1117 Four Point Rd · Dulac, LA 70353

$58,000

2 bd · 1.0 ba · 790 sqft · Other · 8 Days on market

Built 1995 435 sqft lot ↓ 36% since listing

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Why this score? — see what drove the B 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

*WATERFRONT* 2 bedroom, 1 bathroom home with screened porch and outdoor 1/2 bathroom. New double pane windows, newly added insulation, custom built cedar cabinets, cedar pantry, and cedar doors throughout. New tankless water heater, new glass top stove and new wall oven. 2 covered boat slips with lifts that are in need of some repairs. Custom-built, queen-size, cedar, bed frame to remain. All other furnishings are negotiable. Camp is on leased land. Schedule your showing today! All measurements, flood zone and all information contained herein to be verified by buyer.

Key facts

• Double pane windows
• Screened porch
• Waterfront

Tags

• WATERFRONT
• SCREENED PORCH
• OUTDOOR BATHROOM
• DOUBLE PANE WINDOWS
• NEWLY ADDED INSULATION
• CUSTOM BUILT CEDAR CABINETS

Property features AI

Finance

• Other: Approximately 1,000 total finished area

Exterior

• Parking: Off-street parking
• Utilities: Public water; Septic tank
• Home design: Single-family detached residence
• Construction: Wood siding/frame construction
• Exterior features: Boat slip; Screened porch/patio; Waterfront lot on a navigable river

Interior

• Kitchen: Oven; Range; Electric cooktop
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Window unit(s) for cooling
• Interior features: Walk-in closets; Range hood; Electric water heater
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $58k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($849 rent vs $58k).
• Cap rate 12.9% vs local median 0.9% in Dulac — 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 53/100 on livability (#395 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities 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: 34 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 $2k of equity ($401 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $58,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.46% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.63%
• DSCR: 2.05
• GRM: 5.7

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: 29.7%
• Equity multiple: 2.68×
• Total profit: $27,335
• Equity at exit: $26,079

10-year hold

• IRR: 30.2%
• Equity multiple: 5.23×
• Total profit: $68,753
• Equity at exit: $40,191

Cash invested: $16,240 (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 70353

• Active inventory: 34
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $849 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$23 /mo · $275/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $320

Break-even live

Break-even rent $445

Max offer price $58,000

Occupancy floor 57%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $58,000 Active 8 DOM
2. 2026-06-18
   days on market $58,000 Active 7 DOM
3. 2026-06-17
   days on market $58,000 Active 6 DOM
4. 2026-06-16
   days on market $58,000 Active 5 DOM
5. 2026-06-15
   days on market $58,000 Active 4 DOM
6. 2026-06-14
   days on market $58,000 Active 2 DOM
7. 2026-06-13
   remarks 577-char remark
8. 2026-06-13
   listed $58,000 Active 1 DOM

ⓘ 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: $275 · $23/mo
• Projected year-2 tax: $319 · $27/mo
• Expected delta: +$44/yr (+$4/mo · 16.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,192
• − Mortgage interest: −$3,249
• − Property taxes: −$275
• − Insurance: −$290
• − Repairs & maintenance: −$815
• − Management: −$815
• − Depreciation: −$1,687
• Taxable income: $3,060
• Est. tax owed @ 24.0%: −$735
• After-tax cash flow: $3,103/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 — Dulac

• Score: 53/100
• State rank: #395
• US rank: #24560

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dulac, LA
• Population (ZIP): 522

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 10% Hispanic / Latino 8% Two or more races 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 41%
• Foreign-born: 2% · Canada
• Languages at home: 80% English-only · French/Haitian/Cajun 17% Spanish 3%

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: —
• Current HPI: —
• 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

-35.6% since first listed

4 events — show timeline

• 2026-06-11 Listed $58,000 AcadianaMLS
• 2026-06-11 Listed $58,000 GBRMLS
• 2019-10-29 Sold (Public Records) — Public Records
• 2015-07-20 Sold (Public Records) $90,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $275 · +5.7% YoY. Source: county tax records.