301 Martin Ln · Port Sulphur, LA 70083

$180,000

3 bd · 2.0 ba · 1,000 sqft · Other public records · 245 Days on market

Built 2002 5,000 sqft lot $180/sqft · 25% below area Est $295k · 39% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Appreciation +5.5/10.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WATERFRONT CAMP IN HAPPY JACK! Welcome to your own slice of the bayou! This 3-bedroom, 2-bath raised camp sits on a 50' waterfront lot and is ready for its next chapter. The kitchen and living area offer a cozy setup with everything you need for relaxing after a day on the water. A convenient cargo elevator makes loading supplies upstairs quick and easy. Downstairs, enjoy a large covered area that can be used for outdoor entertaining, storage, or future expansion. Take in peaceful views and easy access to the bayou from your own dock for fishing, boating, or simply unwinding in the breeze. Located in the Happy Jack community just off Hwy 23, this property offers comfortable waterfront living with plenty of potential to make it your own.

Key facts

• Easy access
• Own dock
• Cargo elevator

Tags

• WATERFRONT LOT
• CARGO ELEVATOR
• LARGE COVERED AREA
• OWN DOCK
• PEACEFUL VIEWS
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#112 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Market conditions: 49 active listings in the ZIP; 88 units permitted in Plaquemines Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.0% local appreciation)).
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $45k (20%) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 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. 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: 1.33% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.89%
• DSCR: 1.84
• GRM: 6.3

CMA / ARV

• ARV (median comp): $295,111
• List price: $180,000
• Delta: -39.01%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

1.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.54×
• Total profit: $26,970
• Equity at exit: $61,489

10-year hold

• IRR: 14.4%
• Equity multiple: 2.75×
• Total profit: $88,257
• Equity at exit: $81,743

Cash invested: $50,400 (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 70083

• Home prices YoY: 1.5%
• Active inventory: 49
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,394 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$75
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $367

Break-even live

Break-even rent $1,929

Max offer price $180,000

Occupancy floor 80%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $180,000 Active 245 DOM
2. 2026-06-17
   days on market $180,000 Active 244 DOM
3. 2026-06-16
   days on market $180,000 Active 243 DOM
4. 2026-06-15
   days on market $180,000 Active 242 DOM
5. 2026-06-13
   days on market $180,000 Active 240 DOM
6. 2026-06-13
   days on market $180,000 Active 239 DOM
7. 2026-06-10
   days on market $180,000 Active 237 DOM
8. 2026-06-09
   days on market $180,000 Active 236 DOM
9. 2026-06-08
   days on market $180,000 Active 235 DOM
10. 2026-06-07
    days on market $180,000 Active 234 DOM
11. 2026-06-03
    days on market $180,000 Active 230 DOM
12. 2026-06-02
    days on market $180,000 Active 229 DOM
13. 2026-06-01
    days on market $180,000 Active 228 DOM
14. 2026-05-31
    days on market $180,000 Active 227 DOM
15. 2025-12-28
    price $180,000 746-char remark

    Show marketing remark (753 chars)

    WATERFRONT CAMP IN HAPPY JACK! Welcome to your own slice of the bayou! This 3-bedroom, 2-bath raised camp sits on a 50’ waterfront lot and is ready for its next chapter. The kitchen and living area offer a cozy setup with everything you need for relaxing after a day on the water. A convenient cargo elevator makes loading supplies upstairs quick and easy. Downstairs, enjoy a large covered area that can be used for outdoor entertaining, storage, or future expansion. Take in peaceful views and easy access to the bayou from your own dock for fishing, boating, or simply unwinding in the breeze. Located in the Happy Jack community just off Hwy 23, this property offers comfortable waterfront living with plenty of potential to make it your own.

16. 2025-12-28
    price $180,000 753-char remark

    Show marketing remark (753 chars)

    WATERFRONT CAMP IN HAPPY JACK! Welcome to your own slice of the bayou! This 3-bedroom, 2-bath raised camp sits on a 50’ waterfront lot and is ready for its next chapter. The kitchen and living area offer a cozy setup with everything you need for relaxing after a day on the water. A convenient cargo elevator makes loading supplies upstairs quick and easy. Downstairs, enjoy a large covered area that can be used for outdoor entertaining, storage, or future expansion. Take in peaceful views and easy access to the bayou from your own dock for fishing, boating, or simply unwinding in the breeze. Located in the Happy Jack community just off Hwy 23, this property offers comfortable waterfront living with plenty of potential to make it your own.

17. 2025-10-16
    listed $225,000 Active 746-char remark

    Show marketing remark (753 chars)

    WATERFRONT CAMP IN HAPPY JACK! Welcome to your own slice of the bayou! This 3-bedroom, 2-bath raised camp sits on a 50’ waterfront lot and is ready for its next chapter. The kitchen and living area offer a cozy setup with everything you need for relaxing after a day on the water. A convenient cargo elevator makes loading supplies upstairs quick and easy. Downstairs, enjoy a large covered area that can be used for outdoor entertaining, storage, or future expansion. Take in peaceful views and easy access to the bayou from your own dock for fishing, boating, or simply unwinding in the breeze. Located in the Happy Jack community just off Hwy 23, this property offers comfortable waterfront living with plenty of potential to make it your own.

18. 2025-10-16
    listed $225,000 Active 753-char remark

    Show marketing remark (753 chars)

    WATERFRONT CAMP IN HAPPY JACK! Welcome to your own slice of the bayou! This 3-bedroom, 2-bath raised camp sits on a 50’ waterfront lot and is ready for its next chapter. The kitchen and living area offer a cozy setup with everything you need for relaxing after a day on the water. A convenient cargo elevator makes loading supplies upstairs quick and easy. Downstairs, enjoy a large covered area that can be used for outdoor entertaining, storage, or future expansion. Take in peaceful views and easy access to the bayou from your own dock for fishing, boating, or simply unwinding in the breeze. Located in the Happy Jack community just off Hwy 23, this property offers comfortable waterfront living with plenty of potential to make it your own.

19. 2024-06-20
    soldstatus $238,000
20. 2024-06-18
    soldstatus $238,000 Closed
21. 2024-05-09
    historical Active Under Contract
22. 2024-05-08
    listed $259,000
23. 2024-05-08
    listed $259,000 Active
24. 2002-05-31
    soldstatus $65,000

ⓘ 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: $945 · $79/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$45/yr (+$4/mo · 4.8%)

ⓘ 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: $28,724
• − Mortgage interest: −$10,083
• − Property taxes: −$945
• − Insurance: −$6,018
• − Repairs & maintenance: −$2,298
• − Management: −$2,298
• − Depreciation: −$5,236
• Taxable income: $1,845
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $3,958/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 — Port Sulphur

• Score: 67/100
• State rank: #112
• US rank: #11067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,456

Population outlook (Plaquemines County) Hauer SSP2

• Today (2025): 24,526 people
• By 2030: 24,843 · +1.3%
• By 2040: 25,441 · +3.7%
• By 2050: 26,074 · +6.3%
• By 2075: 28,300 · +15.4%
• By 2100: 30,195 · +23.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 54% White 23% Two or more races 13% Asian 6% Hispanic / Latino 2% Native American 1%
• Common ancestry: Lithuanian 6%
• Foreign-born: 1% · Vietnam
• Languages at home: 92% English-only · Vietnamese 5% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Plaquemines

• 2024 margin: Solid R (+38.0) · D 30.4% · R 68.4% · Other 1.2%
• 2008→2024 swing: -4.4pp toward R · 2008: -33.6pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+36.3 2016: R+33.6 2012: R+28.1 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.00%
• Current HPI: 69.1522
• 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

+176.9% since first listed

10 events — show timeline

• 2025-12-28 Price Changed $180,000 AcadianaMLS
• 2025-12-28 Price Changed $180,000 GSREIN
• 2025-10-16 Listed $225,000 GSREIN
• 2025-10-16 Listed $225,000 AcadianaMLS
• 2024-06-20 Sold (Public Records) $238,000 Public Records
• 2024-06-18 Sold (MLS) $238,000 GSREIN
• 2024-05-09 Contingent — GSREIN
• 2024-05-08 Listed $259,000 GSREIN
• 2024-05-08 Listed $259,000 AcadianaMLS
• 2002-05-31 Sold (Public Records) $65,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $945 · -3.6% YoY. Source: county tax records.