635 Martin Ln · Port Sulphur, LA 70083

$225,000

3 bd · 2.0 ba · 2,528 sqft · SingleFamily public records · 59 Days on market

Built 1963 5,000 sqft lot $89/sqft · 60% below area Est $402k · 44% under

---

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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.4/10.0
• 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

WATERFONT paradise located in HAPPY JACKS! Catch redfish and trout off your private deck or launch your boat from your private launch in the canal with access to Buras, Empire and Venice. Camp includes it ALL from furniture to wall decor and even kitchen essentials and all appliances, just bring your suitcase and enjoy the summer on the water. This Spacious 1800sqft 3-bedroom 2 bath double wide has an open floor plan, sperate dining area and a fireplace. Garden tub in the primary bathroom, double vanities in both bathrooms. Under the 9ft raised home is a great space with room for cooking, parking and boat storage making this the perfect quiet weekend getaway or the go to place for gathering and entertaining! Don't hesitate, this camp won't last long!

Key facts

• Private deck
• Open floor plan
• Private launch

Tags

• PRIVATE DECK
• PRIVATE LAUNCH
• OPEN FLOOR PLAN
• SEPARATE DINING AREA
• FIREPLACE
• GARDEN TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $218k (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 $4k of equity ($2k 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 $63k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $145k; list at $225k implies a 55% gain — meaningful room to come down on a strong offer.

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 $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.67%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

• ARV (median comp): $401,847
• List price: $225,000
• Delta: -44.01%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.1%
• Equity multiple: 1.31×
• Total profit: $19,624
• Equity at exit: $76,861

10-year hold

• IRR: 10.4%
• Equity multiple: 2.26×
• Total profit: $79,689
• Equity at exit: $102,179

Cash invested: $63,000 (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 70083

• Home prices YoY: 1.5%
• Active inventory: 49
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,562 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$94
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $238

Break-even live

Break-even rent $2,260

Max offer price $225,000

Occupancy floor 86%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $225,000 Active 59 DOM
2. 2026-06-17
   days on market $225,000 Active 58 DOM
3. 2026-06-16
   days on market $225,000 Active 57 DOM
4. 2026-06-15
   days on market $225,000 Active 56 DOM
5. 2026-06-13
   days on market $225,000 Active 54 DOM
6. 2026-06-13
   days on market $225,000 Active 53 DOM
7. 2026-06-10
   days on market $225,000 Active 51 DOM
8. 2026-06-09
   days on market $225,000 Active 50 DOM
9. 2026-06-08
   days on market $225,000 Active 49 DOM
10. 2026-06-07
    days on market $225,000 Active 48 DOM
11. 2026-06-03
    days on market $225,000 Active 44 DOM
12. 2026-06-02
    days on market $225,000 Active 43 DOM
13. 2026-06-01
    days on market $225,000 Active 42 DOM
14. 2026-05-31
    days on market $225,000 Active 41 DOM
15. 2026-04-19
    listed $225,000 Active 760-char remark

    Show marketing remark (760 chars)

    WATERFONT paradise located in HAPPY JACKS! Catch redfish and trout off your private deck or launch your boat from your private launch in the canal with access to Buras, Empire and Venice. Camp includes it ALL from furniture to wall decor and even kitchen essentials and all appliances, just bring your suitcase and enjoy the summer on the water. This Spacious 1800sqft 3-bedroom 2 bath double wide has an open floor plan, sperate dining area and a fireplace. Garden tub in the primary bathroom, double vanities in both bathrooms. Under the 9ft raised home is a great space with room for cooking, parking and boat storage making this the perfect quiet weekend getaway or the go to place for gathering and entertaining! Don't hesitate, this camp won't last long!

16. 2026-04-19
    listed $225,000 Active 760-char remark

    Show marketing remark (760 chars)

    WATERFONT paradise located in HAPPY JACKS! Catch redfish and trout off your private deck or launch your boat from your private launch in the canal with access to Buras, Empire and Venice. Camp includes it ALL from furniture to wall decor and even kitchen essentials and all appliances, just bring your suitcase and enjoy the summer on the water. This Spacious 1800sqft 3-bedroom 2 bath double wide has an open floor plan, sperate dining area and a fireplace. Garden tub in the primary bathroom, double vanities in both bathrooms. Under the 9ft raised home is a great space with room for cooking, parking and boat storage making this the perfect quiet weekend getaway or the go to place for gathering and entertaining! Don't hesitate, this camp won't last long!

17. 2013-12-19
    soldstatus $145,000
18. 2013-12-19
    soldstatus $145,000
19. 2013-04-12
    listed $169,000
20. 2013-04-12
    listed $169,000
21. 2002-03-14
    soldstatus $30,000

ⓘ 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: $1,020 · $85/mo
• Projected year-2 tax: $1,238 · $103/mo
• Expected delta: +$217/yr (+$18/mo · 21.3%)

ⓘ 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 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $30,740
• − Mortgage interest: −$12,603
• − Property taxes: −$1,020
• − Insurance: −$6,244
• − Repairs & maintenance: −$2,459
• − Management: −$2,459
• − Depreciation: −$6,545
• Taxable loss: −$591
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $3,004/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

• 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

+650.0% since first listed

7 events — show timeline

• 2026-04-19 Listed $225,000 AcadianaMLS
• 2026-04-19 Listed $225,000 GSREIN
• 2013-12-19 Sold (Public Records) $145,000 Public Records
• 2013-12-19 Sold (MLS) $145,000 GSREIN
• 2013-04-12 Listed $169,000 AcadianaMLS
• 2013-04-12 Listed $169,000 GSREIN
• 2002-03-14 Sold (Public Records) $30,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,020 · -3.6% YoY. Source: county tax records.