855 Highway 55 · Montegut, LA 70377

$99,500

3 bd · 2.0 ba · 2,262 sqft · SingleFamily · 75 Days on market

Built 1957 1.70 ac lot $44/sqft · 41% below area Est $170k · 41% 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Appreciation +6.9/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled in the heart of Montegut, this generational property offers an incredible opportunity to own a piece of South Louisiana charm with bayouside access included. Situated on an oversized lot measuring 1.7 acres, the setting alone provides space, privacy, and endless potential for those looking to restore and make it their own. The home features a spacious layout with an open living room and kitchen, complemented by a formal dining area ideal for gathering and entertaining. The primary bedroom offers two closets, while the additional bedrooms provide character with unique features including built-ins and varied closet space. A large enclosed porch adds valuable square footage and presents incredible flexibility for a second living area, game room, or future expansion tailored to your vision. While the home does require repairs, it offers solid bones and the kind of foundation that invites restoration back to its original beauty. Properties like this, with land, history, and bayou access, do not come around often. This is a true opportunity to invest in location, lifestyle, and long-term value.

Key facts

• Open living room
• Large enclosed porch
• Formal dining area

Tags

• BAYOUSIDE ACCESS
• OVERSIZED LOT
• LARGE ENCLOSED PORCH
• OPEN LIVING ROOM
• FORMAL DINING AREA
• BUILT-INS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $85k (15.1% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $85k (15.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 67/100 on livability (#110 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, amenities F, commute 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: 42 active listings in the ZIP; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($688 loan paydown + $4k appreciation (3.8% local appreciation)).
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($94k) 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $84,506 (15.1% 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 75 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.27% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.72%
• DSCR: 1.65
• GRM: 6.6

CMA / ARV

• ARV (median comp): $169,696
• List price: $99,500
• Delta: -41.37%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.39×
• Total profit: $10,873
• Equity at exit: $49,028

10-year hold

• IRR: 9.2%
• Equity multiple: 2.50×
• Total profit: $41,828
• Equity at exit: $79,078

Cash invested: $27,860 (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 70377

• Home prices YoY: 3.6%
• Active inventory: 42
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$92 /mo · $1,105/yr
• Insurance: −$41
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-85

Break-even live

Break-even rent $1,369

Max offer price $84,506

Occupancy floor —

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-13
   statusdays on market $99,500 Pending 75 DOM
2. 2026-06-10
   days on market $99,500 Active 74 DOM
3. 2026-06-09
   days on market $99,500 Active 73 DOM
4. 2026-06-08
   days on market $99,500 Active 72 DOM
5. 2026-06-07
   days on market $99,500 Active 71 DOM
6. 2026-06-05
   days on market $99,500 Active 68 DOM
7. 2026-06-03
   days on market $99,500 Active 67 DOM
8. 2026-06-02
   days on market $99,500 Active 66 DOM
9. 2026-06-01
   days on market $99,500 Active 65 DOM
10. 2026-05-31
    days on market $99,500 Active 64 DOM
11. 2026-05-30
    days on market $99,500 Active 63 DOM
12. 2026-03-29
    listed $99,500 Active 1113-char remark

    Show marketing remark (1113 chars)

    Nestled in the heart of Montegut, this generational property offers an incredible opportunity to own a piece of South Louisiana charm with bayouside access included. Situated on an oversized lot measuring 1.7 acres, the setting alone provides space, privacy, and endless potential for those looking to restore and make it their own. The home features a spacious layout with an open living room and kitchen, complemented by a formal dining area ideal for gathering and entertaining. The primary bedroom offers two closets, while the additional bedrooms provide character with unique features including built-ins and varied closet space. A large enclosed porch adds valuable square footage and presents incredible flexibility for a second living area, game room, or future expansion tailored to your vision. While the home does require repairs, it offers solid bones and the kind of foundation that invites restoration back to its original beauty. Properties like this, with land, history, and bayou access, do not come around often. This is a true opportunity to invest in location, lifestyle, and long-term value.

13. 2026-03-28
    listed $99,500 Active 1113-char remark

    Show marketing remark (1113 chars)

    Nestled in the heart of Montegut, this generational property offers an incredible opportunity to own a piece of South Louisiana charm with bayouside access included. Situated on an oversized lot measuring 1.7 acres, the setting alone provides space, privacy, and endless potential for those looking to restore and make it their own. The home features a spacious layout with an open living room and kitchen, complemented by a formal dining area ideal for gathering and entertaining. The primary bedroom offers two closets, while the additional bedrooms provide character with unique features including built-ins and varied closet space. A large enclosed porch adds valuable square footage and presents incredible flexibility for a second living area, game room, or future expansion tailored to your vision. While the home does require repairs, it offers solid bones and the kind of foundation that invites restoration back to its original beauty. Properties like this, with land, history, and bayou access, do not come around often. This is a true opportunity to invest in location, lifestyle, and long-term value.

14. 1999-05-12
    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: $1,105 · $92/mo
• Projected year-2 tax: $1,105 · $92/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 8/10 Severe FEMA zone AE · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $15,145
• − Mortgage interest: −$5,574
• − Property taxes: −$1,105
• − Insurance: −$5,616
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$2,895
• Taxable loss: −$2,468
• Est. tax savings @ 24.0%: +$592
• After-tax cash flow: $-426/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 — Montegut

• Score: 67/100
• State rank: #110
• US rank: #10885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,386

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: Predominantly White (81%)
• Race & ethnicity: White 81% Native American 14% Two or more races 3%
• Common ancestry: Lithuanian 25% Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 87% English-only · French/Haitian/Cajun 13%

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: ▲ 3.75%
• Current HPI: 108.1467
• 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

+0.0% since first listed

3 events — show timeline

• 2026-03-29 Listed $99,500 GBRMLS
• 2026-03-28 Listed $99,500 AcadianaMLS
• 1999-05-12 Sold (Public Records) — Public Records

Property tax history

+21.3%/yr

Latest (2025): $1,105 · -1.5% YoY. Source: county tax records.