146 Satsuma Dr · Buras, LA 70041

$75,000

3 bd · 2.0 ba · 1,401 sqft · SingleFamily public records · 358 Days on market

Built 1975 $54/sqft · 38% below area Est $124k · 40% under ↓ 42% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Appreciation +4.9/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

INVESTOR OPPORTUNITY! HOUSE & VACANT LOT ON 119 E. COLLINS ST ARE SOLD AS A PACKAGE FOR $75K. House had termites and was treated more than year ago by Billiot's Pest Control. Still has power and water, but they are turned off; house's been vacant more than a year. Need TLC prior to moving in. CASH OR CONVENTIONAL LOANS WELCOME. Seller is motivated. Termite contract and results attached here are more than one year old.

Key facts

• 2 parking spots
• Built 1975
• Listed 358 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#409 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools D+, crime F.
• Market conditions: 52 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 $302 of equity ($519 loan paydown + $-217 appreciation (-0.3% local appreciation)).
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 358 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago 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.

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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 358 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 2.29% ✓
• Cap rate: 20.31%
• Cash-on-cash: 50.07%
• DSCR: 3.23
• GRM: 3.6

CMA / ARV

• ARV (median comp): $124,247
• List price: $75,000
• Delta: -39.64%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-0.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.22×
• Total profit: $25,700
• Equity at exit: $20,698

10-year hold

• IRR: 29.9%
• Equity multiple: 4.29×
• Total profit: $69,045
• Equity at exit: $24,035

Cash invested: $21,000 (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 70041

• Home prices YoY: -0.5%
• Active inventory: 52
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,716 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $450

Break-even live

Break-even rent $1,147

Max offer price $75,000

Occupancy floor 69%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $75,000 Active 358 DOM
2. 2026-06-17
   days on market $75,000 Active 357 DOM
3. 2026-06-16
   days on market $75,000 Active 356 DOM
4. 2026-06-15
   days on market $75,000 Active 355 DOM
5. 2026-06-13
   days on market $75,000 Active 353 DOM
6. 2026-06-13
   days on market $75,000 Active 352 DOM
7. 2026-06-10
   days on market $75,000 Active 350 DOM
8. 2026-06-09
   days on market $75,000 Active 349 DOM
9. 2026-06-08
   days on market $75,000 Active 348 DOM
10. 2026-06-07
    days on market $75,000 Active 347 DOM
11. 2026-06-03
    days on market $75,000 Active 343 DOM
12. 2026-06-02
    days on market $75,000 Active 342 DOM
13. 2026-06-01
    days on market $75,000 Active 341 DOM
14. 2026-05-31
    days on market $75,000 Active 340 DOM
15. 2025-06-25
    listed $75,000 Active 427-char remark

    Show marketing remark (425 chars)

    INVESTOR OPPORTUNITY! HOUSE & VACANT LOT ON 119 E. COLLINS ST ARE SOLD AS A PACKAGE FOR $75K. House had termites and was treated more than year ago by Billiot's Pest Control. Still has power and water, but they are turned off; house's been vacant more than a year. Need TLC prior to moving in. CASH OR CONVENTIONAL LOANS WELCOME. Seller is motivated. Termite contract and results attached here are more than one year old.

16. 2025-06-25
    listed $75,000 Active 425-char remark

    Show marketing remark (425 chars)

    INVESTOR OPPORTUNITY! HOUSE & VACANT LOT ON 119 E. COLLINS ST ARE SOLD AS A PACKAGE FOR $75K. House had termites and was treated more than year ago by Billiot's Pest Control. Still has power and water, but they are turned off; house's been vacant more than a year. Need TLC prior to moving in. CASH OR CONVENTIONAL LOANS WELCOME. Seller is motivated. Termite contract and results attached here are more than one year old.

17. 2024-08-21
    soldstatus $80,000 Closed
18. 2023-11-13
    listed $85,000
19. 2023-11-13
    listed $85,000 Active
20. 2022-08-13
    listed $85,000
21. 2020-10-25
    listed $130,000

ⓘ 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: $662 · $55/mo
• Projected year-2 tax: $662 · $55/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 9/10 Extreme FEMA zone AE · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,597
• − Mortgage interest: −$4,201
• − Property taxes: −$662
• − Insurance: −$5,494
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$2,182
• Taxable income: $4,763
• Est. tax owed @ 24.0%: −$1,143
• After-tax cash flow: $4,254/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 — Buras

• Score: 52/100
• State rank: #409
• US rank: #24935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buras, LA
• Population (ZIP): 2,092

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 0.61)
• Race & ethnicity: White 57% Asian 19% Black 15% Two or more races 6% Native American 1%
• Common ancestry: Lithuanian 25% American 1%
• Foreign-born: 16% · Vietnam, Canada
• Languages at home: 82% English-only · Vietnamese 9% Other Asian/Pacific 8% 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: ▼ -0.29%
• Current HPI: 58.8381
• 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

-42.3% since first listed

7 events — show timeline

• 2025-06-25 Listed $75,000 AcadianaMLS
• 2025-06-25 Listed $75,000 GSREIN
• 2024-08-21 Sold (MLS) $80,000 GSREIN
• 2023-11-13 Listed $85,000 GSREIN
• 2023-11-13 Listed $85,000 AcadianaMLS
• 2022-08-13 Listed $85,000 AcadianaMLS
• 2020-10-25 Listed $130,000 AcadianaMLS

Property tax history

+28.5%/yr

Latest (2025): $662 · -3.6% YoY. Source: county tax records.