30584 Highway 23 · Empire, LA 70041

$165,000

4 bd · 3.0 ba · 2,500 sqft · SingleFamily public records · 40 Days on market

Built 2012 0.95 ac lot $66/sqft · 20% below area Est $207k · 20% under ↓ 13% 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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +5.0/10.0
• Appreciation +4.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your spacious and quietly nestled 4 bedroom 3 bath home in Buras, LA. With 2500sqft of living space and situated on a lot just under an acre, you're sure to find plenty of room to relax or entertain. Inside you'll find a beautiful open kitchen that's designed for functionality. It comes complete with a large center island, a smaller prep island, double oven, pantry, and plenty of cabinet space. The living area offers a cozy fireplace as well as double French doors leading to the outdoor patio and large outdoor space. All bedrooms include walk-in closets. In addition to the four complete bedrooms, there's also a flexible bonus room, great for a home office or play room. This property provides outstanding flexibility for families looking for room to expand or investment opportunities with rental potential. Furniture included making this home completely move-in ready! Property is being sold in "AS IS" condition. Seller will not make any repairs. Measurements not warranted by the seller, listing agent, or broker. All information is deemed accurate, but not guaranteed and are to be verified by buyer/buyer agent.!

Key facts

• Pantry
• Large center island
• Double french doors

Tags

• OPEN KITCHEN
• LARGE CENTER ISLAND
• DOUBLE OVEN
• PANTRY
• COZY FIREPLACE
• DOUBLE FRENCH DOORS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Shingle roof; Slab foundation; Property in very good condition
• Construction: Built with brick; Shingle roof; Slab foundation
• Exterior features: Covered patio/porch; City lot; Oversized lot

Interior

• Kitchen: Cooktop; Double oven; Oven; Range; Dishwasher; Refrigerator
• Bedrooms: Total rooms: 4
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Window unit heating; Central air conditioning; Window unit air conditioning
• Interior features: Ceiling fan(s); Wood-burning fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#335 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Zoned schools: Boothville-Venice Elementary School (math 37% / reading 57%, grade D-, #151 of 646 statewide, top 24%, 288 students, 100% FRL); Belle Chasse Middle School (math 40% / reading 44%, grade D-, #59 of 218 statewide, top 27%, 721 students, 62% FRL); South Plaquemines High School (math 18% / reading 43%, grade F, #124 of 265 statewide, top 47%, 412 students, 100% FRL).
• Market conditions: 52 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 $663 of equity ($1k loan paydown + $-478 appreciation (-0.3% local appreciation)).
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.27%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (median comp): $207,236
• List price: $165,000
• Delta: -20.38%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-0.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.66×
• Total profit: $30,365
• Equity at exit: $45,536

10-year hold

• IRR: 18.9%
• Equity multiple: 3.03×
• Total profit: $93,712
• Equity at exit: $52,876

Cash invested: $46,200 (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 70041

• Home prices YoY: -0.5%
• Active inventory: 52
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,067 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$111 /mo · $1,327/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $588

Break-even live

Break-even rent $1,322

Max offer price $165,000

Occupancy floor 67%

Sensitivity live

Price	-10% $681	-5% $635	+0% $588	+5% $541	+10% $495
Rent	-10% $425	-5% $506	+0% $588	+5% $670	+10% $751
Rate	-1.0pp $671	-0.5pp $630	base $588	+0.5pp $545	+1.0pp $502

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $165,000 Active 40 DOM
2. 2026-06-18
   days on market $165,000 Active 37 DOM
3. 2026-06-17
   days on market $165,000 Active 36 DOM
4. 2026-06-16
   days on market $165,000 Active 35 DOM
5. 2026-06-15
   days on market $165,000 Active 34 DOM
6. 2026-06-13
   days on market $165,000 Active 32 DOM
7. 2026-06-13
   days on market $165,000 Active 31 DOM
8. 2026-06-10
   days on market $165,000 Active 29 DOM
9. 2026-06-09
   days on market $165,000 Active 28 DOM
10. 2026-06-08
    days on market $165,000 Active 27 DOM
11. 2026-06-07
    days on market $165,000 Active 26 DOM
12. 2026-06-03
    days on market $165,000 Active 22 DOM
13. 2026-06-02
    days on market $165,000 Active 21 DOM
14. 2026-06-01
    days on market $165,000 Active 20 DOM
15. 2026-05-31
    days on market $165,000 Active 19 DOM
16. 2026-05-11
    listed $165,000 Active 1268-char remark

    Show marketing remark (1146 chars)

    Welcome to your spacious and quietly nestled 4 bedroom 3 bath home in Buras, LA. With 2500sqft of living space and situated on a lot just under an acre, you're sure to find plenty of room to relax or entertain. Inside you'll find a beautiful open kitchen that's designed for functionality. It comes complete with a large center island, a smaller prep island, double oven, pantry, and plenty of cabinet space. The living area offers a cozy fireplace as well as double French doors leading to the outdoor patio and large outdoor space. All bedrooms include walk-in closets. In addition to the four complete bedrooms, there's also a flexible bonus room, great for a home office or play room. This property provides outstanding flexibility for families looking for room to expand or investment opportunities with rental potential. Furniture included making this home completely move-in ready! Property is being sold in "AS IS" condition. Seller will not make any repairs. Measurements not warranted by the seller, listing agent, or broker. All information is deemed accurate, but not guaranteed and are to be verified by buyer/buyer agent.!

17. 2026-05-11
    listed $165,000 Active

    Show marketing remark (1146 chars)

    Welcome to your spacious and quietly nestled 4 bedroom 3 bath home in Buras, LA. With 2500sqft of living space and situated on a lot just under an acre, you're sure to find plenty of room to relax or entertain. Inside you'll find a beautiful open kitchen that's designed for functionality. It comes complete with a large center island, a smaller prep island, double oven, pantry, and plenty of cabinet space. The living area offers a cozy fireplace as well as double French doors leading to the outdoor patio and large outdoor space. All bedrooms include walk-in closets. In addition to the four complete bedrooms, there's also a flexible bonus room, great for a home office or play room. This property provides outstanding flexibility for families looking for room to expand or investment opportunities with rental potential. Furniture included making this home completely move-in ready! Property is being sold in "AS IS" condition. Seller will not make any repairs. Measurements not warranted by the seller, listing agent, or broker. All information is deemed accurate, but not guaranteed and are to be verified by buyer/buyer agent.!

18. 2026-01-02
    listed $190,000 Active

ⓘ 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: $1,327 · $111/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,800
• − Mortgage interest: −$9,243
• − Property taxes: −$1,327
• − Insurance: −$825
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − Depreciation: −$4,800
• Taxable income: $4,637
• Est. tax owed @ 24.0%: −$1,113
• After-tax cash flow: $5,943/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 — Empire

• Score: 56/100
• State rank: #335
• US rank: #22418

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Empire, LA
• Population (ZIP): 2,092

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 0.61)
• Race & ethnicity: White 57% Asian 19% Black 15% Two or more races 6% Native American 1%
• Common ancestry: Lithuanian 25% American 1%
• Foreign-born: 16% · Vietnam, Canada
• Languages at home: 82% English-only · Vietnamese 9% Other Asian/Pacific 8% 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: ▼ -0.29%
• Current HPI: 58.8381
• 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

-13.2% since first listed

3 events — show timeline

• 2026-05-11 Listed $165,000 AcadianaMLS
• 2026-05-11 Listed $165,000 GSREIN
• 2026-01-02 Listed $190,000 AcadianaMLS

Property tax history

-0.3%/yr

Latest (2025): $1,327 · -3.6% YoY. Source: county tax records.