100 Farmer Ln · Chackbay, LA 70301

$210,000

4 bd · 2.5 ba · 1,590 sqft · SingleFamily public records · 361 Days on market

Built 1997 0.25 ac lot $132/sqft · 32% below area Est $309k · 32% under ↓ 16% since listing

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Why this score? — see what drove the C- 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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.4/10.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLERS! BRING ALL OFFERS! THIS IS NOT A MOBILE HOME! Located in Chackbay! This fantastic 4-bedroom, 2.5-bath house offers comfort, quality, and functionality in a highly sought-after location. With 1,625 sqft of living space and 2,600 sqft total, this property includes LARGE INSULATED GARAGE WITH AC! Features include a new roof, new 4-ton central A/C system, new gas furnace, and solid 2x6 wall construction with solid sheeting for energy efficiency and durability. Step inside to find new oak wood flooring, real oak wood cabinetry, and a built-in oak entertainment center. The spacious living room includes a cozy wood and gas burning fireplace perfect for relaxing evenings. Enjoy outdoor living with an in-ground saltwater pool, new pool pump, new Polaris vacuum, outdoor lighting, and a covered patio ideal for entertaining. Located in the Bayou Boeuf/Sixth Ward School District, this home combines a peaceful setting with access to excellent schools. NO flood insurance required! Don't miss this move-in-ready home with a backyard oasis -- schedule your private showing today!

Key facts

• Oak wood flooring
• New roof
• New gas furnace

Tags

• IN GROUND SALTWATER POOL
• NEW ROOF
• NEW CENTRAL A C SYSTEM
• NEW GAS FURNACE
• SOLID WALL CONSTRUCTION
• OAK WOOD FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (15.9% below list).
• Recommended offer: $177k (15.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#240 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, amenities 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: Rents rising (+2.9%/yr); 513 active listings in the ZIP; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 361 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $176,553 (15.9% below list)

Questions for the listing agent

1. It's been on market 361 days. Have you received any prior offers? Is the seller open to a 16% 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 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?
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: 0.84% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.18%
• DSCR: 1.10
• GRM: 9.9

CMA / ARV

• ARV (median comp): $308,645
• List price: $210,000
• Delta: -31.96%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1220-A Highway 20	0.05mi	3/2.0 (-1)	1,621 (+2%)	22mo	$330,000	$204	69
110 Legendre Dr	0.26mi	3/2.0 (-1)	1,525 (-4%)	7mo	$278,000	$182	69

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 · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-27,487
• Equity at exit: $31,312

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-16,214
• Equity at exit: $18,157

Cash invested: $58,800 (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 70301

• Rents YoY: 2.9%
• Active inventory: 513
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$99 /mo · $1,192/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $107

Break-even live

Break-even rent $1,631

Max offer price $210,000

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $210,000 Active 361 DOM
2. 2026-06-18
   days on market $210,000 Active 360 DOM
3. 2026-06-17
   days on market $210,000 Active 359 DOM
4. 2026-06-16
   days on market $210,000 Active 358 DOM
5. 2026-06-15
   days on market $210,000 Active 357 DOM
6. 2026-06-14
   days on market $210,000 Active 355 DOM
7. 2026-06-13
   days on market $210,000 Active 354 DOM
8. 2026-06-10
   days on market $210,000 Active 352 DOM
9. 2026-06-09
   days on market $210,000 Active 351 DOM
10. 2026-06-08
    days on market $210,000 Active 350 DOM
11. 2026-06-07
    days on market $210,000 Active 349 DOM
12. 2026-06-05
    days on market $210,000 Active 346 DOM
13. 2026-06-03
    days on market $210,000 Active 345 DOM
14. 2026-06-02
    days on market $210,000 Active 344 DOM
15. 2026-06-01
    days on market $210,000 Active 343 DOM
16. 2026-05-31
    days on market $210,000 Active 342 DOM
17. 2026-05-30
    days on market $210,000 Active 341 DOM
18. 2025-09-08
    price $210,000 1095-char remark

    Show marketing remark (1104 chars)

    MOTIVATED SELLERS! BRING ALL OFFERS! THIS IS NOT A MOBILE HOME! Located in Chackbay! This fantastic 4-bedroom, 2.5-bath house offers comfort, quality, and functionality in a highly sought-after location. With 1,625 sqft of living space and 2,600 sqft total, this property includes LARGE INSULATED GARAGE WITH AC! Features include a new roof, new 4-ton central A/C system, new gas furnace, and solid 2x6 wall construction with solid sheeting for energy efficiency and durability. Step inside to find new oak wood flooring, real oak wood cabinetry, and a built-in oak entertainment center. The spacious living room includes a cozy wood and gas burning fireplace perfect for relaxing evenings. Enjoy outdoor living with an in-ground saltwater pool, new pool pump, new Polaris vacuum, outdoor lighting, and a covered patio ideal for entertaining. Located in the Bayou Boeuf/Sixth Ward School District, this home combines a peaceful setting with access to excellent schools. NO flood insurance required! Don't miss this move-in-ready home with a backyard oasis — schedule your private showing today!

19. 2025-09-08
    price $210,000 1104-char remark

    Show marketing remark (1104 chars)

    MOTIVATED SELLERS! BRING ALL OFFERS! THIS IS NOT A MOBILE HOME! Located in Chackbay! This fantastic 4-bedroom, 2.5-bath house offers comfort, quality, and functionality in a highly sought-after location. With 1,625 sqft of living space and 2,600 sqft total, this property includes LARGE INSULATED GARAGE WITH AC! Features include a new roof, new 4-ton central A/C system, new gas furnace, and solid 2x6 wall construction with solid sheeting for energy efficiency and durability. Step inside to find new oak wood flooring, real oak wood cabinetry, and a built-in oak entertainment center. The spacious living room includes a cozy wood and gas burning fireplace perfect for relaxing evenings. Enjoy outdoor living with an in-ground saltwater pool, new pool pump, new Polaris vacuum, outdoor lighting, and a covered patio ideal for entertaining. Located in the Bayou Boeuf/Sixth Ward School District, this home combines a peaceful setting with access to excellent schools. NO flood insurance required! Don't miss this move-in-ready home with a backyard oasis — schedule your private showing today!

20. 2025-08-14
    price $220,000 1095-char remark

    Show marketing remark (1104 chars)

    MOTIVATED SELLERS! BRING ALL OFFERS! THIS IS NOT A MOBILE HOME! Located in Chackbay! This fantastic 4-bedroom, 2.5-bath house offers comfort, quality, and functionality in a highly sought-after location. With 1,625 sqft of living space and 2,600 sqft total, this property includes LARGE INSULATED GARAGE WITH AC! Features include a new roof, new 4-ton central A/C system, new gas furnace, and solid 2x6 wall construction with solid sheeting for energy efficiency and durability. Step inside to find new oak wood flooring, real oak wood cabinetry, and a built-in oak entertainment center. The spacious living room includes a cozy wood and gas burning fireplace perfect for relaxing evenings. Enjoy outdoor living with an in-ground saltwater pool, new pool pump, new Polaris vacuum, outdoor lighting, and a covered patio ideal for entertaining. Located in the Bayou Boeuf/Sixth Ward School District, this home combines a peaceful setting with access to excellent schools. NO flood insurance required! Don't miss this move-in-ready home with a backyard oasis — schedule your private showing today!

21. 2025-08-14
    price $220,000 1104-char remark

    Show marketing remark (1104 chars)

    MOTIVATED SELLERS! BRING ALL OFFERS! THIS IS NOT A MOBILE HOME! Located in Chackbay! This fantastic 4-bedroom, 2.5-bath house offers comfort, quality, and functionality in a highly sought-after location. With 1,625 sqft of living space and 2,600 sqft total, this property includes LARGE INSULATED GARAGE WITH AC! Features include a new roof, new 4-ton central A/C system, new gas furnace, and solid 2x6 wall construction with solid sheeting for energy efficiency and durability. Step inside to find new oak wood flooring, real oak wood cabinetry, and a built-in oak entertainment center. The spacious living room includes a cozy wood and gas burning fireplace perfect for relaxing evenings. Enjoy outdoor living with an in-ground saltwater pool, new pool pump, new Polaris vacuum, outdoor lighting, and a covered patio ideal for entertaining. Located in the Bayou Boeuf/Sixth Ward School District, this home combines a peaceful setting with access to excellent schools. NO flood insurance required! Don't miss this move-in-ready home with a backyard oasis — schedule your private showing today!

22. 2025-08-07
    price $230,000 1095-char remark

    Show marketing remark (1104 chars)

    MOTIVATED SELLERS! BRING ALL OFFERS! THIS IS NOT A MOBILE HOME! Located in Chackbay! This fantastic 4-bedroom, 2.5-bath house offers comfort, quality, and functionality in a highly sought-after location. With 1,625 sqft of living space and 2,600 sqft total, this property includes LARGE INSULATED GARAGE WITH AC! Features include a new roof, new 4-ton central A/C system, new gas furnace, and solid 2x6 wall construction with solid sheeting for energy efficiency and durability. Step inside to find new oak wood flooring, real oak wood cabinetry, and a built-in oak entertainment center. The spacious living room includes a cozy wood and gas burning fireplace perfect for relaxing evenings. Enjoy outdoor living with an in-ground saltwater pool, new pool pump, new Polaris vacuum, outdoor lighting, and a covered patio ideal for entertaining. Located in the Bayou Boeuf/Sixth Ward School District, this home combines a peaceful setting with access to excellent schools. NO flood insurance required! Don't miss this move-in-ready home with a backyard oasis — schedule your private showing today!

23. 2025-08-07
    price $230,000 1104-char remark

    Show marketing remark (1104 chars)

    MOTIVATED SELLERS! BRING ALL OFFERS! THIS IS NOT A MOBILE HOME! Located in Chackbay! This fantastic 4-bedroom, 2.5-bath house offers comfort, quality, and functionality in a highly sought-after location. With 1,625 sqft of living space and 2,600 sqft total, this property includes LARGE INSULATED GARAGE WITH AC! Features include a new roof, new 4-ton central A/C system, new gas furnace, and solid 2x6 wall construction with solid sheeting for energy efficiency and durability. Step inside to find new oak wood flooring, real oak wood cabinetry, and a built-in oak entertainment center. The spacious living room includes a cozy wood and gas burning fireplace perfect for relaxing evenings. Enjoy outdoor living with an in-ground saltwater pool, new pool pump, new Polaris vacuum, outdoor lighting, and a covered patio ideal for entertaining. Located in the Bayou Boeuf/Sixth Ward School District, this home combines a peaceful setting with access to excellent schools. NO flood insurance required! Don't miss this move-in-ready home with a backyard oasis — schedule your private showing today!

24. 2025-07-09
    price $240,000 1095-char remark

    Show marketing remark (1104 chars)

    MOTIVATED SELLERS! BRING ALL OFFERS! THIS IS NOT A MOBILE HOME! Located in Chackbay! This fantastic 4-bedroom, 2.5-bath house offers comfort, quality, and functionality in a highly sought-after location. With 1,625 sqft of living space and 2,600 sqft total, this property includes LARGE INSULATED GARAGE WITH AC! Features include a new roof, new 4-ton central A/C system, new gas furnace, and solid 2x6 wall construction with solid sheeting for energy efficiency and durability. Step inside to find new oak wood flooring, real oak wood cabinetry, and a built-in oak entertainment center. The spacious living room includes a cozy wood and gas burning fireplace perfect for relaxing evenings. Enjoy outdoor living with an in-ground saltwater pool, new pool pump, new Polaris vacuum, outdoor lighting, and a covered patio ideal for entertaining. Located in the Bayou Boeuf/Sixth Ward School District, this home combines a peaceful setting with access to excellent schools. NO flood insurance required! Don't miss this move-in-ready home with a backyard oasis — schedule your private showing today!

25. 2025-07-09
    price $240,000 1104-char remark

    Show marketing remark (1104 chars)

    MOTIVATED SELLERS! BRING ALL OFFERS! THIS IS NOT A MOBILE HOME! Located in Chackbay! This fantastic 4-bedroom, 2.5-bath house offers comfort, quality, and functionality in a highly sought-after location. With 1,625 sqft of living space and 2,600 sqft total, this property includes LARGE INSULATED GARAGE WITH AC! Features include a new roof, new 4-ton central A/C system, new gas furnace, and solid 2x6 wall construction with solid sheeting for energy efficiency and durability. Step inside to find new oak wood flooring, real oak wood cabinetry, and a built-in oak entertainment center. The spacious living room includes a cozy wood and gas burning fireplace perfect for relaxing evenings. Enjoy outdoor living with an in-ground saltwater pool, new pool pump, new Polaris vacuum, outdoor lighting, and a covered patio ideal for entertaining. Located in the Bayou Boeuf/Sixth Ward School District, this home combines a peaceful setting with access to excellent schools. NO flood insurance required! Don't miss this move-in-ready home with a backyard oasis — schedule your private showing today!

26. 2025-06-19
    listed $250,000 Active 1095-char remark

    Show marketing remark (1104 chars)

    MOTIVATED SELLERS! BRING ALL OFFERS! THIS IS NOT A MOBILE HOME! Located in Chackbay! This fantastic 4-bedroom, 2.5-bath house offers comfort, quality, and functionality in a highly sought-after location. With 1,625 sqft of living space and 2,600 sqft total, this property includes LARGE INSULATED GARAGE WITH AC! Features include a new roof, new 4-ton central A/C system, new gas furnace, and solid 2x6 wall construction with solid sheeting for energy efficiency and durability. Step inside to find new oak wood flooring, real oak wood cabinetry, and a built-in oak entertainment center. The spacious living room includes a cozy wood and gas burning fireplace perfect for relaxing evenings. Enjoy outdoor living with an in-ground saltwater pool, new pool pump, new Polaris vacuum, outdoor lighting, and a covered patio ideal for entertaining. Located in the Bayou Boeuf/Sixth Ward School District, this home combines a peaceful setting with access to excellent schools. NO flood insurance required! Don't miss this move-in-ready home with a backyard oasis — schedule your private showing today!

27. 2025-06-19
    listed $250,000 Active 1104-char remark

    Show marketing remark (1104 chars)

    MOTIVATED SELLERS! BRING ALL OFFERS! THIS IS NOT A MOBILE HOME! Located in Chackbay! This fantastic 4-bedroom, 2.5-bath house offers comfort, quality, and functionality in a highly sought-after location. With 1,625 sqft of living space and 2,600 sqft total, this property includes LARGE INSULATED GARAGE WITH AC! Features include a new roof, new 4-ton central A/C system, new gas furnace, and solid 2x6 wall construction with solid sheeting for energy efficiency and durability. Step inside to find new oak wood flooring, real oak wood cabinetry, and a built-in oak entertainment center. The spacious living room includes a cozy wood and gas burning fireplace perfect for relaxing evenings. Enjoy outdoor living with an in-ground saltwater pool, new pool pump, new Polaris vacuum, outdoor lighting, and a covered patio ideal for entertaining. Located in the Bayou Boeuf/Sixth Ward School District, this home combines a peaceful setting with access to excellent schools. NO flood insurance required! Don't miss this move-in-ready home with a backyard oasis — schedule your private showing today!

ⓘ 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: $1,192 · $99/mo
• Projected year-2 tax: $1,192 · $99/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 5/10 Major FEMA zone X · 27% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,186
• − Mortgage interest: −$11,763
• − Property taxes: −$1,192
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$6,109
• Taxable loss: −$2,318
• Est. tax savings @ 24.0%: +$556
• After-tax cash flow: $1,836/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 — Chackbay

• Score: 61/100
• State rank: #240
• US rank: #18344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chackbay, LA
• County: Lafourche Parish · 50,095 people
• Metro: Houma-Thibodaux, LA
• Population (ZIP): 50,095
• Household income: $58,394
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 1513.0

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 (71%)
• Race & ethnicity: White 71% Black 20% Hispanic / Latino 5% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 18% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Spanish 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: ▼ -98.35%
• Current HPI: 124.5559
• Rent YoY: ▲ 2.90%
• Metro: Houma-Thibodaux, LA
• 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

-16.0% since first listed

10 events — show timeline

• 2025-09-08 Price Changed $210,000 AcadianaMLS
• 2025-09-08 Price Changed $210,000 GBRMLS
• 2025-08-14 Price Changed $220,000 AcadianaMLS
• 2025-08-14 Price Changed $220,000 GBRMLS
• 2025-08-07 Price Changed $230,000 AcadianaMLS
• 2025-08-07 Price Changed $230,000 GBRMLS
• 2025-07-09 Price Changed $240,000 AcadianaMLS
• 2025-07-09 Price Changed $240,000 GBRMLS
• 2025-06-19 Listed $250,000 GBRMLS
• 2025-06-19 Listed $250,000 AcadianaMLS

Property tax history

+15.2%/yr

Latest (2024): $1,192 · +3.0% YoY. Source: county tax records.