321 Martin Ln · Port Sulphur, LA 70083

$245,000

3 bd · 1.0 ba · 864 sqft · Other public records · 275 Days on market

Built 1965 5,000 sqft lot $284/sqft · at area comps Est $295k · 17% under

---

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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• Appreciation +5.5/10.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Waterfront retreat with direct canal access! This elevated 3-bedroom, 1-bath home offers a spacious open kitchen with updated cabinetry, granite countertops, and ample storage. The living area flows nicely into the kitchen, creating a functional layout for gatherings. Bedrooms are comfortably sized with natural light throughout. The bathroom features a large walk-in shower with custom surround. Outdoor living is maximized with an expansive covered deck for relaxing and taking in the views. Downstairs, there is abundant covered space for parking, storage, and entertaining, plus a private boat dock and lift for quick access to open water. Situated in a well-known fishing and boating community, this property is suited for weekend getaways or year-round use. Don't miss the opportunity to enjoy waterfront living with plenty of space for both recreation and relaxation! Schedule your showing today and see all the other perks of owning this property.

Key facts

• Covered deck
• Private boat dock
• Canal access

Tags

• CANAL ACCESS
• OPEN KITCHEN
• GRANITE COUNTERTOPS
• LARGE WALK-IN SHOWER
• COVERED DECK
• PRIVATE BOAT DOCK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $245k.

Deal economics

• At list price, monthly cash flow is $-18 ($-215/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (3.6% below list).
• Recommended offer: $216k (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 $4k of equity ($2k 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 $69k cash investment doubles in ~10 years — after that, you're playing with house money.
• 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 275 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $245k implies a 308% gain — meaningful room to come down on a strong offer.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,600 (12.0% 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 275 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — 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. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 8.29%
• Cash-on-cash: 7.15%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (median comp): $295,111
• List price: $245,000
• Delta: -16.98%
• 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: 1.0%
• Equity multiple: 1.05×
• Total profit: $3,646
• Equity at exit: $83,693

10-year hold

• IRR: 5.8%
• Equity multiple: 1.71×
• Total profit: $48,399
• Equity at exit: $111,262

Cash invested: $68,600 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,363 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$71 /mo · $855/yr
• Insurance: −$102
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-18

Break-even live

Break-even rent $2,386

Max offer price $241,838

Occupancy floor 96%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $245,000 Active 275 DOM
2. 2026-06-17
   days on market $245,000 Active 274 DOM
3. 2026-06-16
   days on market $245,000 Active 273 DOM
4. 2026-06-15
   days on market $245,000 Active 272 DOM
5. 2026-06-13
   days on market $245,000 Active 270 DOM
6. 2026-06-13
   days on market $245,000 Active 269 DOM
7. 2026-06-10
   days on market $245,000 Active 267 DOM
8. 2026-06-09
   days on market $245,000 Active 266 DOM
9. 2026-06-08
   days on market $245,000 Active 265 DOM
10. 2026-06-07
    days on market $245,000 Active 264 DOM
11. 2026-06-03
    days on market $245,000 Active 260 DOM
12. 2026-06-02
    days on market $245,000 Active 259 DOM
13. 2026-06-01
    days on market $245,000 Active 258 DOM
14. 2026-05-31
    days on market $245,000 Active 257 DOM
15. 2025-11-29
    price $245,000 956-char remark

    Show marketing remark (956 chars)

    Waterfront retreat with direct canal access! This elevated 3-bedroom, 1-bath home offers a spacious open kitchen with updated cabinetry, granite countertops, and ample storage. The living area flows nicely into the kitchen, creating a functional layout for gatherings. Bedrooms are comfortably sized with natural light throughout. The bathroom features a large walk-in shower with custom surround. Outdoor living is maximized with an expansive covered deck for relaxing and taking in the views. Downstairs, there is abundant covered space for parking, storage, and entertaining, plus a private boat dock and lift for quick access to open water. Situated in a well-known fishing and boating community, this property is suited for weekend getaways or year-round use. Don't miss the opportunity to enjoy waterfront living with plenty of space for both recreation and relaxation! Schedule your showing today and see all the other perks of owning this property.

16. 2025-11-12
    price $245,000 962-char remark

    Show marketing remark (962 chars)

    Waterfront retreat with direct canal access! This elevated 3-bedroom, 1-bath home offers a spacious open kitchen with updated cabinetry, granite countertops, and ample storage. The living area flows nicely into the kitchen, creating a functional layout for gatherings. Bedrooms are comfortably sized with natural light throughout. The bathroom features a large walk-in shower with custom surround. Outdoor living is maximized with an expansive covered deck for relaxing and taking in the views. Downstairs, there is abundant covered space for parking, storage, and entertaining, plus a private boat dock and lift for quick access to open water. Situated in a well-known fishing and boating community, this property is suited for weekend getaways or year-round use. Don’t miss the opportunity to enjoy waterfront living with plenty of space for both recreation and relaxation! Schedule your showing today and see all the other perks of owning this property.

17. 2025-10-14
    price $260,000 956-char remark

    Show marketing remark (962 chars)

    Waterfront retreat with direct canal access! This elevated 3-bedroom, 1-bath home offers a spacious open kitchen with updated cabinetry, granite countertops, and ample storage. The living area flows nicely into the kitchen, creating a functional layout for gatherings. Bedrooms are comfortably sized with natural light throughout. The bathroom features a large walk-in shower with custom surround. Outdoor living is maximized with an expansive covered deck for relaxing and taking in the views. Downstairs, there is abundant covered space for parking, storage, and entertaining, plus a private boat dock and lift for quick access to open water. Situated in a well-known fishing and boating community, this property is suited for weekend getaways or year-round use. Don’t miss the opportunity to enjoy waterfront living with plenty of space for both recreation and relaxation! Schedule your showing today and see all the other perks of owning this property.

18. 2025-10-14
    price $260,000 962-char remark

    Show marketing remark (962 chars)

    Waterfront retreat with direct canal access! This elevated 3-bedroom, 1-bath home offers a spacious open kitchen with updated cabinetry, granite countertops, and ample storage. The living area flows nicely into the kitchen, creating a functional layout for gatherings. Bedrooms are comfortably sized with natural light throughout. The bathroom features a large walk-in shower with custom surround. Outdoor living is maximized with an expansive covered deck for relaxing and taking in the views. Downstairs, there is abundant covered space for parking, storage, and entertaining, plus a private boat dock and lift for quick access to open water. Situated in a well-known fishing and boating community, this property is suited for weekend getaways or year-round use. Don’t miss the opportunity to enjoy waterfront living with plenty of space for both recreation and relaxation! Schedule your showing today and see all the other perks of owning this property.

19. 2025-09-16
    listed $275,000 Active 956-char remark

    Show marketing remark (962 chars)

    Waterfront retreat with direct canal access! This elevated 3-bedroom, 1-bath home offers a spacious open kitchen with updated cabinetry, granite countertops, and ample storage. The living area flows nicely into the kitchen, creating a functional layout for gatherings. Bedrooms are comfortably sized with natural light throughout. The bathroom features a large walk-in shower with custom surround. Outdoor living is maximized with an expansive covered deck for relaxing and taking in the views. Downstairs, there is abundant covered space for parking, storage, and entertaining, plus a private boat dock and lift for quick access to open water. Situated in a well-known fishing and boating community, this property is suited for weekend getaways or year-round use. Don’t miss the opportunity to enjoy waterfront living with plenty of space for both recreation and relaxation! Schedule your showing today and see all the other perks of owning this property.

20. 2025-09-16
    listed $275,000 Active 962-char remark

    Show marketing remark (962 chars)

    Waterfront retreat with direct canal access! This elevated 3-bedroom, 1-bath home offers a spacious open kitchen with updated cabinetry, granite countertops, and ample storage. The living area flows nicely into the kitchen, creating a functional layout for gatherings. Bedrooms are comfortably sized with natural light throughout. The bathroom features a large walk-in shower with custom surround. Outdoor living is maximized with an expansive covered deck for relaxing and taking in the views. Downstairs, there is abundant covered space for parking, storage, and entertaining, plus a private boat dock and lift for quick access to open water. Situated in a well-known fishing and boating community, this property is suited for weekend getaways or year-round use. Don’t miss the opportunity to enjoy waterfront living with plenty of space for both recreation and relaxation! Schedule your showing today and see all the other perks of owning this property.

21. 2025-09-16
    listed $275,000 Active

    Show marketing remark (962 chars)

    Waterfront retreat with direct canal access! This elevated 3-bedroom, 1-bath home offers a spacious open kitchen with updated cabinetry, granite countertops, and ample storage. The living area flows nicely into the kitchen, creating a functional layout for gatherings. Bedrooms are comfortably sized with natural light throughout. The bathroom features a large walk-in shower with custom surround. Outdoor living is maximized with an expansive covered deck for relaxing and taking in the views. Downstairs, there is abundant covered space for parking, storage, and entertaining, plus a private boat dock and lift for quick access to open water. Situated in a well-known fishing and boating community, this property is suited for weekend getaways or year-round use. Don’t miss the opportunity to enjoy waterfront living with plenty of space for both recreation and relaxation! Schedule your showing today and see all the other perks of owning this property.

22. 2013-11-22
    soldstatus $60,000

ⓘ 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: $855 · $71/mo
• Projected year-2 tax: $1,348 · $112/mo
• Expected delta: +$493/yr (+$41/mo · 57.7%)

ⓘ 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 · 22 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: $28,356
• − Mortgage interest: −$13,724
• − Property taxes: −$855
• − Insurance: −$6,344
• − Repairs & maintenance: −$2,268
• − Management: −$2,268
• − Depreciation: −$7,127
• Taxable loss: −$4,230
• Est. tax savings @ 24.0%: +$1,015
• After-tax cash flow: $801/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

+308.3% since first listed

8 events — show timeline

• 2025-11-29 Price Changed $245,000 AcadianaMLS
• 2025-11-12 Price Changed $245,000 GSREIN
• 2025-10-14 Price Changed $260,000 AcadianaMLS
• 2025-10-14 Price Changed $260,000 GSREIN
• 2025-09-16 Listed $275,000 AcadianaMLS
• 2025-09-16 Listed $275,000 GSREIN
• 2025-09-16 Listed $275,000 AcadianaMLS
• 2013-11-22 Sold (Public Records) $60,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $855 · -3.6% YoY. Source: county tax records.