30381 Highway 23 Hwy · Empire, LA 70041

$205,000

5 bd · 3.0 ba · 3,728 sqft · SingleFamily public records · 877 Days on market

Built 1982 0.90 ac lot

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Why this score? — see what drove the C 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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.2/10.0
• Schools +5.0/10.0
• Appreciation +4.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fabulous property awaits you! Huge, open living room w/ brick frpl. & mantle, dbl. French doors, & soaring ceilings. Kitchen offers beautiful cabinetry, granite countertops, rm. for barstool seating, & ss. appl. Primary BD offers spacious ensuite w/ dbl. sinks, separate shower area, soaking BA, & vanity. Large interior laundry & fabulous bonus/recreation rm. Outside offers a covered patio & long driveway for plenty of parking. ALSO FOR LEASE. Call today!

Key facts

• 0.9 acre lot
• 3 parking spots
• Built 1982

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (8.1% below list).
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#335 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment F.
• Zoned schools: Boothville-Venice Elementary School (math 37% / reading 57%, grade D-, #151 of 646 statewide, top 24%, 288 students, 100% FRL); Belle Chasse Middle School (math 40% / reading 44%, grade D-, #59 of 218 statewide, top 27%, 721 students, 62% FRL); South Plaquemines High School (math 18% / reading 43%, grade F, #124 of 265 statewide, top 47%, 412 students, 100% FRL).
• Market conditions: 52 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 $824 of equity ($1k loan paydown + $-593 appreciation (-0.3% local appreciation)).
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 877 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago; this cycle's ask is 8100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,400 (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 877 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.02% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.96%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.75×
• Total profit: $-14,511
• Equity at exit: $56,575

10-year hold

• IRR: 0.7%
• Equity multiple: 1.08×
• Total profit: $4,418
• Equity at exit: $65,695

Cash invested: $57,400 (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 70041

• Home prices YoY: -0.5%
• Active inventory: 52
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,087 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$156 /mo · $1,869/yr
• Insurance: −$85
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-94

Break-even live

Break-even rent $2,206

Max offer price $188,435

Occupancy floor 99%

Sensitivity live

Price	-10% $22	-5% $-36	+0% $-94	+5% $-152	+10% $-210
Rent	-10% $-259	-5% $-176	+0% $-94	+5% $-11	+10% $71
Rate	-1.0pp $9	-0.5pp $-42	base $-94	+0.5pp $-147	+1.0pp $-201

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $205,000 Active 877 DOM
2. 2026-06-17
   days on market $205,000 Active 876 DOM
3. 2026-06-16
   days on market $205,000 Active 875 DOM
4. 2026-06-15
   days on market $205,000 Active 874 DOM
5. 2026-06-13
   days on market $205,000 Active 872 DOM
6. 2026-06-13
   days on market $205,000 Active 871 DOM
7. 2026-06-10
   days on market $205,000 Active 869 DOM
8. 2026-06-09
   days on market $205,000 Active 868 DOM
9. 2026-06-08
   days on market $205,000 Active 867 DOM
10. 2026-06-07
    days on market $205,000 Active 866 DOM
11. 2026-06-03
    days on market $205,000 Active 862 DOM
12. 2026-06-02
    days on market $205,000 Active 861 DOM
13. 2026-06-01
    days on market $205,000 Active 860 DOM
14. 2026-05-31
    days on market $205,000 Active 859 DOM
15. 2026-05-19
    price $205,000 482-char remark

    Show marketing remark (490 chars)

    Fabulous property awaits you! Huge, open living room w/ brick frpl. & mantle, dbl. French doors, & soaring ceilings. Kitchen offers beautiful cabinetry, granite countertops, rm. for barstool seating, & ss. appl. Primary BD offers spacious ensuite w/ dbl. sinks, separate shower area, soaking BA, & vanity. Large interior laundry & fabulous bonus/recreation rm. Outside offers a covered patio & long driveway for plenty of parking. ALSO FOR LEASE. Call today!

16. 2026-05-19
    price $205,000 490-char remark

    Show marketing remark (490 chars)

    Fabulous property awaits you! Huge, open living room w/ brick frpl. & mantle, dbl. French doors, & soaring ceilings. Kitchen offers beautiful cabinetry, granite countertops, rm. for barstool seating, & ss. appl. Primary BD offers spacious ensuite w/ dbl. sinks, separate shower area, soaking BA, & vanity. Large interior laundry & fabulous bonus/recreation rm. Outside offers a covered patio & long driveway for plenty of parking. ALSO FOR LEASE. Call today!

17. 2026-05-15
    price $209,900 482-char remark

    Show marketing remark (490 chars)

    Fabulous property awaits you! Huge, open living room w/ brick frpl. & mantle, dbl. French doors, & soaring ceilings. Kitchen offers beautiful cabinetry, granite countertops, rm. for barstool seating, & ss. appl. Primary BD offers spacious ensuite w/ dbl. sinks, separate shower area, soaking BA, & vanity. Large interior laundry & fabulous bonus/recreation rm. Outside offers a covered patio & long driveway for plenty of parking. ALSO FOR LEASE. Call today!

18. 2026-05-15
    price $209,900 490-char remark

    Show marketing remark (490 chars)

    Fabulous property awaits you! Huge, open living room w/ brick frpl. & mantle, dbl. French doors, & soaring ceilings. Kitchen offers beautiful cabinetry, granite countertops, rm. for barstool seating, & ss. appl. Primary BD offers spacious ensuite w/ dbl. sinks, separate shower area, soaking BA, & vanity. Large interior laundry & fabulous bonus/recreation rm. Outside offers a covered patio & long driveway for plenty of parking. ALSO FOR LEASE. Call today!

19. 2026-05-09
    price $215,000 482-char remark

    Show marketing remark (490 chars)

    Fabulous property awaits you! Huge, open living room w/ brick frpl. & mantle, dbl. French doors, & soaring ceilings. Kitchen offers beautiful cabinetry, granite countertops, rm. for barstool seating, & ss. appl. Primary BD offers spacious ensuite w/ dbl. sinks, separate shower area, soaking BA, & vanity. Large interior laundry & fabulous bonus/recreation rm. Outside offers a covered patio & long driveway for plenty of parking. ALSO FOR LEASE. Call today!

20. 2026-05-09
    price $215,000 490-char remark

    Show marketing remark (490 chars)

    Fabulous property awaits you! Huge, open living room w/ brick frpl. & mantle, dbl. French doors, & soaring ceilings. Kitchen offers beautiful cabinetry, granite countertops, rm. for barstool seating, & ss. appl. Primary BD offers spacious ensuite w/ dbl. sinks, separate shower area, soaking BA, & vanity. Large interior laundry & fabulous bonus/recreation rm. Outside offers a covered patio & long driveway for plenty of parking. ALSO FOR LEASE. Call today!

21. 2026-04-04
    price $215,900 482-char remark

    Show marketing remark (490 chars)

    Fabulous property awaits you! Huge, open living room w/ brick frpl. & mantle, dbl. French doors, & soaring ceilings. Kitchen offers beautiful cabinetry, granite countertops, rm. for barstool seating, & ss. appl. Primary BD offers spacious ensuite w/ dbl. sinks, separate shower area, soaking BA, & vanity. Large interior laundry & fabulous bonus/recreation rm. Outside offers a covered patio & long driveway for plenty of parking. ALSO FOR LEASE. Call today!

22. 2026-04-04
    price $215,900 490-char remark

    Show marketing remark (490 chars)

    Fabulous property awaits you! Huge, open living room w/ brick frpl. & mantle, dbl. French doors, & soaring ceilings. Kitchen offers beautiful cabinetry, granite countertops, rm. for barstool seating, & ss. appl. Primary BD offers spacious ensuite w/ dbl. sinks, separate shower area, soaking BA, & vanity. Large interior laundry & fabulous bonus/recreation rm. Outside offers a covered patio & long driveway for plenty of parking. ALSO FOR LEASE. Call today!

23. 2026-02-19
    price $219,900 482-char remark

    Show marketing remark (490 chars)

    Fabulous property awaits you! Huge, open living room w/ brick frpl. & mantle, dbl. French doors, & soaring ceilings. Kitchen offers beautiful cabinetry, granite countertops, rm. for barstool seating, & ss. appl. Primary BD offers spacious ensuite w/ dbl. sinks, separate shower area, soaking BA, & vanity. Large interior laundry & fabulous bonus/recreation rm. Outside offers a covered patio & long driveway for plenty of parking. ALSO FOR LEASE. Call today!

24. 2026-02-19
    price $219,900 490-char remark

    Show marketing remark (490 chars)

    Fabulous property awaits you! Huge, open living room w/ brick frpl. & mantle, dbl. French doors, & soaring ceilings. Kitchen offers beautiful cabinetry, granite countertops, rm. for barstool seating, & ss. appl. Primary BD offers spacious ensuite w/ dbl. sinks, separate shower area, soaking BA, & vanity. Large interior laundry & fabulous bonus/recreation rm. Outside offers a covered patio & long driveway for plenty of parking. ALSO FOR LEASE. Call today!

25. 2026-02-10
    listed $2,500
26. 2026-02-10
    historical $2,500
27. 2026-01-16
    price $225,000 482-char remark

    Show marketing remark (490 chars)

    Fabulous property awaits you! Huge, open living room w/ brick frpl. & mantle, dbl. French doors, & soaring ceilings. Kitchen offers beautiful cabinetry, granite countertops, rm. for barstool seating, & ss. appl. Primary BD offers spacious ensuite w/ dbl. sinks, separate shower area, soaking BA, & vanity. Large interior laundry & fabulous bonus/recreation rm. Outside offers a covered patio & long driveway for plenty of parking. ALSO FOR LEASE. Call today!

28. 2026-01-16
    price $225,000 490-char remark

    Show marketing remark (490 chars)

    Fabulous property awaits you! Huge, open living room w/ brick frpl. & mantle, dbl. French doors, & soaring ceilings. Kitchen offers beautiful cabinetry, granite countertops, rm. for barstool seating, & ss. appl. Primary BD offers spacious ensuite w/ dbl. sinks, separate shower area, soaking BA, & vanity. Large interior laundry & fabulous bonus/recreation rm. Outside offers a covered patio & long driveway for plenty of parking. ALSO FOR LEASE. Call today!

29. 2025-07-24
    price $250,000 482-char remark

    Show marketing remark (490 chars)

    Fabulous property awaits you! Huge, open living room w/ brick frpl. & mantle, dbl. French doors, & soaring ceilings. Kitchen offers beautiful cabinetry, granite countertops, rm. for barstool seating, & ss. appl. Primary BD offers spacious ensuite w/ dbl. sinks, separate shower area, soaking BA, & vanity. Large interior laundry & fabulous bonus/recreation rm. Outside offers a covered patio & long driveway for plenty of parking. ALSO FOR LEASE. Call today!

30. 2025-07-24
    price $250,000 490-char remark

    Show marketing remark (490 chars)

    Fabulous property awaits you! Huge, open living room w/ brick frpl. & mantle, dbl. French doors, & soaring ceilings. Kitchen offers beautiful cabinetry, granite countertops, rm. for barstool seating, & ss. appl. Primary BD offers spacious ensuite w/ dbl. sinks, separate shower area, soaking BA, & vanity. Large interior laundry & fabulous bonus/recreation rm. Outside offers a covered patio & long driveway for plenty of parking. ALSO FOR LEASE. Call today!

31. 2025-07-22
    listed $2,500
32. 2025-01-24
    historical $4,500
33. 2025-01-05
    listed $4,500
34. 2024-06-20
    price $299,900 490-char remark

    Show marketing remark (490 chars)

    Fabulous property awaits you! Huge, open living room w/ brick frpl. & mantle, dbl. French doors, & soaring ceilings. Kitchen offers beautiful cabinetry, granite countertops, rm. for barstool seating, & ss. appl. Primary BD offers spacious ensuite w/ dbl. sinks, separate shower area, soaking BA, & vanity. Large interior laundry & fabulous bonus/recreation rm. Outside offers a covered patio & long driveway for plenty of parking. ALSO FOR LEASE. Call today!

35. 2024-03-19
    historical $4,500
36. 2024-03-14
    price $4,500
37. 2024-01-23
    listed $299,900 Active 482-char remark

    Show marketing remark (490 chars)

    Fabulous property awaits you! Huge, open living room w/ brick frpl. & mantle, dbl. French doors, & soaring ceilings. Kitchen offers beautiful cabinetry, granite countertops, rm. for barstool seating, & ss. appl. Primary BD offers spacious ensuite w/ dbl. sinks, separate shower area, soaking BA, & vanity. Large interior laundry & fabulous bonus/recreation rm. Outside offers a covered patio & long driveway for plenty of parking. ALSO FOR LEASE. Call today!

38. 2024-01-23
    listed $325,000 Active 490-char remark

    Show marketing remark (490 chars)

    Fabulous property awaits you! Huge, open living room w/ brick frpl. & mantle, dbl. French doors, & soaring ceilings. Kitchen offers beautiful cabinetry, granite countertops, rm. for barstool seating, & ss. appl. Primary BD offers spacious ensuite w/ dbl. sinks, separate shower area, soaking BA, & vanity. Large interior laundry & fabulous bonus/recreation rm. Outside offers a covered patio & long driveway for plenty of parking. ALSO FOR LEASE. Call today!

39. 2024-01-16
    listed $5,000
40. 2022-11-22
    historical
41. 2022-06-21
    soldstatus $270,000
42. 2022-06-17
    soldstatus $270,000 Closed
43. 2022-05-31
    status Pending
44. 2022-05-16
    price $275,000
45. 2022-04-07
    status Active
46. 2022-02-24
    status Pending
47. 2022-01-20
    price $279,000
48. 2021-12-14
    listed $299,000 Active
49. 2021-12-14
    listed $275,000
50. 2006-03-20
    soldstatus $65,000

ⓘ 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: $1,869 · $156/mo
• Projected year-2 tax: $1,869 · $156/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 9/10 Extreme FEMA zone AE · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 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: $25,048
• − Mortgage interest: −$11,483
• − Property taxes: −$1,869
• − Insurance: −$6,144
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$5,964
• Taxable loss: −$4,419
• Est. tax savings @ 24.0%: +$1,061
• After-tax cash flow: $-65/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 — Empire

• Score: 56/100
• State rank: #335
• US rank: #22418

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Empire, LA
• Population (ZIP): 2,092

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 0.61)
• Race & ethnicity: White 57% Asian 19% Black 15% Two or more races 6% Native American 1%
• Common ancestry: Lithuanian 25% American 1%
• Foreign-born: 16% · Vietnam, Canada
• Languages at home: 82% English-only · Vietnamese 9% Other Asian/Pacific 8% 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: ▼ -0.29%
• Current HPI: 58.8381
• 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

+215.4% since first listed

36 events — show timeline

• 2026-05-19 Price Changed $205,000 AcadianaMLS
• 2026-05-19 Price Changed $205,000 GSREIN
• 2026-05-15 Price Changed $209,900 AcadianaMLS
• 2026-05-15 Price Changed $209,900 GSREIN
• 2026-05-09 Price Changed $215,000 AcadianaMLS
• 2026-05-09 Price Changed $215,000 GSREIN
• 2026-04-04 Price Changed $215,900 AcadianaMLS
• 2026-04-04 Price Changed $215,900 GSREIN
• 2026-02-19 Price Changed $219,900 AcadianaMLS
• 2026-02-19 Price Changed $219,900 GSREIN
• 2026-02-10 Listed for Rent $2,500 RAAMLS
• 2026-02-10 Rental Removed $2,500 GSREIN
• 2026-01-16 Price Changed $225,000 AcadianaMLS
• 2026-01-16 Price Changed $225,000 GSREIN
• 2025-07-24 Price Changed $250,000 AcadianaMLS
• 2025-07-24 Price Changed $250,000 GSREIN
• 2025-07-22 Listed for Rent $2,500 GSREIN
• 2025-01-24 Rental Removed $4,500 GSREIN
• 2025-01-05 Listed for Rent $4,500 GSREIN
• 2024-06-20 Price Changed $299,900 GSREIN
• 2024-03-19 Rental Removed $4,500 GSREIN
• 2024-03-14 Price Changed $4,500 GSREIN
• 2024-01-23 Listed $325,000 GSREIN
• 2024-01-23 Listed $299,900 AcadianaMLS
• 2024-01-16 Listed for Rent $5,000 GSREIN
• 2022-11-22 Rental Removed — GSREIN
• 2022-06-21 Sold (Public Records) $270,000 Public Records
• 2022-06-17 Sold (MLS) $270,000 GSREIN
• 2022-05-31 Pending — GSREIN
• 2022-05-16 Price Changed $275,000 GSREIN
• 2022-04-07 Relisted — GSREIN
• 2022-02-24 Pending — GSREIN
• 2022-01-20 Price Changed $279,000 GSREIN
• 2021-12-14 Listed $275,000 AcadianaMLS
• 2021-12-14 Listed $299,000 GSREIN
• 2006-03-20 Sold (Public Records) $65,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,869 · -3.6% YoY. Source: county tax records.