5121 Wm Adam St · Lafitte, LA 70067

$119,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily · 303 Days on market

Built 1990 Good condition 0.29 ac lot $66/sqft · 54% below area ↓ 11% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Condition / age +4.0/5.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0

Listing remarks MLS

Step into modern comfort with this completely renovated double-wide mobile home! Featuring 3 bedrooms and 2 full baths, this home has been thoughtfully updated to combine style and functionality. The stunning kitchen boasts bold emerald green cabinets, granite countertops, and a designer backsplash often found in luxury homes. Two spacious family rooms make this the perfect space for entertaining or relaxing with loved ones. Enjoy the beauty of new wood vinyl flooring throughout, complemented by fresh, neutral paint in every room. The bedrooms are generously sized, and the master suite is a retreat of its own, complete with a spa tub, stand-up shower, and double sinks. Outside, you'll find plenty of parking space--including room for a boat and water view. This home has it all--modern updates, ample space, and a layout great for everyday living. Don't miss this gem--schedule your showing today!

Key facts

• Completely renovated
• Stunning kitchen
• Granite countertops

Tags

• COMPLETELY RENOVATED
• STUNNING KITCHEN
• BOLD EMERALD GREEN CABINETS
• GRANITE COUNTERTOPS
• DESIGNER BACKSPLASH
• TWO SPACIOUS FAMILY ROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#421 in LA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: cost of living D+, amenities F, commute F.
• Jefferson Parish (suburban): math 24% / reading 34% proficiency, ranked #44 of 98 in LA (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($823 loan paydown + $765 appreciation (0.6% local appreciation)).
• At projected returns (0.6% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask is 7338% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 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 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?
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: 1.43% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.75%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

• ARV (median comp): $259,018
• List price: $119,000
• Delta: -54.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4850B Jean Lafitte Blvd	0.05mi	3/2.0	1,845 (+2%)	7mo	$220,000	$119	88
485 Jean Lafitte Blvd	0.08mi	3/2.0	1,695 (-6%)	7mo	$63,000	$37	81
4967 A Jean Lafitte Blvd	0.25mi	3/2.0	1,800 (0%)	10mo	$72,000	$40	80
4575 Jean Lafitte Blvd	0.51mi	3/2.0	1,824 (+1%)	1mo	$316,050	$173	74
5088 Jean Lafitte Blvd	0.47mi	3/2.0	1,600 (-11%)	6mo	$190,000	$119	54
4930 Joan Marie Dr	0.63mi	2/2.0 (-1)	1,828 (+2%)	13mo	$260,000	$142	52
5067 Betty Mae St	0.48mi	3/2.0	1,976 (+10%)	12mo	$295,000	$149	51
4920 Arthur Ln	0.27mi	4/2.5 (+1)	2,040 (+13%)	10mo	$290,000	$142	50
4977 Lisa Ann Dr	0.71mi	3/2.5	1,851 (+3%)	23mo	$272,000	$147	41
4982 Kaylee St	0.51mi	2/3.0 (-1)	1,537 (-15%)	16mo	$176,250	$115	29

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

Projected returns pro-forma

0.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.19×
• Total profit: $6,438
• Equity at exit: $38,426

10-year hold

• IRR: 8.8%
• Equity multiple: 2.03×
• Total profit: $34,331
• Equity at exit: $49,406

Cash invested: $33,320 (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 70067

• Home prices YoY: 1.0%
• Active inventory: 40
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $94

Break-even live

Break-even rent $1,581

Max offer price $119,000

Occupancy floor 89%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4320 Jean Lafitte Blvd Lafitte, LA	3.0	2.0	1500	$1,700	$1.13	44d	1	0.90mi

Listing history 24 events

1. 2026-06-18
   days on market $119,000 Active 303 DOM
2. 2026-06-17
   days on market $119,000 Active 302 DOM
3. 2026-06-16
   days on market $119,000 Active 301 DOM
4. 2026-06-15
   days on market $119,000 Active 300 DOM
5. 2026-06-13
   days on market $119,000 Active 298 DOM
6. 2026-06-10
   days on market $119,000 Active 295 DOM
7. 2026-06-09
   days on market $119,000 Active 294 DOM
8. 2026-06-08
   days on market $119,000 Active 293 DOM
9. 2026-06-07
   days on market $119,000 Active 292 DOM
10. 2026-06-03
    days on market $119,000 Active 288 DOM
11. 2026-06-02
    days on market $119,000 Active 287 DOM
12. 2026-06-01
    days on market $119,000 Active 286 DOM
13. 2026-05-31
    days on market $119,000 Active 285 DOM
14. 2026-02-02
    historical $1,600
15. 2025-12-31
    listed $1,600
16. 2025-10-07
    price $119,000 906-char remark

    Show marketing remark (933 chars)

    Step into modern comfort with this completely renovated double-wide mobile home! Featuring 3 bedrooms and 2 full baths, this home has been thoughtfully updated to combine style and functionality. The stunning kitchen boasts bold emerald green cabinets, granite countertops, and a designer backsplash often found in luxury homes. Two spacious family rooms make this the perfect space for entertaining or relaxing with loved ones. Enjoy the beauty of new wood vinyl flooring throughout, complemented by fresh, neutral paint in every room. The bedrooms are generously sized, and the master suite is a retreat of its own, complete with a spa tub, stand-up shower, and double sinks. Outside, you’ll find plenty of parking space—including room for a boat and water view. This home has it all—modern updates, ample space, and a layout great for everyday living. Don’t miss this gem—schedule your showing today!

17. 2025-10-07
    price $119,000 933-char remark

    Show marketing remark (933 chars)

    Step into modern comfort with this completely renovated double-wide mobile home! Featuring 3 bedrooms and 2 full baths, this home has been thoughtfully updated to combine style and functionality. The stunning kitchen boasts bold emerald green cabinets, granite countertops, and a designer backsplash often found in luxury homes. Two spacious family rooms make this the perfect space for entertaining or relaxing with loved ones. Enjoy the beauty of new wood vinyl flooring throughout, complemented by fresh, neutral paint in every room. The bedrooms are generously sized, and the master suite is a retreat of its own, complete with a spa tub, stand-up shower, and double sinks. Outside, you’ll find plenty of parking space—including room for a boat and water view. This home has it all—modern updates, ample space, and a layout great for everyday living. Don’t miss this gem—schedule your showing today!

18. 2025-08-20
    historical $1,800
19. 2025-08-20
    listed $1,800
20. 2025-08-19
    listed $135,000 Active 906-char remark

    Show marketing remark (933 chars)

    Step into modern comfort with this completely renovated double-wide mobile home! Featuring 3 bedrooms and 2 full baths, this home has been thoughtfully updated to combine style and functionality. The stunning kitchen boasts bold emerald green cabinets, granite countertops, and a designer backsplash often found in luxury homes. Two spacious family rooms make this the perfect space for entertaining or relaxing with loved ones. Enjoy the beauty of new wood vinyl flooring throughout, complemented by fresh, neutral paint in every room. The bedrooms are generously sized, and the master suite is a retreat of its own, complete with a spa tub, stand-up shower, and double sinks. Outside, you’ll find plenty of parking space—including room for a boat and water view. This home has it all—modern updates, ample space, and a layout great for everyday living. Don’t miss this gem—schedule your showing today!

21. 2025-08-19
    listed $135,000 Active 933-char remark

    Show marketing remark (933 chars)

    Step into modern comfort with this completely renovated double-wide mobile home! Featuring 3 bedrooms and 2 full baths, this home has been thoughtfully updated to combine style and functionality. The stunning kitchen boasts bold emerald green cabinets, granite countertops, and a designer backsplash often found in luxury homes. Two spacious family rooms make this the perfect space for entertaining or relaxing with loved ones. Enjoy the beauty of new wood vinyl flooring throughout, complemented by fresh, neutral paint in every room. The bedrooms are generously sized, and the master suite is a retreat of its own, complete with a spa tub, stand-up shower, and double sinks. Outside, you’ll find plenty of parking space—including room for a boat and water view. This home has it all—modern updates, ample space, and a layout great for everyday living. Don’t miss this gem—schedule your showing today!

22. 2025-02-03
    historical $1,800
23. 2025-01-02
    listed $135,000 Active
24. 2024-12-31
    listed $1,800

ⓘ 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 AE · 60% 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 10/10 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: $20,400
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$5,714
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$3,462
• Taxable loss: −$490
• Est. tax savings @ 24.0%: +$118
• After-tax cash flow: $1,247/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This completely renovated double-wide mobile home is move-in ready with modern updates and a good condition score. Consider landscaping improvements and a front porch for added curb appeal and value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Add a front porch or entryway — Improves curb appeal and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Add a front porch or entryway — Improves curb appeal and adds value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Jefferson Parish
• NCES district ID: 2200840
• Math proficiency: 24% ▼ -36.00%
• Reading proficiency: 34% ▼ -30.00%
• Median HH income: $48,421
• Composite: 25.19/100
• National rank: #7511
• State rank: #44 of 98 in LA

Livability — Lafitte

• Score: 51/100
• State rank: #421
• US rank: #25357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafitte, LA
• City population: 2,687
• Population (ZIP): 2,687

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 451,696 people
• By 2030: 455,451 · +0.8%
• By 2040: 458,308 · +1.5%
• By 2050: 461,031 · +2.1%
• By 2075: 476,351 · +5.5%
• By 2100: 499,377 · +10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Lithuanian 19% Iranian 3% Serbian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Jefferson

• 2024 margin: R (+12.9) · D 42.5% · R 55.5% · Other 2.1%
• 2008→2024 swing: +13.6pp toward D · 2008: -26.6pp · 2024: -12.9pp
• All cycles: 2024: R+12.9 2020: R+11.1 2016: R+14.8 2012: R+18.4 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.64%
• Current HPI: 65.8619
• 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

-11.1% since first listed

11 events — show timeline

• 2026-02-02 Rental Removed $1,600 GSREIN
• 2025-12-31 Listed for Rent $1,600 GSREIN
• 2025-10-07 Price Changed $119,000 AcadianaMLS
• 2025-10-07 Price Changed $119,000 GSREIN
• 2025-08-20 Rental Removed $1,800 GSREIN
• 2025-08-20 Listed for Rent $1,800 GSREIN
• 2025-08-19 Listed $135,000 GSREIN
• 2025-08-19 Listed $135,000 AcadianaMLS
• 2025-02-03 Rental Removed $1,800 GSREIN
• 2025-01-02 Listed $135,000 AcadianaMLS
• 2024-12-31 Listed for Rent $1,800 GSREIN