138 Oakside Ln · Port Barre, LA 70577

$105,000

4 bd · 2.5 ba · 2,303 sqft · Other · 325 Days on market

$46/sqft · 66% below area ↓ 9% since listing

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Welcome to the Ultimate Waterfront Getaway!Tucked away on a peaceful dead-end road, this rare double-camp package on Bayou Courtableau is the perfect setup for a group getaway or bestie retreat! Two charming detached camps are being sold together, offering plenty of space to spread out, relax, and make lifelong memories.Enjoy direct bayou access, your own private boat launch, and a massive screened-in party area/dance hall perfect for fish fries, game days, and late-night laughs. The property is nestled on leased land with sweeping water views and room to breathe. These camps are located on leased property. If you've been dreaming of a laid-back waterfront lifestyle with a little bit of fun and a whole lot of charm--this is it!

Key facts

• Private boat launch
• Waterfront getaway
• Direct bayou access

Tags

• WATERFRONT GETAWAY
• DIRECT BAYOU ACCESS
• PRIVATE BOAT LAUNCH
• SWEEPING WATER VIEWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#85 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• St. Landry Parish (town): math 20% / reading 33% proficiency, ranked #54 of 98 in LA (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 142 units permitted in St. Landry Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($726 loan paydown + $708 appreciation (0.7% local appreciation)).
• St. Landry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 325 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 325 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 A-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. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $305,454
• List price: $105,000
• Delta: -65.62%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

0.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.33×
• Total profit: $9,724
• Equity at exit: $34,075

10-year hold

• IRR: 11.2%
• Equity multiple: 2.31×
• Total profit: $38,566
• Equity at exit: $43,944

Cash invested: $29,400 (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 70577

• Home prices YoY: 0.7%
• Active inventory: 28
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $146

Break-even live

Break-even rent $1,077

Max offer price $105,000

Occupancy floor 83%

Sensitivity live

Price	-10% $219	-5% $183	+0% $146	+5% $110	+10% $74
Rent	-10% $47	-5% $97	+0% $146	+5% $196	+10% $246
Rate	-1.0pp $199	-0.5pp $173	base $146	+0.5pp $119	+1.0pp $92

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $105,000 Active 325 DOM
2. 2026-06-18
   days on market $105,000 Active 323 DOM
3. 2026-06-17
   days on market $105,000 Active 322 DOM
4. 2026-06-16
   days on market $105,000 Active 321 DOM
5. 2026-06-15
   days on market $105,000 Active 320 DOM
6. 2026-06-13
   days on market $105,000 Active 318 DOM
7. 2026-06-12
   days on market $105,000 Active 317 DOM
8. 2026-06-09
   days on market $105,000 Active 314 DOM
9. 2026-06-08
   days on market $105,000 Active 313 DOM
10. 2026-06-07
    days on market $105,000 Active 312 DOM
11. 2026-06-07
    days on market $105,000 Active 311 DOM
12. 2026-06-04
    days on market $105,000 Active 308 DOM
13. 2026-06-02
    days on market $105,000 Active 307 DOM
14. 2026-06-01
    days on market $105,000 Active 306 DOM
15. 2026-05-31
    days on market $105,000 Active 305 DOM
16. 2026-05-31
    days on market $105,000 Active 304 DOM
17. 2026-04-24
    price $105,000 737-char remark

    Show marketing remark (737 chars)

    Welcome to the Ultimate Waterfront Getaway!Tucked away on a peaceful dead-end road, this rare double-camp package on Bayou Courtableau is the perfect setup for a group getaway or bestie retreat! Two charming detached camps are being sold together, offering plenty of space to spread out, relax, and make lifelong memories.Enjoy direct bayou access, your own private boat launch, and a massive screened-in party area/dance hall perfect for fish fries, game days, and late-night laughs. The property is nestled on leased land with sweeping water views and room to breathe. These camps are located on leased property. If you've been dreaming of a laid-back waterfront lifestyle with a little bit of fun and a whole lot of charm--this is it!

18. 2026-01-29
    status Active 737-char remark

    Show marketing remark (737 chars)

    Welcome to the Ultimate Waterfront Getaway!Tucked away on a peaceful dead-end road, this rare double-camp package on Bayou Courtableau is the perfect setup for a group getaway or bestie retreat! Two charming detached camps are being sold together, offering plenty of space to spread out, relax, and make lifelong memories.Enjoy direct bayou access, your own private boat launch, and a massive screened-in party area/dance hall perfect for fish fries, game days, and late-night laughs. The property is nestled on leased land with sweeping water views and room to breathe. These camps are located on leased property. If you've been dreaming of a laid-back waterfront lifestyle with a little bit of fun and a whole lot of charm--this is it!

19. 2025-07-28
    listed $115,000 Active 737-char remark

    Show marketing remark (737 chars)

    Welcome to the Ultimate Waterfront Getaway!Tucked away on a peaceful dead-end road, this rare double-camp package on Bayou Courtableau is the perfect setup for a group getaway or bestie retreat! Two charming detached camps are being sold together, offering plenty of space to spread out, relax, and make lifelong memories.Enjoy direct bayou access, your own private boat launch, and a massive screened-in party area/dance hall perfect for fish fries, game days, and late-night laughs. The property is nestled on leased land with sweeping water views and room to breathe. These camps are located on leased property. If you've been dreaming of a laid-back waterfront lifestyle with a little bit of fun and a whole lot of charm--this is it!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $15,149
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$2,027
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$3,055
• Taxable income: $186
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $1,713/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: St. Landry Parish
• NCES district ID: 2201560
• Math proficiency: 20% ▼ -43.00%
• Reading proficiency: 33% ▼ -35.00%
• Median HH income: $32,635
• Composite: 21.59/100
• National rank: #8303
• State rank: #54 of 98 in LA

Livability — Port Barre

• Score: 68/100
• State rank: #85
• US rank: #9518

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): 3,808

Population outlook (St. Landry County) Hauer SSP2

• Today (2025): 83,114 people
• By 2030: 82,110 · -1.2%
• By 2040: 79,445 · -4.4%
• By 2050: 75,855 · -8.7%
• By 2075: 65,684 · -21.0%
• By 2100: 51,739 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 26% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Lithuanian 12% Italian 1%
• Foreign-born: 1%
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 1%

Political lean MEDSL · St. Landry

• 2024 margin: R (+18.8) · D 40.0% · R 58.9% · Other 1.1%
• 2008→2024 swing: -15.6pp toward R · 2008: -3.2pp · 2024: -18.8pp
• All cycles: 2024: R+18.8 2020: R+14.1 2016: R+11.9 2012: R+4.3 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.67%
• Current HPI: 99.4043
• 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

-8.7% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $105,000 AcadianaMLS
• 2026-01-29 Relisted — AcadianaMLS
• 2025-07-28 Listed $115,000 AcadianaMLS

Property tax history

-0.0%/yr

Latest (2025): $122 · +0.0% YoY. Source: county tax records.