162 Service Rd · Larose, LA 70373

$50,000

2 bd · 1.0 ba · 900 sqft · Other public records · 202 Days on market

Built 1962 4,791 sqft lot $56/sqft · 29% below area Est $65k · 23% under ↓ 38% 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 +8.0/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

THIS COZY, SMALL HOME IS FULL OF CHARACTER AND READY FOR SOMEONE WITH VISION TO BRING IT BACK TO LIFE. WITH A LITTLE TLC, THIS HOME COULD SHINE-WHETHER YOU'RE AN INVESTOR, A FLIPPER OR A BUYER LOOKING TO CREATE A GREAT INCOME-PRODUCING PROPERTY. THE LAYOUT IS EFFICIENT THE YARD IS MANAGEABLE, AND THE BONES ARE SOLID, OFFERING AN EASY OPPORTUNITY TO ADD VALUE WITH UPDATES AND PERSONAL TOUCHES. ENJOY THE SHADE OF A LARGE OAK, NATURAL LIGHT THROUGH LIVING ROOM WINDOWS AND COFFEE ON THE SCREENED IN PATIO MOSQUITO FREE. IF YOU ARE LOOKING FOR A PROJECT WITH EXCELLENT UPSIDE AND PLENTY OF POSSIBILITIES, THIS PROPERTY IS THE PERFECT FIT. UNLOCK ITS POTENTIAL AND TURN IT INTO A PROFITABLE INVESTMENT OR A CHARMING HOME WITH RENEWED APPEAL!

Key facts

• 4,791 sq ft lot
• Built 1962
• Listed 201 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $-75 ($-900/yr) — negative.
• To cash-flow at today's rent, offer at most $37k (26.5% below list).
• Meets the 1% rule at list price ($852 rent vs $50k).
• Recommended offer: $37k (26.5% below list) — sets the bar for cash-flow.
• Cap rate 14.7% vs local median 2.0% in Larose — 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 62/100 on livability (#209 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, schools B+; Watch: employment D+, crime D, amenities 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: 57 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 $3k of equity ($346 loan paydown + $3k appreciation (6.1% local appreciation)).
• At projected returns (6.1% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, 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 202 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (38%) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,750 (26.5% 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 202 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.70% ✓
• Cap rate: 14.73%
• Cash-on-cash: 30.13%
• DSCR: 2.34
• GRM: 4.9

CMA / ARV

• ARV (median comp): $65,024
• List price: $50,000
• Delta: -23.11%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

6.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.73×
• Total profit: $10,194
• Equity at exit: $31,724

10-year hold

• IRR: 11.9%
• Equity multiple: 3.44×
• Total profit: $34,170
• Equity at exit: $57,785

Cash invested: $14,000 (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 70373

• Home prices YoY: 6.1%
• Active inventory: 57
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $852 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$38 /mo · $459/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $-75

Break-even live

Break-even rent $947

Max offer price $36,750

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $50,000 Active 202 DOM
2. 2026-06-18
   days on market $50,000 Active 201 DOM
3. 2026-06-17
   days on market $50,000 Active 200 DOM
4. 2026-06-16
   days on market $50,000 Active 199 DOM
5. 2026-06-15
   days on market $50,000 Active 198 DOM
6. 2026-06-14
   days on market $50,000 Active 196 DOM
7. 2026-06-13
   days on market $50,000 Active 195 DOM
8. 2026-06-10
   days on market $50,000 Active 193 DOM
9. 2026-06-09
   days on market $50,000 Active 192 DOM
10. 2026-06-08
    days on market $50,000 Active 191 DOM
11. 2026-06-07
    days on market $50,000 Active 190 DOM
12. 2026-06-05
    days on market $50,000 Active 187 DOM
13. 2026-06-03
    days on market $50,000 Active 186 DOM
14. 2026-06-02
    days on market $50,000 Active 185 DOM
15. 2026-06-01
    days on market $50,000 Active 184 DOM
16. 2026-05-31
    days on market $50,000 Active 183 DOM
17. 2026-05-30
    days on market $50,000 Active 182 DOM
18. 2026-05-20
    price $50,000 740-char remark

    Show marketing remark (740 chars)

    THIS COZY, SMALL HOME IS FULL OF CHARACTER AND READY FOR SOMEONE WITH VISION TO BRING IT BACK TO LIFE. WITH A LITTLE TLC, THIS HOME COULD SHINE-WHETHER YOU'RE AN INVESTOR, A FLIPPER OR A BUYER LOOKING TO CREATE A GREAT INCOME-PRODUCING PROPERTY. THE LAYOUT IS EFFICIENT THE YARD IS MANAGEABLE, AND THE BONES ARE SOLID, OFFERING AN EASY OPPORTUNITY TO ADD VALUE WITH UPDATES AND PERSONAL TOUCHES. ENJOY THE SHADE OF A LARGE OAK, NATURAL LIGHT THROUGH LIVING ROOM WINDOWS AND COFFEE ON THE SCREENED IN PATIO MOSQUITO FREE. IF YOU ARE LOOKING FOR A PROJECT WITH EXCELLENT UPSIDE AND PLENTY OF POSSIBILITIES, THIS PROPERTY IS THE PERFECT FIT. UNLOCK ITS POTENTIAL AND TURN IT INTO A PROFITABLE INVESTMENT OR A CHARMING HOME WITH RENEWED APPEAL!

19. 2026-05-20
    price $50,000 740-char remark

    Show marketing remark (740 chars)

    THIS COZY, SMALL HOME IS FULL OF CHARACTER AND READY FOR SOMEONE WITH VISION TO BRING IT BACK TO LIFE. WITH A LITTLE TLC, THIS HOME COULD SHINE-WHETHER YOU'RE AN INVESTOR, A FLIPPER OR A BUYER LOOKING TO CREATE A GREAT INCOME-PRODUCING PROPERTY. THE LAYOUT IS EFFICIENT THE YARD IS MANAGEABLE, AND THE BONES ARE SOLID, OFFERING AN EASY OPPORTUNITY TO ADD VALUE WITH UPDATES AND PERSONAL TOUCHES. ENJOY THE SHADE OF A LARGE OAK, NATURAL LIGHT THROUGH LIVING ROOM WINDOWS AND COFFEE ON THE SCREENED IN PATIO MOSQUITO FREE. IF YOU ARE LOOKING FOR A PROJECT WITH EXCELLENT UPSIDE AND PLENTY OF POSSIBILITIES, THIS PROPERTY IS THE PERFECT FIT. UNLOCK ITS POTENTIAL AND TURN IT INTO A PROFITABLE INVESTMENT OR A CHARMING HOME WITH RENEWED APPEAL!

20. 2026-03-15
    price $65,000 740-char remark

    Show marketing remark (740 chars)

    THIS COZY, SMALL HOME IS FULL OF CHARACTER AND READY FOR SOMEONE WITH VISION TO BRING IT BACK TO LIFE. WITH A LITTLE TLC, THIS HOME COULD SHINE-WHETHER YOU'RE AN INVESTOR, A FLIPPER OR A BUYER LOOKING TO CREATE A GREAT INCOME-PRODUCING PROPERTY. THE LAYOUT IS EFFICIENT THE YARD IS MANAGEABLE, AND THE BONES ARE SOLID, OFFERING AN EASY OPPORTUNITY TO ADD VALUE WITH UPDATES AND PERSONAL TOUCHES. ENJOY THE SHADE OF A LARGE OAK, NATURAL LIGHT THROUGH LIVING ROOM WINDOWS AND COFFEE ON THE SCREENED IN PATIO MOSQUITO FREE. IF YOU ARE LOOKING FOR A PROJECT WITH EXCELLENT UPSIDE AND PLENTY OF POSSIBILITIES, THIS PROPERTY IS THE PERFECT FIT. UNLOCK ITS POTENTIAL AND TURN IT INTO A PROFITABLE INVESTMENT OR A CHARMING HOME WITH RENEWED APPEAL!

21. 2026-03-15
    price $65,000 740-char remark

    Show marketing remark (740 chars)

    THIS COZY, SMALL HOME IS FULL OF CHARACTER AND READY FOR SOMEONE WITH VISION TO BRING IT BACK TO LIFE. WITH A LITTLE TLC, THIS HOME COULD SHINE-WHETHER YOU'RE AN INVESTOR, A FLIPPER OR A BUYER LOOKING TO CREATE A GREAT INCOME-PRODUCING PROPERTY. THE LAYOUT IS EFFICIENT THE YARD IS MANAGEABLE, AND THE BONES ARE SOLID, OFFERING AN EASY OPPORTUNITY TO ADD VALUE WITH UPDATES AND PERSONAL TOUCHES. ENJOY THE SHADE OF A LARGE OAK, NATURAL LIGHT THROUGH LIVING ROOM WINDOWS AND COFFEE ON THE SCREENED IN PATIO MOSQUITO FREE. IF YOU ARE LOOKING FOR A PROJECT WITH EXCELLENT UPSIDE AND PLENTY OF POSSIBILITIES, THIS PROPERTY IS THE PERFECT FIT. UNLOCK ITS POTENTIAL AND TURN IT INTO A PROFITABLE INVESTMENT OR A CHARMING HOME WITH RENEWED APPEAL!

22. 2026-01-05
    price $70,000 740-char remark

    Show marketing remark (740 chars)

    THIS COZY, SMALL HOME IS FULL OF CHARACTER AND READY FOR SOMEONE WITH VISION TO BRING IT BACK TO LIFE. WITH A LITTLE TLC, THIS HOME COULD SHINE-WHETHER YOU'RE AN INVESTOR, A FLIPPER OR A BUYER LOOKING TO CREATE A GREAT INCOME-PRODUCING PROPERTY. THE LAYOUT IS EFFICIENT THE YARD IS MANAGEABLE, AND THE BONES ARE SOLID, OFFERING AN EASY OPPORTUNITY TO ADD VALUE WITH UPDATES AND PERSONAL TOUCHES. ENJOY THE SHADE OF A LARGE OAK, NATURAL LIGHT THROUGH LIVING ROOM WINDOWS AND COFFEE ON THE SCREENED IN PATIO MOSQUITO FREE. IF YOU ARE LOOKING FOR A PROJECT WITH EXCELLENT UPSIDE AND PLENTY OF POSSIBILITIES, THIS PROPERTY IS THE PERFECT FIT. UNLOCK ITS POTENTIAL AND TURN IT INTO A PROFITABLE INVESTMENT OR A CHARMING HOME WITH RENEWED APPEAL!

23. 2026-01-05
    price $70,000 740-char remark

    Show marketing remark (740 chars)

    THIS COZY, SMALL HOME IS FULL OF CHARACTER AND READY FOR SOMEONE WITH VISION TO BRING IT BACK TO LIFE. WITH A LITTLE TLC, THIS HOME COULD SHINE-WHETHER YOU'RE AN INVESTOR, A FLIPPER OR A BUYER LOOKING TO CREATE A GREAT INCOME-PRODUCING PROPERTY. THE LAYOUT IS EFFICIENT THE YARD IS MANAGEABLE, AND THE BONES ARE SOLID, OFFERING AN EASY OPPORTUNITY TO ADD VALUE WITH UPDATES AND PERSONAL TOUCHES. ENJOY THE SHADE OF A LARGE OAK, NATURAL LIGHT THROUGH LIVING ROOM WINDOWS AND COFFEE ON THE SCREENED IN PATIO MOSQUITO FREE. IF YOU ARE LOOKING FOR A PROJECT WITH EXCELLENT UPSIDE AND PLENTY OF POSSIBILITIES, THIS PROPERTY IS THE PERFECT FIT. UNLOCK ITS POTENTIAL AND TURN IT INTO A PROFITABLE INVESTMENT OR A CHARMING HOME WITH RENEWED APPEAL!

24. 2025-11-30
    listed $80,000 Active 740-char remark

    Show marketing remark (740 chars)

    THIS COZY, SMALL HOME IS FULL OF CHARACTER AND READY FOR SOMEONE WITH VISION TO BRING IT BACK TO LIFE. WITH A LITTLE TLC, THIS HOME COULD SHINE-WHETHER YOU'RE AN INVESTOR, A FLIPPER OR A BUYER LOOKING TO CREATE A GREAT INCOME-PRODUCING PROPERTY. THE LAYOUT IS EFFICIENT THE YARD IS MANAGEABLE, AND THE BONES ARE SOLID, OFFERING AN EASY OPPORTUNITY TO ADD VALUE WITH UPDATES AND PERSONAL TOUCHES. ENJOY THE SHADE OF A LARGE OAK, NATURAL LIGHT THROUGH LIVING ROOM WINDOWS AND COFFEE ON THE SCREENED IN PATIO MOSQUITO FREE. IF YOU ARE LOOKING FOR A PROJECT WITH EXCELLENT UPSIDE AND PLENTY OF POSSIBILITIES, THIS PROPERTY IS THE PERFECT FIT. UNLOCK ITS POTENTIAL AND TURN IT INTO A PROFITABLE INVESTMENT OR A CHARMING HOME WITH RENEWED APPEAL!

25. 2025-11-29
    listed $80,000 Active 740-char remark

    Show marketing remark (740 chars)

    THIS COZY, SMALL HOME IS FULL OF CHARACTER AND READY FOR SOMEONE WITH VISION TO BRING IT BACK TO LIFE. WITH A LITTLE TLC, THIS HOME COULD SHINE-WHETHER YOU'RE AN INVESTOR, A FLIPPER OR A BUYER LOOKING TO CREATE A GREAT INCOME-PRODUCING PROPERTY. THE LAYOUT IS EFFICIENT THE YARD IS MANAGEABLE, AND THE BONES ARE SOLID, OFFERING AN EASY OPPORTUNITY TO ADD VALUE WITH UPDATES AND PERSONAL TOUCHES. ENJOY THE SHADE OF A LARGE OAK, NATURAL LIGHT THROUGH LIVING ROOM WINDOWS AND COFFEE ON THE SCREENED IN PATIO MOSQUITO FREE. IF YOU ARE LOOKING FOR A PROJECT WITH EXCELLENT UPSIDE AND PLENTY OF POSSIBILITIES, THIS PROPERTY IS THE PERFECT FIT. UNLOCK ITS POTENTIAL AND TURN IT INTO A PROFITABLE INVESTMENT OR A CHARMING HOME WITH RENEWED APPEAL!

ⓘ 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: $459 · $38/mo
• Projected year-2 tax: $459 · $38/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 · 23 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: $10,220
• − Mortgage interest: −$2,801
• − Property taxes: −$459
• − Insurance: −$5,368
• − Repairs & maintenance: −$818
• − Management: −$818
• − Depreciation: −$1,455
• Taxable loss: −$1,498
• Est. tax savings @ 24.0%: +$360
• After-tax cash flow: $-541/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 — Larose

• Score: 62/100
• State rank: #209
• US rank: #16267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Larose, LA
• Population (ZIP): 5,700

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 (83%)
• Race & ethnicity: White 83% Two or more races 10% Native American 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 18% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 87% English-only · French/Haitian/Cajun 10% Spanish 2% Vietnamese 1%

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: ▲ 6.09%
• Current HPI: 105.4002
• 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

-37.5% since first listed

8 events — show timeline

• 2026-05-20 Price Changed $50,000 AcadianaMLS
• 2026-05-20 Price Changed $50,000 GBRMLS
• 2026-03-15 Price Changed $65,000 AcadianaMLS
• 2026-03-15 Price Changed $65,000 GBRMLS
• 2026-01-05 Price Changed $70,000 AcadianaMLS
• 2026-01-05 Price Changed $70,000 GBRMLS
• 2025-11-30 Listed $80,000 GBRMLS
• 2025-11-29 Listed $80,000 AcadianaMLS

Property tax history

+0.8%/yr

Latest (2024): $459 · +9.1% YoY. Source: county tax records.