225 E 29th St · Larose, LA 70345

$117,000

3 bd · 2.5 ba · 643 sqft · SingleFamily public records · 140 Days on market

Built 1987 0.48 ac lot $182/sqft · 145% above area Est $215k · 46% under ↓ 56% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +6.3/30.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two story unfinished home ready for customization! The main level offers a living room, dining & kitchen, breakfast area, half bath, and a hallway leading to recreation room. The kitchen opens up to a spacious covered patio over looking the inground pool. Upstairs includes 3 bedrooms and 2 full bathrooms. Detached guest house offers additional living potential, which includes its own driveway leading to the storage shed with carport cover. Corner lot! Options are endless for both interior and exterior!

Key facts

• Half bath
• Recreation room
• Kitchen

Tags

• LIVING ROOM
• DINING
• KITCHEN
• BREAKFAST AREA
• HALF BATH
• RECREATION ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $-634 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $36k (69.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (26.9% below list).
• Recommended offer: $36k (69.2% below list) — sets the bar for cash-flow.
• Cap rate 4.2% vs local median 2.0% in Larose — 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 62/100 on livability (#209 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, schools B+; Watch: employment D+, crime D, 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: 100 active listings in the ZIP; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $809 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $63k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,007 (69.2% 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 140 days. Have you received any prior offers? Is the seller open to a 69% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 4.17%
• Cash-on-cash: -7.60%
• DSCR: 0.66
• GRM: 11.4

CMA / ARV

• ARV (median comp): $215,001
• List price: $117,000
• Delta: -45.58%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -66.0%
• Equity multiple: -0.80×
• Total profit: $-59,014
• Equity at exit: $17,445

10-year hold

• IRR: —
• Equity multiple: -2.12×
• Total profit: $-102,077
• Equity at exit: $10,116

Cash invested: $32,760 (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 70345

• Home prices YoY: -27.6%
• Active inventory: 100
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$220 /mo · $2,646/yr
• Insurance: −$49
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $-634

Break-even live

Break-even rent $1,657

Max offer price $36,007

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $117,000 Active 140 DOM
2. 2026-06-18
   days on market $117,000 Active 139 DOM
3. 2026-06-17
   days on market $117,000 Active 138 DOM
4. 2026-06-16
   days on market $117,000 Active 137 DOM
5. 2026-06-15
   days on market $117,000 Active 136 DOM
6. 2026-06-14
   days on market $117,000 Active 134 DOM
7. 2026-06-13
   days on market $117,000 Active 133 DOM
8. 2026-06-10
   days on market $117,000 Active 131 DOM
9. 2026-06-09
   days on market $117,000 Active 130 DOM
10. 2026-06-09
    price $117,000 Active 129 DOM
11. 2026-06-08
    days on market $135,000 Active 129 DOM
12. 2026-06-07
    days on market $135,000 Active 128 DOM
13. 2026-06-05
    days on market $135,000 Active 125 DOM
14. 2026-06-03
    days on market $135,000 Active 124 DOM
15. 2026-06-02
    days on market $135,000 Active 123 DOM
16. 2026-06-01
    days on market $135,000 Active 122 DOM
17. 2026-05-31
    days on market $135,000 Active 121 DOM
18. 2026-05-30
    days on market $135,000 Active 120 DOM
19. 2026-05-05
    price $135,000 511-char remark

    Show marketing remark (514 chars)

    Two story unfinished home ready for customization! The main level offers a living room, dining & kitchen, breakfast area, half bath, and a hallway leading to recreation room. The kitchen opens up to a spacious covered patio over looking the inground pool. Upstairs includes 3 bedrooms and 2 full bathrooms. Detached guest house offers additional living potential, which includes its own driveway leading to the storage shed with carport cover. Corner lot! Options are endless for both interior and exterior!

20. 2026-05-05
    price $135,000 514-char remark

    Show marketing remark (514 chars)

    Two story unfinished home ready for customization! The main level offers a living room, dining & kitchen, breakfast area, half bath, and a hallway leading to recreation room. The kitchen opens up to a spacious covered patio over looking the inground pool. Upstairs includes 3 bedrooms and 2 full bathrooms. Detached guest house offers additional living potential, which includes its own driveway leading to the storage shed with carport cover. Corner lot! Options are endless for both interior and exterior!

21. 2026-04-04
    price $144,000 511-char remark

    Show marketing remark (514 chars)

    Two story unfinished home ready for customization! The main level offers a living room, dining & kitchen, breakfast area, half bath, and a hallway leading to recreation room. The kitchen opens up to a spacious covered patio over looking the inground pool. Upstairs includes 3 bedrooms and 2 full bathrooms. Detached guest house offers additional living potential, which includes its own driveway leading to the storage shed with carport cover. Corner lot! Options are endless for both interior and exterior!

22. 2026-04-04
    price $144,000 514-char remark

    Show marketing remark (514 chars)

    Two story unfinished home ready for customization! The main level offers a living room, dining & kitchen, breakfast area, half bath, and a hallway leading to recreation room. The kitchen opens up to a spacious covered patio over looking the inground pool. Upstairs includes 3 bedrooms and 2 full bathrooms. Detached guest house offers additional living potential, which includes its own driveway leading to the storage shed with carport cover. Corner lot! Options are endless for both interior and exterior!

23. 2026-03-04
    price $159,900 511-char remark

    Show marketing remark (514 chars)

    Two story unfinished home ready for customization! The main level offers a living room, dining & kitchen, breakfast area, half bath, and a hallway leading to recreation room. The kitchen opens up to a spacious covered patio over looking the inground pool. Upstairs includes 3 bedrooms and 2 full bathrooms. Detached guest house offers additional living potential, which includes its own driveway leading to the storage shed with carport cover. Corner lot! Options are endless for both interior and exterior!

24. 2026-03-04
    price $159,900 514-char remark

    Show marketing remark (514 chars)

    Two story unfinished home ready for customization! The main level offers a living room, dining & kitchen, breakfast area, half bath, and a hallway leading to recreation room. The kitchen opens up to a spacious covered patio over looking the inground pool. Upstairs includes 3 bedrooms and 2 full bathrooms. Detached guest house offers additional living potential, which includes its own driveway leading to the storage shed with carport cover. Corner lot! Options are endless for both interior and exterior!

25. 2026-01-30
    listed $180,000 Active 511-char remark

    Show marketing remark (514 chars)

    Two story unfinished home ready for customization! The main level offers a living room, dining & kitchen, breakfast area, half bath, and a hallway leading to recreation room. The kitchen opens up to a spacious covered patio over looking the inground pool. Upstairs includes 3 bedrooms and 2 full bathrooms. Detached guest house offers additional living potential, which includes its own driveway leading to the storage shed with carport cover. Corner lot! Options are endless for both interior and exterior!

26. 2026-01-30
    listed $180,000 Active 514-char remark

    Show marketing remark (514 chars)

    Two story unfinished home ready for customization! The main level offers a living room, dining & kitchen, breakfast area, half bath, and a hallway leading to recreation room. The kitchen opens up to a spacious covered patio over looking the inground pool. Upstairs includes 3 bedrooms and 2 full bathrooms. Detached guest house offers additional living potential, which includes its own driveway leading to the storage shed with carport cover. Corner lot! Options are endless for both interior and exterior!

27. 2017-02-14
    soldstatus $288,000
28. 2017-02-13
    soldstatus
29. 2016-07-05
    listed $305,000
30. 2016-07-05
    listed $305,000

ⓘ 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: $2,646 · $220/mo
• Projected year-2 tax: $2,646 · $220/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 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 · 23 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: $10,259
• − Mortgage interest: −$6,554
• − Property taxes: −$2,646
• − Insurance: −$5,704
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$3,404
• Taxable loss: −$9,689
• Est. tax savings @ 24.0%: +$2,325
• After-tax cash flow: $-5,282/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 — Larose

• Score: 62/100
• State rank: #209
• US rank: #16267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Larose, LA
• Population (ZIP): 8,678

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 12% Native American 8% Two or more races 6% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 17% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 76% English-only · French/Haitian/Cajun 14% Spanish 7% Vietnamese 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: ▼ -40.05%
• Current HPI: 105.2575
• 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

-55.7% since first listed

12 events — show timeline

• 2026-05-05 Price Changed $135,000 AcadianaMLS
• 2026-05-05 Price Changed $135,000 GBRMLS
• 2026-04-04 Price Changed $144,000 AcadianaMLS
• 2026-04-04 Price Changed $144,000 GBRMLS
• 2026-03-04 Price Changed $159,900 AcadianaMLS
• 2026-03-04 Price Changed $159,900 GBRMLS
• 2026-01-30 Listed $180,000 GBRMLS
• 2026-01-30 Listed $180,000 AcadianaMLS
• 2017-02-14 Sold (Public Records) $288,000 Public Records
• 2017-02-13 Sold (MLS) — GBRMLS
• 2016-07-05 Listed $305,000 GBRMLS
• 2016-07-05 Listed $305,000 AcadianaMLS

Property tax history

+4.7%/yr

Latest (2024): $2,646 · +9.6% YoY. Source: county tax records.