135 Pierce St · Golden Meadow, LA 70357

$55,000

3 bd · 2.0 ba · 2,375 sqft · SingleFamily public records · 149 Days on market

Built 1960 $23/sqft · 49% below area Est $68k · 19% under ↓ 49% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.2/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great Opportunity to own this single-family home built in 1960 featuring 3 bedrooms and 2 bathrooms. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * *

Key facts

• Parking
• Built 1960
• Listed 148 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#46 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: 40 active listings in the ZIP; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $640 of equity ($380 loan paydown + $260 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.31% ✓
• Cap rate: 19.08%
• Cash-on-cash: 45.65%
• DSCR: 3.03
• GRM: 3.6

CMA / ARV

• ARV (median comp): $67,590
• List price: $55,000
• Delta: -18.63%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Callais Ln	0.48mi	3/2.5	2,483 (+4%)	5mo	$200,000	$81	63
174 West 214th St	0.45mi	3/2.0	2,088 (-12%)	9mo	$195,000	$93	51
105 W 209th St	0.68mi	3/2.0	2,046 (-14%)	5mo	$80,000	$39	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.6%
• Equity multiple: 3.40×
• Total profit: $36,982
• Equity at exit: $17,282

10-year hold

• IRR: 49.8%
• Equity multiple: 6.78×
• Total profit: $89,059
• Equity at exit: $21,852

Cash invested: $15,400 (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 70357

• Home prices YoY: 0.9%
• Active inventory: 40
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$105 /mo · $1,259/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $586

Break-even live

Break-even rent $527

Max offer price $55,000

Occupancy floor 49%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $55,000 Active 149 DOM
2. 2026-06-18
   days on market $55,000 Active 148 DOM
3. 2026-06-17
   days on market $55,000 Active 147 DOM
4. 2026-06-16
   days on market $55,000 Active 146 DOM
5. 2026-06-15
   days on market $55,000 Active 145 DOM
6. 2026-06-14
   days on market $55,000 Active 143 DOM
7. 2026-06-13
   days on market $55,000 Active 142 DOM
8. 2026-06-10
   days on market $55,000 Active 140 DOM
9. 2026-06-09
   days on market $55,000 Active 139 DOM
10. 2026-06-08
    days on market $55,000 Active 138 DOM
11. 2026-06-07
    days on market $55,000 Active 137 DOM
12. 2026-06-05
    days on market $55,000 Active 134 DOM
13. 2026-06-03
    days on market $55,000 Active 133 DOM
14. 2026-06-02
    days on market $55,000 Active 132 DOM
15. 2026-06-01
    days on market $55,000 Active 131 DOM
16. 2026-05-31
    days on market $55,000 Active 130 DOM
17. 2026-05-30
    days on market $55,000 Active 129 DOM
18. 2026-01-21
    listed $55,000 Active 322-char remark

    Show marketing remark (313 chars)

    Great Opportunity to own this single-family home built in 1960 featuring 3 bedrooms and 2 bathrooms. ***SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. ***

19. 2026-01-21
    listed $55,000 Active 313-char remark

    Show marketing remark (313 chars)

    Great Opportunity to own this single-family home built in 1960 featuring 3 bedrooms and 2 bathrooms. ***SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. ***

20. 2017-11-02
    soldstatus $93,500
21. 2017-10-31
    soldstatus
22. 2015-10-30
    listed $108,000
23. 2015-10-30
    listed $108,000

ⓘ 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: $1,259 · $105/mo
• Projected year-2 tax: $1,259 · $105/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,223
• − Mortgage interest: −$3,081
• − Property taxes: −$1,259
• − Insurance: −$275
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$1,600
• Taxable income: $6,572
• Est. tax owed @ 24.0%: −$1,577
• After-tax cash flow: $5,453/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 — Golden Meadow

• Score: 71/100
• State rank: #46
• US rank: #6908

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Meadow, LA
• Population (ZIP): 2,401

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 6% Two or more races 6% Native American 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 12% Danish 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 75% English-only · French/Haitian/Cajun 19% Spanish 5%

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: ▲ 0.47%
• Current HPI: 55.3337
• 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

-49.1% since first listed

6 events — show timeline

• 2026-01-21 Listed $55,000 AcadianaMLS
• 2026-01-21 Listed $55,000 GSREIN
• 2017-11-02 Sold (Public Records) $93,500 Public Records
• 2017-10-31 Sold (MLS) — GBRMLS
• 2015-10-30 Listed $108,000 GBRMLS
• 2015-10-30 Listed $108,000 AcadianaMLS

Property tax history

+4.6%/yr

Latest (2024): $1,259 · +8.0% YoY. Source: county tax records.