7714 La Hwy 308 · Lockport, LA 70374

$105,000

3 bd · 2.0 ba · 2,094 sqft · SingleFamily public records · 241 Days on market

Built 1962 0.25 ac lot $50/sqft · 61% below area ↓ 22% 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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Let's bring this bayou beauty back to life! With over 1,700 square feet of living space, this spacious home features 3 bedrooms, 2 bathrooms, including a master suite, and not just one, but two living rooms - perfect for spreading out or hosting guests. The updated kitchen gives you a great starting point to make this home your own. Step outside and enjoy a spacious back patio, ideal for relaxing evenings or weekend BBQs. A bonus storage shed offers plenty of room for all your hobbies, tools, or extra storage needs. As an added bonus, a bulkhead has already been installed, giving you peace of mind and added value. Bring your vision and creativity to transform this bayou-side retreat into something truly special. With a little work and determination, this gem can shine once again!

Key facts

• Bulkhead installed
• Updated kitchen
• Bonus storage shed

Tags

• UPDATED KITCHEN
• SPACIOUS BACK PATIO
• BONUS STORAGE SHED
• BULKHEAD INSTALLED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/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 64/100 on livability (#168 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment 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: 56 active listings in the ZIP; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (22%) 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→21/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 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.28% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.60%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

• ARV (median comp): $227,336
• List price: $105,000
• Delta: -53.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Lucille St	0.52mi	3/2.0	2,098 (+0%)	19mo	$169,900	$81	60
219 Chateau Dr	0.72mi	3/2.0	2,193 (+5%)	19mo	$379,900	$173	43

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

Projected returns pro-forma

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

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-574
• Equity at exit: $15,656

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $20,859
• Equity at exit: $9,078

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 70374

• Active inventory: 56
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$44
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $257

Break-even live

Break-even rent $1,017

Max offer price $105,000

Occupancy floor 76%

Sensitivity live

Price	-10% $316	-5% $287	+0% $257	+5% $227	+10% $198
Rent	-10% $151	-5% $204	+0% $257	+5% $310	+10% $363
Rate	-1.0pp $310	-0.5pp $284	base $257	+0.5pp $230	+1.0pp $202

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 23 events

1. 2026-06-19
   days on market $105,000 Active 241 DOM
2. 2026-06-18
   days on market $105,000 Active 240 DOM
3. 2026-06-17
   days on market $105,000 Active 239 DOM
4. 2026-06-16
   days on market $105,000 Active 238 DOM
5. 2026-06-15
   days on market $105,000 Active 237 DOM
6. 2026-06-14
   days on market $105,000 Active 235 DOM
7. 2026-06-13
   days on market $105,000 Active 234 DOM
8. 2026-06-10
   days on market $105,000 Active 232 DOM
9. 2026-06-09
   days on market $105,000 Active 231 DOM
10. 2026-06-08
    days on market $105,000 Active 230 DOM
11. 2026-06-07
    days on market $105,000 Active 229 DOM
12. 2026-06-05
    days on market $105,000 Active 226 DOM
13. 2026-06-03
    days on market $105,000 Active 225 DOM
14. 2026-06-02
    days on market $105,000 Active 224 DOM
15. 2026-06-01
    days on market $105,000 Active 223 DOM
16. 2026-05-31
    days on market $105,000 Active 222 DOM
17. 2026-05-30
    days on market $105,000 Active 221 DOM
18. 2026-02-24
    price $105,000 790-char remark

    Show marketing remark (802 chars)

    Let’s bring this bayou beauty back to life! With over 1,700 square feet of living space, this spacious home features 3 bedrooms, 2 bathrooms, including a master suite, and not just one, but two living rooms – perfect for spreading out or hosting guests. The updated kitchen gives you a great starting point to make this home your own. Step outside and enjoy a spacious back patio, ideal for relaxing evenings or weekend BBQs. A bonus storage shed offers plenty of room for all your hobbies, tools, or extra storage needs. As an added bonus, a bulkhead has already been installed, giving you peace of mind and added value. Bring your vision and creativity to transform this bayou-side retreat into something truly special. With a little work and determination, this gem can shine once again!

19. 2026-02-24
    price $105,000 802-char remark

    Show marketing remark (802 chars)

    Let’s bring this bayou beauty back to life! With over 1,700 square feet of living space, this spacious home features 3 bedrooms, 2 bathrooms, including a master suite, and not just one, but two living rooms – perfect for spreading out or hosting guests. The updated kitchen gives you a great starting point to make this home your own. Step outside and enjoy a spacious back patio, ideal for relaxing evenings or weekend BBQs. A bonus storage shed offers plenty of room for all your hobbies, tools, or extra storage needs. As an added bonus, a bulkhead has already been installed, giving you peace of mind and added value. Bring your vision and creativity to transform this bayou-side retreat into something truly special. With a little work and determination, this gem can shine once again!

20. 2025-11-29
    price $120,000 790-char remark

    Show marketing remark (790 chars)

    Let's bring this bayou beauty back to life! With over 1,700 square feet of living space, this spacious home features 3 bedrooms, 2 bathrooms, including a master suite, and not just one, but two living rooms - perfect for spreading out or hosting guests. The updated kitchen gives you a great starting point to make this home your own. Step outside and enjoy a spacious back patio, ideal for relaxing evenings or weekend BBQs. A bonus storage shed offers plenty of room for all your hobbies, tools, or extra storage needs. As an added bonus, a bulkhead has already been installed, giving you peace of mind and added value. Bring your vision and creativity to transform this bayou-side retreat into something truly special. With a little work and determination, this gem can shine once again!

21. 2025-11-19
    price $120,000 802-char remark

    Show marketing remark (802 chars)

    Let’s bring this bayou beauty back to life! With over 1,700 square feet of living space, this spacious home features 3 bedrooms, 2 bathrooms, including a master suite, and not just one, but two living rooms – perfect for spreading out or hosting guests. The updated kitchen gives you a great starting point to make this home your own. Step outside and enjoy a spacious back patio, ideal for relaxing evenings or weekend BBQs. A bonus storage shed offers plenty of room for all your hobbies, tools, or extra storage needs. As an added bonus, a bulkhead has already been installed, giving you peace of mind and added value. Bring your vision and creativity to transform this bayou-side retreat into something truly special. With a little work and determination, this gem can shine once again!

22. 2025-10-21
    listed $135,000 Active 802-char remark

    Show marketing remark (790 chars)

    Let's bring this bayou beauty back to life! With over 1,700 square feet of living space, this spacious home features 3 bedrooms, 2 bathrooms, including a master suite, and not just one, but two living rooms - perfect for spreading out or hosting guests. The updated kitchen gives you a great starting point to make this home your own. Step outside and enjoy a spacious back patio, ideal for relaxing evenings or weekend BBQs. A bonus storage shed offers plenty of room for all your hobbies, tools, or extra storage needs. As an added bonus, a bulkhead has already been installed, giving you peace of mind and added value. Bring your vision and creativity to transform this bayou-side retreat into something truly special. With a little work and determination, this gem can shine once again!

23. 2025-10-21
    listed $135,000 Active 790-char remark

    Show marketing remark (790 chars)

    Let's bring this bayou beauty back to life! With over 1,700 square feet of living space, this spacious home features 3 bedrooms, 2 bathrooms, including a master suite, and not just one, but two living rooms - perfect for spreading out or hosting guests. The updated kitchen gives you a great starting point to make this home your own. Step outside and enjoy a spacious back patio, ideal for relaxing evenings or weekend BBQs. A bonus storage shed offers plenty of room for all your hobbies, tools, or extra storage needs. As an added bonus, a bulkhead has already been installed, giving you peace of mind and added value. Bring your vision and creativity to transform this bayou-side retreat into something truly special. With a little work and determination, this gem can shine once again!

ⓘ 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: $1,005 · $84/mo
• Projected year-2 tax: $1,005 · $84/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 8/10 Severe FEMA zone A · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,108
• − Mortgage interest: −$5,882
• − Property taxes: −$1,005
• − Insurance: −$2,027
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$3,055
• Taxable income: $1,562
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $2,710/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 — Lockport

• Score: 64/100
• State rank: #168
• US rank: #14113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,506

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 8% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 18%
• Foreign-born: 6% · Canada
• Languages at home: 84% English-only · Spanish 9% French/Haitian/Cajun 6% Korean 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: ▼ -74.36%
• Current HPI: 99.1459
• 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

-22.2% since first listed

6 events — show timeline

• 2026-02-24 Price Changed $105,000 AcadianaMLS
• 2026-02-24 Price Changed $105,000 GBRMLS
• 2025-11-29 Price Changed $120,000 AcadianaMLS
• 2025-11-19 Price Changed $120,000 GBRMLS
• 2025-10-21 Listed $135,000 GBRMLS
• 2025-10-21 Listed $135,000 AcadianaMLS

Property tax history

+23.9%/yr

Latest (2024): $1,005 · +0.5% YoY. Source: county tax records.