14700 W West Main St · Cut Off, LA 70345

$85,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 13 Days on market

Built 1974 0.26 ac lot Est $148k · 42% under ↓ 35% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom 2 bathroom home is ready for you to enjoy. Lots of space for entertaining indoors and outdoors. The large bonus room can be used as a second living room or can be turned into an extra bedroom if needed. The large carport provides lots of shade for enjoying the outdoors. Call today for your private showing to see all the potential this home has to offer!!

Key facts

• Bonus room
• Large carport
• 0.26 acre lot

Tags

• BONUS ROOM
• LARGE CARPORT

Property features AI

Exterior

• Parking: Carport (3 spaces); 3 total parking spaces
• Utilities: Public water
• Home design: Single-family detached residence; Residential property
• Construction: Vinyl siding; Block foundation; Built with unspecified year
• Exterior features: Partial fencing; Shed(s)

Interior

• Kitchen: Gas cooktop; Oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Window unit(s) for cooling
• Interior features: Tankless water heater; Generator
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 12.2% vs local median 3.9% in Cut Off — 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 69/100 on livability (#78 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, 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: 100 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A99 (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 $85,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.47% ✓
• Cap rate: 12.17%
• Cash-on-cash: 20.98%
• DSCR: 1.93
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $147,600
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 E 42nd St	0.12mi	2/3.0 (-1)	1,680 (-7%)	1mo	$130,000	$77	73
316 West 57th St	0.51mi	3/2.0	1,807 (+0%)	6mo	$175,000	$97	70
179 E 47th St	0.61mi	3/1.5	1,800 (0%)	20mo	$44,000	$24	53
116 W 71st St	0.69mi	3/2.0	1,880 (+4%)	10mo	$199,900	$106	52
141 West 58th St	0.30mi	3/2.0	1,554 (-14%)	16mo	$175,900	$113	50
14711 E Main St	0.31mi	3/2.0	1,556 (-14%)	23mo	$53,900	$35	44
353 West 54th St	0.61mi	3/2.0	1,936 (+8%)	21mo	$85,000	$44	42
203 East 47th St	0.64mi	3/1.5	1,706 (-5%)	23mo	$140,000	$82	40

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $4,832
• Equity at exit: $12,674

10-year hold

• IRR: 14.7%
• Equity multiple: 2.19×
• Total profit: $28,399
• Equity at exit: $7,349

Cash invested: $23,800 (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 70345

• Home prices YoY: -27.6%
• Active inventory: 100
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$88 /mo · $1,053/yr
• Insurance: −$35
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $291

Break-even live

Break-even rent $879

Max offer price $85,000

Occupancy floor 72%

Sensitivity live

Price	-10% $339	-5% $315	+0% $291	+5% $267	+10% $243
Rent	-10% $192	-5% $242	+0% $291	+5% $340	+10% $389
Rate	-1.0pp $334	-0.5pp $312	base $291	+0.5pp $269	+1.0pp $246

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $85,000 Active 13 DOM
2. 2026-06-18
   days on market $85,000 Active 12 DOM
3. 2026-06-17
   days on market $85,000 Active 11 DOM
4. 2026-06-16
   days on market $85,000 Active 10 DOM
5. 2026-06-15
   days on market $85,000 Active 9 DOM
6. 2026-06-14
   days on market $85,000 Active 7 DOM
7. 2026-06-13
   days on market $85,000 Active 6 DOM
8. 2026-06-10
   days on market $85,000 Active 4 DOM
9. 2026-06-09
   days on market $85,000 Active 3 DOM
10. 2026-06-08
    days on market $85,000 Active 2 DOM
11. 2026-06-07
    remarks 371-char remark
12. 2026-06-07
    listed $85,000 Active 1 DOM

ⓘ 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: $1,053 · $88/mo
• Projected year-2 tax: $1,053 · $88/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 9/10 Extreme FEMA zone A99 · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 22 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: $14,960
• − Mortgage interest: −$4,761
• − Property taxes: −$1,053
• − Insurance: −$1,928
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$2,473
• Taxable income: $2,353
• Est. tax owed @ 24.0%: −$565
• After-tax cash flow: $2,925/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 — Cut Off

• Score: 69/100
• State rank: #78
• US rank: #8924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cut Off, LA
• Population (ZIP): 8,678

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 12% Native American 8% Two or more races 6% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 17% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 76% English-only · French/Haitian/Cajun 14% Spanish 7% Vietnamese 2%

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: ▼ -40.05%
• Current HPI: 105.2575
• 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

-34.6% since first listed

3 events — show timeline

• 2026-06-06 Listed $85,000 GBRMLS
• 2026-06-06 Listed $85,000 AcadianaMLS
• 2024-03-08 Sold (Public Records) $130,000 Public Records

Property tax history

+1.2%/yr

Latest (2024): $1,053 · +8.7% YoY. Source: county tax records.