192 West 64th St · Cut Off, LA 70345

$244,000

None bd · None ba · 2,537 sqft · MultiFamily public records · 483 Days on market

9,147 sqft lot

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Looking for your next income producing property? Take a look at 192 West 64th street in Cut Off. This trip-plex has been recently renovated and is currently at 100% occupancy. Each unit consisting of a 2 bedroom / 1 bath layout, these units or extremely accomodating. Call today to get more information or to schedule a tour on this great oppurtunity. This unit can be purchased with additional units located at 725 Woodland Dr., Laplace, LA. Contact listing agent for more information.

Key facts

• Trip-plex
• 100% occupancy
• Recently renovated

Tags

• INCOME PRODUCING PROPERTY
• RECENTLY RENOVATED
• 100% OCCUPANCY
• TRIP-PLEX

What this means for you Summary

Snapshot

• This is a multifamily listed at $244k.

Deal economics

• At list price, monthly cash flow is $57 ($679/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $244k).
• Recommended offer: $215k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.9% in Cut Off — 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 69/100 on livability (#78 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, amenities F, commute 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: 100 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 483 days — a 12% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $41k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $109k; list at $244k implies a 124% gain — meaningful room to come down on a strong offer.

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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 483 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-35,742
• Equity at exit: $36,381

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-25,701
• Equity at exit: $21,097

Cash invested: $68,320 (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 70345

• Home prices YoY: -27.6%
• Active inventory: 100
• Price-to-rent: 24.2×

Monthly cashflow live

• Estimated rent: $2,524 medium
• Mortgage (P&I): −$1,280
• Tax from tax record: −$130 /mo · $1,555/yr
• Insurance: −$102
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $57

Break-even live

Break-even rent $2,452

Max offer price $244,000

Occupancy floor 93%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,523
Total (3 units)			$2,524

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: $61,000
• Closing costs: $7,320
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $244,000 Active 483 DOM
2. 2026-06-18
   days on market $244,000 Active 482 DOM
3. 2026-06-17
   days on market $244,000 Active 481 DOM
4. 2026-06-16
   days on market $244,000 Active 480 DOM
5. 2026-06-15
   days on market $244,000 Active 479 DOM
6. 2026-06-14
   days on market $244,000 Active 477 DOM
7. 2026-06-13
   days on market $244,000 Active 476 DOM
8. 2026-06-10
   days on market $244,000 Active 474 DOM
9. 2026-06-09
   days on market $244,000 Active 473 DOM
10. 2026-06-08
    days on market $244,000 Active 472 DOM
11. 2026-06-07
    days on market $244,000 Active 471 DOM
12. 2026-06-05
    days on market $244,000 Active 468 DOM
13. 2026-06-03
    days on market $244,000 Active 467 DOM
14. 2026-06-02
    days on market $244,000 Active 466 DOM
15. 2026-06-01
    days on market $244,000 Active 465 DOM
16. 2026-05-31
    days on market $244,000 Active 464 DOM
17. 2026-05-30
    days on market $244,000 Active 463 DOM
18. 2026-02-19
    price $244,000 486-char remark

    Show marketing remark (487 chars)

    Looking for your next income producing property? Take a look at 192 West 64th street in Cut Off. This trip-plex has been recently renovated and is currently at 100% occupancy. Each unit consisting of a 2 bedroom / 1 bath layout, these units or extremely accomodating. Call today to get more information or to schedule a tour on this great oppurtunity. This unit can be purchased with additional units located at 725 Woodland Dr. , Laplace, LA. Contact listing agent for more information.

19. 2026-02-19
    price $244,000 487-char remark

    Show marketing remark (487 chars)

    Looking for your next income producing property? Take a look at 192 West 64th street in Cut Off. This trip-plex has been recently renovated and is currently at 100% occupancy. Each unit consisting of a 2 bedroom / 1 bath layout, these units or extremely accomodating. Call today to get more information or to schedule a tour on this great oppurtunity. This unit can be purchased with additional units located at 725 Woodland Dr. , Laplace, LA. Contact listing agent for more information.

20. 2025-08-19
    price $249,000 486-char remark

    Show marketing remark (487 chars)

    Looking for your next income producing property? Take a look at 192 West 64th street in Cut Off. This trip-plex has been recently renovated and is currently at 100% occupancy. Each unit consisting of a 2 bedroom / 1 bath layout, these units or extremely accomodating. Call today to get more information or to schedule a tour on this great oppurtunity. This unit can be purchased with additional units located at 725 Woodland Dr. , Laplace, LA. Contact listing agent for more information.

21. 2025-08-19
    price $249,000 487-char remark

    Show marketing remark (487 chars)

    Looking for your next income producing property? Take a look at 192 West 64th street in Cut Off. This trip-plex has been recently renovated and is currently at 100% occupancy. Each unit consisting of a 2 bedroom / 1 bath layout, these units or extremely accomodating. Call today to get more information or to schedule a tour on this great oppurtunity. This unit can be purchased with additional units located at 725 Woodland Dr. , Laplace, LA. Contact listing agent for more information.

22. 2025-02-20
    listed $285,000 Active 486-char remark

    Show marketing remark (487 chars)

    Looking for your next income producing property? Take a look at 192 West 64th street in Cut Off. This trip-plex has been recently renovated and is currently at 100% occupancy. Each unit consisting of a 2 bedroom / 1 bath layout, these units or extremely accomodating. Call today to get more information or to schedule a tour on this great oppurtunity. This unit can be purchased with additional units located at 725 Woodland Dr. , Laplace, LA. Contact listing agent for more information.

23. 2025-02-20
    listed $285,000 Active 487-char remark

    Show marketing remark (487 chars)

    Looking for your next income producing property? Take a look at 192 West 64th street in Cut Off. This trip-plex has been recently renovated and is currently at 100% occupancy. Each unit consisting of a 2 bedroom / 1 bath layout, these units or extremely accomodating. Call today to get more information or to schedule a tour on this great oppurtunity. This unit can be purchased with additional units located at 725 Woodland Dr. , Laplace, LA. Contact listing agent for more information.

24. 2022-03-14
    soldstatus
25. 2021-06-22
    listed $140,000
26. 2021-06-22
    listed $140,000
27. 2018-12-03
    soldstatus $109,000

ⓘ 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: $1,555 · $130/mo
• Projected year-2 tax: $1,555 · $130/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $30,288
• − Mortgage interest: −$13,668
• − Property taxes: −$1,555
• − Insurance: −$6,338
• − Repairs & maintenance: −$2,423
• − Management: −$2,423
• − Depreciation: −$7,098
• Taxable loss: −$3,218
• Est. tax savings @ 24.0%: +$772
• After-tax cash flow: $1,451/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 — Cut Off

• Score: 69/100
• State rank: #78
• US rank: #8924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cut Off, LA
• Population (ZIP): 8,678

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 12% Native American 8% Two or more races 6% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 17% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 76% English-only · French/Haitian/Cajun 14% Spanish 7% Vietnamese 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: ▼ -40.05%
• Current HPI: 105.2575
• 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

+123.9% since first listed

10 events — show timeline

• 2026-02-19 Price Changed $244,000 AcadianaMLS
• 2026-02-19 Price Changed $244,000 GBRMLS
• 2025-08-19 Price Changed $249,000 AcadianaMLS
• 2025-08-19 Price Changed $249,000 GBRMLS
• 2025-02-20 Listed $285,000 GBRMLS
• 2025-02-20 Listed $285,000 AcadianaMLS
• 2022-03-14 Sold (MLS) — GBRMLS
• 2021-06-22 Listed $140,000 AcadianaMLS
• 2021-06-22 Listed $140,000 GBRMLS
• 2018-12-03 Sold (Public Records) $109,000 Public Records

Property tax history

+2.0%/yr

Latest (2024): $1,555 · +21.7% YoY. Source: county tax records.