111 Green Acres Dr · Chackbay, LA 70301

$109,900

4 bd · 1.0 ba · 980 sqft · SingleFamily public records · 31 Days on market

Built 1979 6,969 sqft lot ↓ 7% 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 +9.9/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bedroom home located in great area just off Hwy. 307. The home features covered parking for 2 vehicles, nice sized fenced, rear yard with 2 sheds, and picket fence around the front yard. The home has a partially finished addition in the rear which would be the 4th bedroom. An additional addition includes a more spacious living room. There is an interior laundry room and breakfast area off the kitchen. This home will needs some repairs and TLC, but offers lots of potential for either the investor or owner occupants looking to fix up a home to their particular liking. Won't last long! Call your agent today to schedule your private showing.

Key facts

• Picket fence
• Covered parking
• Fenced rear yard

Tags

• COVERED PARKING
• FENCED REAR YARD
• PICKET FENCE
• PARTIALLY FINISHED ADDITION
• SPACIOUS LIVING ROOM
• INTERIOR LAUNDRY ROOM

Property features AI

Exterior

• Parking: Carport with one space
• Utilities: Public water; Public sewer
• Home design: Single-story home; Asphalt roof; Slab foundation
• Construction: Built with typical construction materials (average condition)
• Exterior features: Shed(s) on the property; City lot with rectangular shape; Lot dimensions approximately 60 x 115

Interior

• Bedrooms: Bedrooms included (see rooms total)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 6 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#240 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Lafourche Parish (other): math 31% / reading 49% proficiency, ranked #22 of 98 in LA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.9%/yr); 513 active listings in the ZIP; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y 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

• Climate carrying-cost: major flood risk; 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 $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.49% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.99%
• DSCR: 1.98
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.9% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.58×
• Total profit: $17,948
• Equity at exit: $16,386

10-year hold

• IRR: 23.2%
• Equity multiple: 2.99×
• Total profit: $61,226
• Equity at exit: $9,502

Cash invested: $30,772 (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 70301

• Rents YoY: 2.9%
• Active inventory: 513
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,637 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$107 /mo · $1,284/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $564

Break-even live

Break-even rent $923

Max offer price $109,900

Occupancy floor 61%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $109,900 Active 31 DOM
2. 2026-06-18
   days on market $109,900 Active 30 DOM
3. 2026-06-17
   days on market $109,900 Active 29 DOM
4. 2026-06-16
   days on market $109,900 Active 28 DOM
5. 2026-06-15
   days on market $109,900 Active 27 DOM
6. 2026-06-14
   days on market $109,900 Active 25 DOM
7. 2026-06-13
   days on market $109,900 Active 24 DOM
8. 2026-06-10
   days on market $109,900 Active 22 DOM
9. 2026-06-09
   days on market $109,900 Active 21 DOM
10. 2026-06-08
    days on market $109,900 Active 20 DOM
11. 2026-06-07
    days on market $109,900 Active 19 DOM
12. 2026-06-05
    days on market $109,900 Active 16 DOM
13. 2026-06-03
    days on market $109,900 Active 15 DOM
14. 2026-06-02
    days on market $109,900 Active 14 DOM
15. 2026-06-01
    days on market $109,900 Active 13 DOM
16. 2026-05-31
    days on market $109,900 Active 12 DOM
17. 2026-05-30
    days on market $109,900 Active 11 DOM
18. 2026-05-18
    listed $109,900 Active 647-char remark

    Show marketing remark (647 chars)

    4 Bedroom home located in great area just off Hwy. 307. The home features covered parking for 2 vehicles, nice sized fenced, rear yard with 2 sheds, and picket fence around the front yard. The home has a partially finished addition in the rear which would be the 4th bedroom. An additional addition includes a more spacious living room. There is an interior laundry room and breakfast area off the kitchen. This home will needs some repairs and TLC, but offers lots of potential for either the investor or owner occupants looking to fix up a home to their particular liking. Won't last long! Call your agent today to schedule your private showing.

19. 2026-05-18
    listed $109,900 Active

    Show marketing remark (647 chars)

    4 Bedroom home located in great area just off Hwy. 307. The home features covered parking for 2 vehicles, nice sized fenced, rear yard with 2 sheds, and picket fence around the front yard. The home has a partially finished addition in the rear which would be the 4th bedroom. An additional addition includes a more spacious living room. There is an interior laundry room and breakfast area off the kitchen. This home will needs some repairs and TLC, but offers lots of potential for either the investor or owner occupants looking to fix up a home to their particular liking. Won't last long! Call your agent today to schedule your private showing.

20. 2009-01-08
    listed $120,000
21. 2009-01-07
    listed $120,000
22. 2008-07-15
    listed $118,000
23. 2008-07-15
    listed $118,000
24. 2008-07-15
    listed $118,000
25. 2008-06-30
    listed $118,000

ⓘ 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: $1,284 · $107/mo
• Projected year-2 tax: $1,284 · $107/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 6/10 Major FEMA zone X (shaded) · 27% 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: $19,640
• − Mortgage interest: −$6,156
• − Property taxes: −$1,284
• − Insurance: −$550
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$3,197
• Taxable income: $5,312
• Est. tax owed @ 24.0%: −$1,275
• After-tax cash flow: $5,492/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: Lafourche Parish
• NCES district ID: 2200900
• Math proficiency: 31% ▼ -43.00%
• Reading proficiency: 49% ▼ -32.00%
• Median HH income: $49,703
• Composite: 34.4/100
• National rank: #5205
• State rank: #22 of 98 in LA

Livability — Chackbay

• Score: 61/100
• State rank: #240
• US rank: #18344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chackbay, LA
• County: Lafourche Parish · 50,095 people
• Metro: Houma-Thibodaux, LA
• Population (ZIP): 50,095
• Household income: $58,394
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 1513.0

Population outlook (Lafourche County) Hauer SSP2

• Today (2025): 102,122 people
• By 2030: 103,361 · +1.2%
• By 2040: 104,401 · +2.2%
• By 2050: 102,795 · +0.7%
• By 2075: 95,599 · -6.4%
• By 2100: 82,303 · -19.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 20% Hispanic / Latino 5% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 18% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Spanish 2%

Political lean MEDSL · Lafourche

• 2024 margin: Solid R (+62.1) · D 18.4% · R 80.4% · Other 1.2%
• 2008→2024 swing: -16.1pp toward R · 2008: -46.0pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+60.3 2016: R+56.5 2012: R+48.5 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.35%
• Current HPI: 124.5559
• Rent YoY: ▲ 2.90%
• Metro: Houma-Thibodaux, LA
• 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

-6.9% since first listed

8 events — show timeline

• 2026-05-18 Listed $109,900 GSREIN
• 2026-05-18 Listed $109,900 AcadianaMLS
• 2009-01-08 Listed $120,000 AcadianaMLS
• 2009-01-07 Listed $120,000 AcadianaMLS
• 2008-07-15 Listed $118,000 AcadianaMLS
• 2008-07-15 Listed $118,000 GBRMLS
• 2008-07-15 Listed $118,000 GBRMLS
• 2008-06-30 Listed $118,000 AcadianaMLS

Property tax history

+13.0%/yr

Latest (2024): $1,284 · +2.6% YoY. Source: county tax records.