376 Comeaux Dr · Lockport, LA 70374

$50,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 133 Days on market

Built 1987 2.00 ac lot $43/sqft · 64% below area

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Cozy 3 bedroom mobile home in the heart of Lockport . This home offers a functional open layout with spacious kitchen featuring a central island . Appliances will remain for your convenience. Bedrooms include walk in closets . You will have covered parking with the large carport and a shed for storage .Also has a Covered porch area for you to enjoy. Seller is willing to look at offers , would also make a great investment property .

Key facts

• Central island
• Covered parking
• Spacious kitchen

Tags

• OPEN LAYOUT
• SPACIOUS KITCHEN
• CENTRAL ISLAND
• WALK IN CLOSETS
• COVERED PARKING
• LARGE CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (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; 1 comparable units currently listed for rent nearby; 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 $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $25k (33%) 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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: 2.50% ✓
• Cap rate: 22.74%
• Cash-on-cash: 58.73%
• DSCR: 3.61
• GRM: 3.3

CMA / ARV

• ARV (median comp): $139,844
• List price: $50,000
• Delta: -64.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.3%
• Equity multiple: 1.62×
• Total profit: $8,627
• Equity at exit: $7,455

10-year hold

• IRR: 24.2%
• Equity multiple: 3.13×
• Total profit: $29,760
• Equity at exit: $4,323

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 70374

• Active inventory: 56
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$19 /mo · $231/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $259

Break-even live

Break-even rent $923

Max offer price $50,000

Occupancy floor 74%

Sensitivity live

Price	-10% $287	-5% $273	+0% $259	+5% $245	+10% $230
Rent	-10% $160	-5% $209	+0% $259	+5% $308	+10% $357
Rate	-1.0pp $284	-0.5pp $271	base $259	+0.5pp $246	+1.0pp $233

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 McCloud Rd Lockport, LA	3.0	1.0	910	$1,250	$1.37	45d	1	1.49mi

Listing history 27 events

1. 2026-06-19
   days on market $50,000 Active 133 DOM
2. 2026-06-18
   days on market $50,000 Active 132 DOM
3. 2026-06-17
   days on market $50,000 Active 131 DOM
4. 2026-06-16
   days on market $50,000 Active 130 DOM
5. 2026-06-15
   price $50,000 Active 129 DOM
6. 2026-06-15
   days on market $55,000 Active 129 DOM
7. 2026-06-14
   days on market $55,000 Active 127 DOM
8. 2026-06-13
   days on market $55,000 Active 126 DOM
9. 2026-06-10
   days on market $55,000 Active 124 DOM
10. 2026-06-09
    days on market $55,000 Active 123 DOM
11. 2026-06-08
    days on market $55,000 Active 122 DOM
12. 2026-06-07
    days on market $55,000 Active 121 DOM
13. 2026-06-05
    days on market $55,000 Active 118 DOM
14. 2026-06-03
    days on market $55,000 Active 117 DOM
15. 2026-06-02
    days on market $55,000 Active 116 DOM
16. 2026-06-01
    days on market $55,000 Active 115 DOM
17. 2026-05-31
    days on market $55,000 Active 114 DOM
18. 2026-05-30
    days on market $55,000 Active 113 DOM
19. 2026-03-17
    price $55,000 435-char remark

    Show marketing remark (442 chars)

    Cozy 3 bedroom mobile home in the heart of Lockport . This home offers a functional open layout with spacious kitchen featuring a central island . Appliances will remain for your convenience. Bedrooms include walk in closets . You will have covered parking with the large carport and a shed for storage . Also has a Covered porch area for you to enjoy. Seller is willing to look at offers , would also make a great investment property .

20. 2026-03-17
    price $55,000 442-char remark

    Show marketing remark (442 chars)

    Cozy 3 bedroom mobile home in the heart of Lockport . This home offers a functional open layout with spacious kitchen featuring a central island . Appliances will remain for your convenience. Bedrooms include walk in closets . You will have covered parking with the large carport and a shed for storage . Also has a Covered porch area for you to enjoy. Seller is willing to look at offers , would also make a great investment property .

21. 2026-03-08
    price $64,000 435-char remark

    Show marketing remark (442 chars)

    Cozy 3 bedroom mobile home in the heart of Lockport . This home offers a functional open layout with spacious kitchen featuring a central island . Appliances will remain for your convenience. Bedrooms include walk in closets . You will have covered parking with the large carport and a shed for storage . Also has a Covered porch area for you to enjoy. Seller is willing to look at offers , would also make a great investment property .

22. 2026-03-08
    price $64,000 442-char remark

    Show marketing remark (442 chars)

    Cozy 3 bedroom mobile home in the heart of Lockport . This home offers a functional open layout with spacious kitchen featuring a central island . Appliances will remain for your convenience. Bedrooms include walk in closets . You will have covered parking with the large carport and a shed for storage . Also has a Covered porch area for you to enjoy. Seller is willing to look at offers , would also make a great investment property .

23. 2026-02-06
    listed $75,000 Active 435-char remark

    Show marketing remark (442 chars)

    Cozy 3 bedroom mobile home in the heart of Lockport . This home offers a functional open layout with spacious kitchen featuring a central island . Appliances will remain for your convenience. Bedrooms include walk in closets . You will have covered parking with the large carport and a shed for storage . Also has a Covered porch area for you to enjoy. Seller is willing to look at offers , would also make a great investment property .

24. 2026-02-06
    listed $75,000 Active 442-char remark

    Show marketing remark (442 chars)

    Cozy 3 bedroom mobile home in the heart of Lockport . This home offers a functional open layout with spacious kitchen featuring a central island . Appliances will remain for your convenience. Bedrooms include walk in closets . You will have covered parking with the large carport and a shed for storage . Also has a Covered porch area for you to enjoy. Seller is willing to look at offers , would also make a great investment property .

25. 2016-01-25
    listed $30,000
26. 2016-01-25
    listed $30,000
27. 2016-01-25
    listed $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: $231 · $19/mo
• Projected year-2 tax: $275 · $23/mo
• Expected delta: +$44/yr (+$4/mo · 19.1%)

ⓘ 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 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: $15,000
• − Mortgage interest: −$2,801
• − Property taxes: −$231
• − Insurance: −$5,368
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$1,455
• Taxable income: $2,745
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $2,445/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

• Census place: Lockport, LA
• 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

+83.3% since first listed

9 events — show timeline

• 2026-03-17 Price Changed $55,000 AcadianaMLS
• 2026-03-17 Price Changed $55,000 GSREIN
• 2026-03-08 Price Changed $64,000 AcadianaMLS
• 2026-03-08 Price Changed $64,000 GSREIN
• 2026-02-06 Listed $75,000 GSREIN
• 2026-02-06 Listed $75,000 AcadianaMLS
• 2016-01-25 Listed $30,000 GBRMLS
• 2016-01-25 Listed $30,000 AcadianaMLS
• 2016-01-25 Listed $30,000 GBRMLS

Property tax history

+0.8%/yr

Latest (2024): $231 · +0.5% YoY. Source: county tax records.