $930

ⓘ 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: $850 · $71/mo
• Projected year-2 tax: $1,043 · $87/mo
• Expected delta: +$193/yr (+$16/mo · 22.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $31,919
• − Mortgage interest: −$10,626
• − Property taxes: −$850
• − Insurance: −$6,067
• − Repairs & maintenance: −$2,553
• − Management: −$2,553
• − Depreciation: −$5,519
• Taxable income: $3,750
• Est. tax owed @ 24.0%: −$900
• After-tax cash flow: $5,461/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)

No district data.

Livability — Port Sulphur

• Score: 67/100
• State rank: #112
• US rank: #11067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Sulphur, LA
• Population (ZIP): 2,456

Population outlook (Plaquemines County) Hauer SSP2

• Today (2025): 24,526 people
• By 2030: 24,843 · +1.3%
• By 2040: 25,441 · +3.7%
• By 2050: 26,074 · +6.3%
• By 2075: 28,300 · +15.4%
• By 2100: 30,195 · +23.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 54% White 23% Two or more races 13% Asian 6% Hispanic / Latino 2% Native American 1%
• Common ancestry: Lithuanian 6%
• Foreign-born: 1% · Vietnam
• Languages at home: 92% English-only · Vietnamese 5% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Plaquemines

• 2024 margin: Solid R (+38.0) · D 30.4% · R 68.4% · Other 1.2%
• 2008→2024 swing: -4.4pp toward R · 2008: -33.6pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+36.3 2016: R+33.6 2012: R+28.1 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.00%
• Current HPI: 69.1522
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-15 Listed $189,700 AcadianaMLS
• 2026-05-15 Listed $189,700 GSREIN

Property tax history

-1.1%/yr

Latest (2025): $850 · -3.6% YoY. Source: county tax records.