125 Peaceful Ln · Bayou Blue, LA 70364

$130,000

2 bd · 2.0 ba · 900 sqft · Manufactured · 51 Days on market

Built 2024 Excellent condition 1.16 ac lot $144/sqft · at area comps Est $130k · at est.

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Why this score? — see what drove the D 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 +12.3/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for land, privacy, and something brand new you don't have to touch? This one checks the boxes. This 2024 mobile home sits on a 1.16 acre unrestricted lot and has never been lived in. Clean, fresh, and ready for its first owner. Inside you will find a split floor plan that gives the primary suite its own space, while the second bedroom and bath are positioned on the opposite side. The kitchen is open to the living area, creating a functional layout that works for everyday living and entertaining. Located in Flood Zone X, so no flood insurance is required by lenders. The unrestricted acreage gives you the flexibility to make this property your own. Bring your boat, RV, or future plans.

Key facts

• Split floor plan
• Flood zone x
• 1.16 acre lot

Tags

• 1.16 ACRE UNRESTRICTED LOT
• SPLIT FLOOR PLAN
• KITCHEN OPEN TO LIVING AREA
• FLOOD ZONE X

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water
• Home design: Manufactured home; Single-story
• Construction: Vinyl siding; Built by CMH, Inc.
• Exterior features: Chain link fencing; Lot approximately 1.16 acres (150 x 315)

Interior

• Kitchen: Range; Oven; Electric cooktop; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-24 ($-292/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (14.9% below list).
• Recommended offer: $111k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.5% in Bayou Blue — 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 59/100 on livability (#275 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime 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: 311 active listings in the ZIP; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 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 $110,643 (14.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $130,000
• List price: $130,000
• Delta: —
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-22,598
• Equity at exit: $19,383

10-year hold

• IRR: -9.7%
• Equity multiple: 0.41×
• Total profit: $-21,605
• Equity at exit: $11,240

Cash invested: $36,400 (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 70364

• Active inventory: 311
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-24

Break-even live

Break-even rent $1,137

Max offer price $126,481

Occupancy floor 97%

Sensitivity live

Price	-10% $66	-5% $21	+0% $-24	+5% $-69	+10% $-114
Rent	-10% $-112	-5% $-68	+0% $-24	+5% $19	+10% $63
Rate	-1.0pp $41	-0.5pp $9	base $-24	+0.5pp $-58	+1.0pp $-92

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $130,000 Active 51 DOM
2. 2026-06-18
   days on market $130,000 Active 50 DOM
3. 2026-06-17
   days on market $130,000 Active 49 DOM
4. 2026-06-16
   days on market $130,000 Active 48 DOM
5. 2026-06-15
   days on market $130,000 Active 47 DOM
6. 2026-06-14
   days on market $130,000 Active 45 DOM
7. 2026-06-13
   days on market $130,000 Active 44 DOM
8. 2026-06-10
   days on market $130,000 Active 42 DOM
9. 2026-06-09
   days on market $130,000 Active 41 DOM
10. 2026-06-08
    days on market $130,000 Active 40 DOM
11. 2026-06-07
    days on market $130,000 Active 39 DOM
12. 2026-06-05
    days on market $130,000 Active 36 DOM
13. 2026-06-03
    days on market $130,000 Active 35 DOM
14. 2026-06-02
    days on market $130,000 Active 34 DOM
15. 2026-06-01
    days on market $130,000 Active 33 DOM
16. 2026-05-31
    days on market $130,000 Active 32 DOM
17. 2026-05-30
    days on market $130,000 Active 31 DOM
18. 2026-04-29
    listed $130,000 Active 706-char remark

    Show marketing remark (700 chars)

    Looking for land, privacy, and something brand new you don't have to touch? This one checks the boxes. This 2024 mobile home sits on a 1.16 acre unrestricted lot and has never been lived in. Clean, fresh, and ready for its first owner. Inside you will find a split floor plan that gives the primary suite its own space, while the second bedroom and bath are positioned on the opposite side. The kitchen is open to the living area, creating a functional layout that works for everyday living and entertaining. Located in Flood Zone X, so no flood insurance is required by lenders. The unrestricted acreage gives you the flexibility to make this property your own. Bring your boat, RV, or future plans.

19. 2026-04-29
    listed $130,000 Active 700-char remark

    Show marketing remark (700 chars)

    Looking for land, privacy, and something brand new you don't have to touch? This one checks the boxes. This 2024 mobile home sits on a 1.16 acre unrestricted lot and has never been lived in. Clean, fresh, and ready for its first owner. Inside you will find a split floor plan that gives the primary suite its own space, while the second bedroom and bath are positioned on the opposite side. The kitchen is open to the living area, creating a functional layout that works for everyday living and entertaining. Located in Flood Zone X, so no flood insurance is required by lenders. The unrestricted acreage gives you the flexibility to make this property your own. Bring your boat, RV, or future plans.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,277
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$3,782
• Taxable loss: −$2,511
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $311/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

Excellent 100/100 None rehab

This 2024 mobile home is in excellent condition, featuring a modern kitchen, two bathrooms, and a well-maintained exterior. It is located on a 1.16-acre unrestricted lot, making it ideal for those seeking privacy and land flexibility. The home is move-in ready and ready for its first owner.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and resale value.
• Both Painting exterior and interior walls — Fresh paint can improve the home's appearance and value.
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and resale value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and resale value. ↑
• Both Painting exterior and interior walls — Fresh paint can improve the home's appearance and value. ↑
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and resale value. ↑

ⓘ 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: 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 — Bayou Blue

• Score: 59/100
• State rank: #275
• US rank: #19981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bayou Blue, LA
• County: Terrebonne Parish · 57,290 people
• City population: 28,990
• Metro: Houma-Thibodaux, LA
• Population (ZIP): 28,716
• Household income: $68,843
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 387.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 16% Hispanic / Latino 9% Two or more races 9% Native American 7% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Lithuanian 17% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 2% Other Indo-European 1%

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: ▼ -99.75%
• Current HPI: 113.1047
• Rent YoY: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-29 Listed $130,000 GBRMLS
• 2026-04-29 Listed $130,000 AcadianaMLS