541 Matthew St · Lafitte, LA 70067

$105,000

3 bd · 1.5 ba · 1,033 sqft · Manufactured · 74 Days on market

Built 1996 0.47 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully updated raised 3BR/1.5BA home in the heart of Lafitte sitting on approx. half an acre lot. This charming move-in-ready home with a fenced front yard, oversized covered screened front porch, updated flooring throughout with no carpet, updated kitchen and bathrooms, spacious living area, and a primary bedroom with private half bath. Kitchen features beautiful custom Jatoba wood countertops (Brazilian Cherry) finished naturally & treated with food-safe butcherblock oil, adding character and durability to the space. Spacious backyard with a beautiful cypress tree and oversized shed/workshop, great for storage, hobbies, boat gear, or future possibilities. Great fit for a starter home or investment opportunity. Minutes away from downtown Lafitte, boat launch, fishing pier, recreational park, Nunez Seafood Pavilion, community center, and local supermarket. Crazy Endless land, charm, and potential in a prime bayou lifestyle location! LOT Size 55x250 PLUS an additional side lot 55x125 (measurements approximate, buyer to verify).

Key facts

• Private half bath
• Spacious backyard
• Spacious living area

Tags

• FENCED FRONT YARD
• UPDATED KITCHEN
• UPDATED BATHROOMS
• SPACIOUS LIVING AREA
• PRIVATE HALF BATH
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/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: $99k (6.0% 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.
• Zoned schools: Frederick Douglass Community School (math 10% / reading 10%, grade F, #199 of 218 statewide, top 92%, 138 students, 80% FRL).
• Market conditions: 41 active listings in the ZIP; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($726 loan paydown + $675 appreciation (0.6% local appreciation)).
• At projected returns (0.6% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago 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.
• Current owner paid $50k; list at $105k implies a 110% gain — meaningful room to come down on a strong offer.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.41% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.44%
• DSCR: 1.91
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.7%
• Equity multiple: 2.09×
• Total profit: $32,017
• Equity at exit: $33,906

10-year hold

• IRR: 25.1%
• Equity multiple: 3.94×
• Total profit: $86,401
• Equity at exit: $43,594

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 70067

• Home prices YoY: 1.0%
• Active inventory: 41
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,483 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$77 /mo · $919/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $501

Break-even live

Break-even rent $849

Max offer price $105,000

Occupancy floor 61%

Sensitivity live

Price	-10% $560	-5% $530	+0% $501	+5% $471	+10% $441
Rent	-10% $384	-5% $442	+0% $501	+5% $559	+10% $618
Rate	-1.0pp $554	-0.5pp $527	base $501	+0.5pp $473	+1.0pp $446

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 27 events

1. 2026-06-21
   days on market $105,000 Active 74 DOM
2. 2026-06-18
   days on market $105,000 Active 71 DOM
3. 2026-06-17
   days on market $105,000 Active 70 DOM
4. 2026-06-16
   days on market $105,000 Active 69 DOM
5. 2026-06-15
   days on market $105,000 Active 68 DOM
6. 2026-06-13
   days on market $105,000 Active 66 DOM
7. 2026-06-10
   days on market $105,000 Active 63 DOM
8. 2026-06-09
   days on market $105,000 Active 62 DOM
9. 2026-06-08
   days on market $105,000 Active 61 DOM
10. 2026-06-07
    days on market $105,000 Active 60 DOM
11. 2026-06-03
    days on market $105,000 Active 56 DOM
12. 2026-06-02
    days on market $105,000 Active 55 DOM
13. 2026-06-01
    days on market $105,000 Active 54 DOM
14. 2026-05-31
    days on market $105,000 Active 53 DOM
15. 2026-04-08
    listed $105,000 Active 1051-char remark

    Show marketing remark (1053 chars)

    Beautifully updated raised 3BR/1.5BA home in the heart of Lafitte sitting on approx. half an acre lot. This charming move-in-ready home with a fenced front yard, oversized covered screened front porch, updated flooring throughout with no carpet, updated kitchen and bathrooms, spacious living area, and a primary bedroom with private half bath. Kitchen features beautiful custom Jatoba wood countertops (Brazilian Cherry) finished naturally & treated with food-safe butcherblock oil, adding character and durability to the space. Spacious backyard with a beautiful cypress tree and oversized shed/workshop, great for storage, hobbies, boat gear, or future possibilities. Great fit for a starter home or investment opportunity. Minutes away from downtown Lafitte, boat launch, fishing pier, recreational park, Nunez Seafood Pavilion, community center, and local supermarket. Crazy Endless land, charm, and potential in a prime bayou lifestyle location! LOT Size 55x250 PLUS an additional side lot 55x125 (measurements approximate, buyer to verify).

16. 2026-04-08
    listed $105,000 Active 1053-char remark

    Show marketing remark (1053 chars)

    Beautifully updated raised 3BR/1.5BA home in the heart of Lafitte sitting on approx. half an acre lot. This charming move-in-ready home with a fenced front yard, oversized covered screened front porch, updated flooring throughout with no carpet, updated kitchen and bathrooms, spacious living area, and a primary bedroom with private half bath. Kitchen features beautiful custom Jatoba wood countertops (Brazilian Cherry) finished naturally & treated with food-safe butcherblock oil, adding character and durability to the space. Spacious backyard with a beautiful cypress tree and oversized shed/workshop, great for storage, hobbies, boat gear, or future possibilities. Great fit for a starter home or investment opportunity. Minutes away from downtown Lafitte, boat launch, fishing pier, recreational park, Nunez Seafood Pavilion, community center, and local supermarket. Crazy Endless land, charm, and potential in a prime bayou lifestyle location! LOT Size 55x250 PLUS an additional side lot 55x125 (measurements approximate, buyer to verify).

17. 2025-08-14
    price $110,000
18. 2025-08-14
    price $110,000
19. 2025-07-28
    price $120,000
20. 2025-07-28
    price $120,000
21. 2025-07-13
    listed $125,000 Active
22. 2025-01-07
    listed $125,000 Active
23. 2018-04-27
    soldstatus $50,000 Sold
24. 2018-04-06
    status Under Contract
25. 2018-03-16
    listed $60,000 Active
26. 2018-03-16
    listed $60,000
27. 1990-08-01
    soldstatus $18,000

ⓘ 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: $919 · $77/mo
• Projected year-2 tax: $919 · $77/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: $17,797
• − Mortgage interest: −$5,882
• − Property taxes: −$919
• − Insurance: −$525
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$3,055
• Taxable income: $4,569
• Est. tax owed @ 24.0%: −$1,097
• After-tax cash flow: $4,911/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 — 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

• 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

+483.3% since first listed

13 events — show timeline

• 2026-04-08 Listed $105,000 GSREIN
• 2026-04-08 Listed $105,000 AcadianaMLS
• 2025-08-14 Price Changed $110,000 AcadianaMLS
• 2025-08-14 Price Changed $110,000 GSREIN
• 2025-07-28 Price Changed $120,000 AcadianaMLS
• 2025-07-28 Price Changed $120,000 GSREIN
• 2025-07-13 Listed $125,000 AcadianaMLS
• 2025-01-07 Listed $125,000 AcadianaMLS
• 2018-04-27 Sold (MLS) $50,000 GSREIN
• 2018-04-06 Pending — GSREIN
• 2018-03-16 Listed $60,000 AcadianaMLS
• 2018-03-16 Listed $60,000 GSREIN
• 1990-08-01 Sold (Public Records) $18,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $919 · +0.2% YoY. Source: county tax records.