358 Bayou Blue Bypass Rd · Bayou Blue, LA 70359

$110,000

4 bd · 2.0 ba · 1,540 sqft · Other public records · 27 Days on market

Built 1979 0.96 ac lot ↓ 31% 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 +7.7/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Positioned just off Bayou Blue Bypass in Lafourche Parish, this four-bedroom, two-bath home offers a unique opportunity for investors, renovators, or buyers ready to bring their vision to life. Situated on nearly one acre with mature trees providing natural shade and privacy, the property features spacious grounds with room to reimagine and customize to fit a variety of needs. Interior features include crown molding, ceiling fans, and a functional layout with multiple living spaces. A detached shed/workshop adds additional storage or workspace potential, while the generous lot size creates opportunities for expansion, outdoor enjoyment, or future improvements. An additional neighboring half

Key facts

• Spacious grounds
• Detached shed
• Generous lot size

Tags

• DETACHED SHED
• SPACIOUS GROUNDS
• GENEROUS LOT SIZE

Property features AI

Exterior

• Parking: Four parking spaces total; Carport (4 spaces); Driveway; Unpaved parking
• Utilities: Other water source
• Home design: Detached single-family residence; Residential property
• Construction: Wood siding frame construction; Shingle roof; Built as single-story (detached)
• Exterior features: Level lot; Workshop and shed(s) on the property

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit(s) for cooling; No central heating
• Interior features: Carpet and vinyl flooring
• Laundry & utility: Laundry room with washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.5% in Bayou Blue — 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 59/100 on livability (#275 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: 112 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.27% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.31%
• DSCR: 1.73
• GRM: 6.5

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: 7.3%
• Equity multiple: 1.29×
• Total profit: $8,809
• Equity at exit: $16,401

10-year hold

• IRR: 16.6%
• Equity multiple: 2.36×
• Total profit: $41,901
• Equity at exit: $9,511

Cash invested: $30,800 (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 70359

• Home prices YoY: -26.8%
• Active inventory: 112
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $419

Break-even live

Break-even rent $870

Max offer price $110,000

Occupancy floor 65%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
261 Bon Jovi Blvd Gray, LA	3.0	1.5	1127	$1,400	$1.24	44d	1	0.97mi

Listing history 23 events

1. 2026-06-19
   days on market $110,000 Active 27 DOM
2. 2026-06-18
   days on market $110,000 Active 26 DOM
3. 2026-06-17
   days on market $110,000 Active 25 DOM
4. 2026-06-16
   days on market $110,000 Active 24 DOM
5. 2026-06-15
   days on market $110,000 Active 23 DOM
6. 2026-06-14
   days on market $110,000 Active 21 DOM
7. 2026-06-13
   days on market $110,000 Active 20 DOM
8. 2026-06-10
   days on market $110,000 Active 18 DOM
9. 2026-06-09
   days on market $110,000 Active 17 DOM
10. 2026-06-08
    days on market $110,000 Active 16 DOM
11. 2026-06-07
    days on market $110,000 Active 15 DOM
12. 2026-06-05
    days on market $110,000 Active 12 DOM
13. 2026-06-03
    days on market $110,000 Active 11 DOM
14. 2026-06-02
    days on market $110,000 Active 10 DOM
15. 2026-06-01
    days on market $110,000 Active 9 DOM
16. 2026-05-31
    days on market $110,000 Active 8 DOM
17. 2026-05-30
    days on market $110,000 Active 7 DOM
18. 2026-05-23
    listed $110,000 Active
19. 2025-12-05
    price $140,000
20. 2025-12-05
    price $140,000
21. 2025-09-22
    listed $160,000 Active
22. 2025-09-22
    listed $160,000 Active
23. 2025-09-22
    listed $160,000 Active

ⓘ 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: $777 · $65/mo
• Projected year-2 tax: $777 · $65/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 4/10 Moderate 21% chance over 30 yrs
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs

Taxation est. · year 1

• Rental income: $16,800
• − Mortgage interest: −$6,162
• − Property taxes: −$777
• − Insurance: −$550
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,200
• Taxable income: $3,423
• Est. tax owed @ 24.0%: −$822
• After-tax cash flow: $4,201/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 — Bayou Blue

• Score: 59/100
• State rank: #275
• US rank: #19981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bayou Blue, LA
• City population: 28,990
• Population (ZIP): 9,472

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 30% Two or more races 7% Hispanic / Latino 7% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 12% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 1% Vietnamese 1%

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: ▼ -46.42%
• Current HPI: 126.6099
• 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

-31.2% since first listed

6 events — show timeline

• 2026-05-23 Listed $110,000 GBRMLS
• 2025-12-05 Price Changed $140,000 AcadianaMLS
• 2025-12-05 Price Changed $140,000 GBRMLS
• 2025-09-22 Listed $160,000 GBRMLS
• 2025-09-22 Listed $160,000 AcadianaMLS
• 2025-09-22 Listed $160,000 AcadianaMLS

Property tax history

+67.8%/yr

Latest (2024): $777 · +1.9% YoY. Source: county tax records.