152 Highridge Dr · Dulac, LA 70363

$102,480

4 bd · 2.0 ba · 1,983 sqft · SingleFamily · 86 Days on market

Built 1980 0.62 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD OWNED PROPERTY CASE # 221- 632377. SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www.HUDHOMESTORE.gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing. Spacious 4 bedroom 2 bathroom home features a large living room, a bonus room that could potentially be an office or 5th bedroom, carport, fence, and 2 storage sheds. Situated on 3 lots!

Key facts

• 3 lots
• Bonus room
• Carport

Tags

• LARGE LIVING ROOM
• BONUS ROOM
• CARPORT
• FENCE
• STORAGE SHEDS
• 3 LOTS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).
• Recommended offer: $96k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 0.9% in Dulac — 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 53/100 on livability (#395 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Terrebonne Parish (other): math 32% / reading 46% proficiency, ranked #23 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 206 active listings in the ZIP; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $709 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $96,331 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.55% ✓
• Cap rate: 12.97%
• Cash-on-cash: 23.85%
• DSCR: 2.06
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $287,535
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
461 Highridge Dr	0.41mi	4/2.5	1,972 (-1%)	19mo	$285,000	$145	62

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-7,171
• Equity at exit: $15,280

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $6,662
• Equity at exit: $8,861

Cash invested: $28,694 (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 70363

• Active inventory: 206
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,592 medium
• Mortgage (P&I): −$537
• Tax from tax record: −$107 /mo · $1,282/yr
• Insurance: −$43
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $144

Break-even live

Break-even rent $1,410

Max offer price $102,480

Occupancy floor 86%

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: $25,620
• Closing costs: $3,074
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-04-20
   status Pending 433-char remark

   Show marketing remark (433 chars)

   HUD OWNED PROPERTY CASE # 221- 632377. SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www.HUDHOMESTORE.gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing. Spacious 4 bedroom 2 bathroom home features a large living room, a bonus room that could potentially be an office or 5th bedroom, carport, fence, and 2 storage sheds. Situated on 3 lots!

2. 2026-04-20
   status Pending

   Show marketing remark (433 chars)

   HUD OWNED PROPERTY CASE # 221- 632377. SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www.HUDHOMESTORE.gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing. Spacious 4 bedroom 2 bathroom home features a large living room, a bonus room that could potentially be an office or 5th bedroom, carport, fence, and 2 storage sheds. Situated on 3 lots!

3. 2026-04-14
   price $102,480 433-char remark

   Show marketing remark (433 chars)

   HUD OWNED PROPERTY CASE # 221- 632377. SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www.HUDHOMESTORE.gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing. Spacious 4 bedroom 2 bathroom home features a large living room, a bonus room that could potentially be an office or 5th bedroom, carport, fence, and 2 storage sheds. Situated on 3 lots!

4. 2026-04-14
   price $102,480

   Show marketing remark (433 chars)

   HUD OWNED PROPERTY CASE # 221- 632377. SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www.HUDHOMESTORE.gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing. Spacious 4 bedroom 2 bathroom home features a large living room, a bonus room that could potentially be an office or 5th bedroom, carport, fence, and 2 storage sheds. Situated on 3 lots!

5. 2026-03-10
   price $112,240 433-char remark

   Show marketing remark (433 chars)

   HUD OWNED PROPERTY CASE # 221- 632377. SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www.HUDHOMESTORE.gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing. Spacious 4 bedroom 2 bathroom home features a large living room, a bonus room that could potentially be an office or 5th bedroom, carport, fence, and 2 storage sheds. Situated on 3 lots!

6. 2026-03-10
   price $112,240

   Show marketing remark (433 chars)

   HUD OWNED PROPERTY CASE # 221- 632377. SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www.HUDHOMESTORE.gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing. Spacious 4 bedroom 2 bathroom home features a large living room, a bonus room that could potentially be an office or 5th bedroom, carport, fence, and 2 storage sheds. Situated on 3 lots!

7. 2026-01-24
   listed $122,000 Active 433-char remark

   Show marketing remark (433 chars)

   HUD OWNED PROPERTY CASE # 221- 632377. SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www.HUDHOMESTORE.gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing. Spacious 4 bedroom 2 bathroom home features a large living room, a bonus room that could potentially be an office or 5th bedroom, carport, fence, and 2 storage sheds. Situated on 3 lots!

8. 2026-01-24
   listed $122,000 Active

   Show marketing remark (433 chars)

   HUD OWNED PROPERTY CASE # 221- 632377. SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www.HUDHOMESTORE.gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing. Spacious 4 bedroom 2 bathroom home features a large living room, a bonus room that could potentially be an office or 5th bedroom, carport, fence, and 2 storage sheds. Situated on 3 lots!

9. 2024-07-06
   price $179,900
10. 2024-03-08
    price $184,900
11. 2023-10-05
    listed $179,900 Active
12. 2021-02-19
    soldstatus $165,000
13. 2021-02-12
    soldstatus
14. 2020-11-23
    listed $170,000
15. 2020-11-23
    listed $170,000
16. 2016-08-05
    soldstatus
17. 2016-08-05
    soldstatus $120,000
18. 2016-06-08
    listed $120,000
19. 2016-06-08
    listed $120,000
20. 2010-07-29
    soldstatus $70,000
21. 2001-04-23
    soldstatus

ⓘ 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: $1,282 · $107/mo
• Projected year-2 tax: $1,282 · $107/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $19,099
• − Mortgage interest: −$5,740
• − Property taxes: −$1,282
• − Insurance: −$5,631
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$2,981
• Taxable income: $408
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $1,628/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: Terrebonne Parish
• NCES district ID: 2201740
• Math proficiency: 32% ▼ -36.00%
• Reading proficiency: 46% ▼ -30.00%
• Median HH income: $47,612
• Composite: 33.38/100
• National rank: #5480
• State rank: #23 of 98 in LA

Livability — Dulac

• Score: 53/100
• State rank: #395
• US rank: #24560

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 24,668

Population outlook (Terrebonne County) Hauer SSP2

• Today (2025): 118,724 people
• By 2030: 120,321 · +1.3%
• By 2040: 121,894 · +2.7%
• By 2050: 121,119 · +2.0%
• By 2075: 117,270 · -1.2%
• By 2100: 107,544 · -9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Black 22% Hispanic / Latino 9% Two or more races 8% Native American 8%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 16% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 4%

Political lean MEDSL · Terrebonne

• 2024 margin: Solid R (+51.8) · D 23.5% · R 75.3% · Other 1.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -40.9pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+50.0 2016: R+48.4 2012: R+41.2 2008: R+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.27%
• Current HPI: 91.3914
• 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

+46.4% since first listed

21 events — show timeline

• 2026-04-20 Pending — AcadianaMLS
• 2026-04-20 Pending — GBRMLS
• 2026-04-14 Price Changed $102,480 AcadianaMLS
• 2026-04-14 Price Changed $102,480 GBRMLS
• 2026-03-10 Price Changed $112,240 AcadianaMLS
• 2026-03-10 Price Changed $112,240 GBRMLS
• 2026-01-24 Listed $122,000 GBRMLS
• 2026-01-24 Listed $122,000 AcadianaMLS
• 2024-07-06 Price Changed $179,900 GSREIN
• 2024-03-08 Price Changed $184,900 GSREIN
• 2023-10-05 Listed $179,900 AcadianaMLS
• 2021-02-19 Sold (Public Records) $165,000 Public Records
• 2021-02-12 Sold (MLS) — GBRMLS
• 2020-11-23 Listed $170,000 AcadianaMLS
• 2020-11-23 Listed $170,000 GBRMLS
• 2016-08-05 Sold (Public Records) $120,000 Public Records
• 2016-08-05 Sold (MLS) — GBRMLS
• 2016-06-08 Listed $120,000 AcadianaMLS
• 2016-06-08 Listed $120,000 GBRMLS
• 2010-07-29 Sold (Public Records) $70,000 Public Records
• 2001-04-23 Sold (Public Records) — Public Records

Property tax history

+16.9%/yr

Latest (2025): $1,282 · -2.0% YoY. Source: county tax records.