201 W 194th St · Galliano, LA 70354

$70,000

3 bd · 2.0 ba · 1,497 sqft · SingleFamily public records · 304 Days on market

Built 1990 9,000 sqft lot $47/sqft · 23% below area Est $97k · 28% under ↓ 55% since listing

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Why this score? — see what drove the A- 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
• Appreciation +5.9/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

CUTE CAJUN TYPE HOME WITH BEAUTIFUL FRONT AND BACK PORCH. LARGE SPACIOUS YARD. FRONT AND REAR PARKING PADS. This property is eligible under the First Look Initiative which expires after 30 full days on market. No investor offers until first look period expires. No offers regardless of buyer type will not be negotiated within the first 7 days of listing. Broker does not warranty GLA, Lot Size- no current survey. No flood insurance on the property.

Key facts

• Front porch
• Rear parking pad
• Large yard

Tags

• FRONT PORCH
• BACK PORCH
• LARGE YARD
• FRONT PARKING PAD
• REAR PARKING PAD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $22 ($260/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 2.4% in Galliano — 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 68/100 on livability (#96 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime 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: 40 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 $2k of equity ($484 loan paydown + $1k appreciation (1.8% local appreciation)).
• At projected returns (1.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $20k (22%) 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.69% ✓
• Cap rate: 13.98%
• Cash-on-cash: 27.44%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (median comp): $97,045
• List price: $70,000
• Delta: -27.87%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 E 148th St	0.54mi	3/2.0	1,527 (+2%)	1mo	$145,500	$95	70
117 W 193rd St	0.11mi	2/2.0 (-1)	1,301 (-13%)	1mo	$140,000	$108	68
153 East 135th St	0.53mi	3/2.0	1,310 (-12%)	9mo	$103,000	$79	47
111 East 151st St	0.72mi	2/2.0 (-1)	1,545 (+3%)	24mo	$78,000	$50	36

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

Projected returns pro-forma

1.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.29×
• Total profit: $5,595
• Equity at exit: $26,690

10-year hold

• IRR: 9.3%
• Equity multiple: 2.24×
• Total profit: $24,272
• Equity at exit: $37,740

Cash invested: $19,600 (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 70354

• Home prices YoY: 3.4%
• Active inventory: 40
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$89 /mo · $1,062/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $22

Break-even live

Break-even rent $1,154

Max offer price $70,000

Occupancy floor 93%

Sensitivity live

Price	-10% $61	-5% $41	+0% $22	+5% $2	+10% $-18
Rent	-10% $-72	-5% $-25	+0% $22	+5% $68	+10% $115
Rate	-1.0pp $57	-0.5pp $39	base $22	+0.5pp $4	+1.0pp $-15

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $70,000 Active 304 DOM
2. 2026-06-18
   days on market $70,000 Active 303 DOM
3. 2026-06-17
   days on market $70,000 Active 302 DOM
4. 2026-06-16
   days on market $70,000 Active 301 DOM
5. 2026-06-15
   days on market $70,000 Active 300 DOM
6. 2026-06-14
   days on market $70,000 Active 298 DOM
7. 2026-06-13
   days on market $70,000 Active 297 DOM
8. 2026-06-10
   days on market $70,000 Active 295 DOM
9. 2026-06-09
   days on market $70,000 Active 294 DOM
10. 2026-06-08
    days on market $70,000 Active 293 DOM
11. 2026-06-07
    days on market $70,000 Active 292 DOM
12. 2026-06-05
    days on market $70,000 Active 289 DOM
13. 2026-06-03
    days on market $70,000 Active 288 DOM
14. 2026-06-02
    days on market $70,000 Active 287 DOM
15. 2026-06-01
    days on market $70,000 Active 286 DOM
16. 2026-05-31
    days on market $70,000 Active 285 DOM
17. 2026-05-30
    days on market $70,000 Active 284 DOM
18. 2026-05-04
    status Pending 450-char remark

    Show marketing remark (450 chars)

    CUTE CAJUN TYPE HOME WITH BEAUTIFUL FRONT AND BACK PORCH. LARGE SPACIOUS YARD. FRONT AND REAR PARKING PADS. This property is eligible under the First Look Initiative which expires after 30 full days on market. No investor offers until first look period expires. No offers regardless of buyer type will not be negotiated within the first 7 days of listing. Broker does not warranty GLA, Lot Size- no current survey. No flood insurance on the property.

19. 2026-02-23
    price $70,000 450-char remark

    Show marketing remark (450 chars)

    CUTE CAJUN TYPE HOME WITH BEAUTIFUL FRONT AND BACK PORCH. LARGE SPACIOUS YARD. FRONT AND REAR PARKING PADS. This property is eligible under the First Look Initiative which expires after 30 full days on market. No investor offers until first look period expires. No offers regardless of buyer type will not be negotiated within the first 7 days of listing. Broker does not warranty GLA, Lot Size- no current survey. No flood insurance on the property.

20. 2025-11-25
    price $75,000 450-char remark

    Show marketing remark (450 chars)

    CUTE CAJUN TYPE HOME WITH BEAUTIFUL FRONT AND BACK PORCH. LARGE SPACIOUS YARD. FRONT AND REAR PARKING PADS. This property is eligible under the First Look Initiative which expires after 30 full days on market. No investor offers until first look period expires. No offers regardless of buyer type will not be negotiated within the first 7 days of listing. Broker does not warranty GLA, Lot Size- no current survey. No flood insurance on the property.

21. 2025-10-17
    price $80,000 450-char remark

    Show marketing remark (450 chars)

    CUTE CAJUN TYPE HOME WITH BEAUTIFUL FRONT AND BACK PORCH. LARGE SPACIOUS YARD. FRONT AND REAR PARKING PADS. This property is eligible under the First Look Initiative which expires after 30 full days on market. No investor offers until first look period expires. No offers regardless of buyer type will not be negotiated within the first 7 days of listing. Broker does not warranty GLA, Lot Size- no current survey. No flood insurance on the property.

22. 2025-09-03
    price $85,000 450-char remark

    Show marketing remark (450 chars)

    CUTE CAJUN TYPE HOME WITH BEAUTIFUL FRONT AND BACK PORCH. LARGE SPACIOUS YARD. FRONT AND REAR PARKING PADS. This property is eligible under the First Look Initiative which expires after 30 full days on market. No investor offers until first look period expires. No offers regardless of buyer type will not be negotiated within the first 7 days of listing. Broker does not warranty GLA, Lot Size- no current survey. No flood insurance on the property.

23. 2025-07-25
    listed $90,000 Active 450-char remark

    Show marketing remark (450 chars)

    CUTE CAJUN TYPE HOME WITH BEAUTIFUL FRONT AND BACK PORCH. LARGE SPACIOUS YARD. FRONT AND REAR PARKING PADS. This property is eligible under the First Look Initiative which expires after 30 full days on market. No investor offers until first look period expires. No offers regardless of buyer type will not be negotiated within the first 7 days of listing. Broker does not warranty GLA, Lot Size- no current survey. No flood insurance on the property.

24. 2008-04-01
    listed $154,000
25. 2008-04-01
    listed $154,000
26. 2008-04-01
    listed $154,000

ⓘ 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: $1,062 · $89/mo
• Projected year-2 tax: $1,062 · $89/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 ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,172
• − Mortgage interest: −$3,921
• − Property taxes: −$1,062
• − Insurance: −$5,468
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$2,036
• Taxable loss: −$584
• Est. tax savings @ 24.0%: +$140
• After-tax cash flow: $400/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 — Galliano

• Score: 68/100
• State rank: #96
• US rank: #9844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galliano, LA
• Population (ZIP): 3,547

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 13% Two or more races 11% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 12% Serbian 1%
• Foreign-born: 6% · Canada, Jamaica, China
• Languages at home: 66% English-only · French/Haitian/Cajun 24% Spanish 10%

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: ▲ 1.76%
• Current HPI: 53.5942
• 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

-54.5% since first listed

9 events — show timeline

• 2026-05-04 Pending — AcadianaMLS
• 2026-02-23 Price Changed $70,000 AcadianaMLS
• 2025-11-25 Price Changed $75,000 AcadianaMLS
• 2025-10-17 Price Changed $80,000 AcadianaMLS
• 2025-09-03 Price Changed $85,000 AcadianaMLS
• 2025-07-25 Listed $90,000 AcadianaMLS
• 2008-04-01 Listed $154,000 AcadianaMLS
• 2008-04-01 Listed $154,000 GBRMLS
• 2008-04-01 Listed $154,000 GBRMLS

Property tax history

+1.4%/yr

Latest (2024): $1,062 · +8.9% YoY. Source: county tax records.