10340 Hwy 1 · Larose, LA 70374

$335,000

4 bd · 3.0 ba · 1,994 sqft · Other public records · 182 Days on market

Built 1994 0.37 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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to life along "the bayou" --where comfort, space, and South Louisiana living come together. This 4-bedroom, 3-bath home has been completely rebuilt from the studs up, with all the big updates already handled: new roof, HVAC, ductwork, electrical, PEX plumbing, windows, sheetrock, doors, and flooring. It's the kind of home where you can move in and get straight to enjoying everyday life--no projects waiting on you. Inside, the open layout is bright and welcoming, with natural light filling the living spaces. The kitchen is designed for real living, featuring quartz countertops, a large island, and plenty of cabinet space--perfect for weeknight meals or weekend get-togethers. The primary suite offers a quiet place to unwind, complete with a soaking tub, walk-in shower, and a spacious closet. Downstairs, a flexible bonus room opens through French doors to a covered patio--just right for grilling, gathering, or enjoying the breeze after a long day. The guest bathroom next to the bonus room is oh so convenient. Upstairs, three additional bedrooms and a full bath provide comfortable space for guests, hobbies, or working from home. Situated on nearly half an acre, the outdoor space truly sets this home apart. A carport, extra parking pad, and a dedicated RV, camper, or boat setup with water and electrical hookups make it well-suited for the Lockport lifestyle. Fresh, functional, and move-in ready--this one feels like home the moment you pull in.

Key facts

• Completely rebuilt
• New pex plumbing
• New hvac

Tags

• COMPLETELY REBUILT
• NEW ROOF
• NEW HVAC
• NEW DUCTWORK
• NEW ELECTRICAL
• NEW PEX PLUMBING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $335k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Recommended offer: $295k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 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.
• Zoned schools: North Larose Elementary School (math 52% / reading 52%, grade C-, #108 of 646 statewide, top 18%, 236 students, 55% FRL); Larose-Cut Off Middle School (math 35% / reading 56%, grade D+, #45 of 218 statewide, top 20%, 481 students, 57% FRL); South Lafourche High School (math 33% / reading 59%, grade D-, #54 of 265 statewide, top 20%, 1,108 students, 61% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 56 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $294,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
6. 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?
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: 1.04% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-29,770
• Equity at exit: $49,950

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $5,903
• Equity at exit: $28,965

Cash invested: $93,800 (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 70374

• Active inventory: 56
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,757
• Tax est. 1.5%: −$419 /mo · $5,025/yr
• Insurance: −$140
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $383

Break-even live

Break-even rent $3,015

Max offer price $335,000

Occupancy floor 84%

Sensitivity live

Price	-10% $615	-5% $499	+0% $383	+5% $268	+10% $152
Rent	-10% $107	-5% $245	+0% $383	+5% $522	+10% $660
Rate	-1.0pp $552	-0.5pp $469	base $383	+0.5pp $297	+1.0pp $208

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10340 Louisiana 1 Unit 1 Lockport, LA	4.0	3.0	2547	$3,500	$1.37	46d	1	0.02mi

Listing history 25 events

1. 2026-06-13
   days on market $335,000 Active 182 DOM
2. 2026-06-10
   days on market $335,000 Active 180 DOM
3. 2026-06-09
   days on market $335,000 Active 179 DOM
4. 2026-06-08
   days on market $335,000 Active 178 DOM
5. 2026-06-07
   days on market $335,000 Active 177 DOM
6. 2026-06-05
   days on market $335,000 Active 174 DOM
7. 2026-06-03
   days on market $335,000 Active 173 DOM
8. 2026-06-02
   days on market $335,000 Active 172 DOM
9. 2026-06-01
   days on market $335,000 Active 171 DOM
10. 2026-05-31
    days on market $335,000 Active 170 DOM
11. 2026-05-30
    days on market $335,000 Active 169 DOM
12. 2026-02-05
    price $335,000 1480-char remark

    Show marketing remark (1511 chars)

    Welcome to life along "the bayou" —where comfort, space, and South Louisiana living come together. This 4-bedroom, 3-bath home has been completely rebuilt from the studs up, with all the big updates already handled: new roof, HVAC, ductwork, electrical, PEX plumbing, windows, sheetrock, doors, and flooring. It’s the kind of home where you can move in and get straight to enjoying everyday life—no projects waiting on you. Inside, the open layout is bright and welcoming, with natural light filling the living spaces. The kitchen is designed for real living, featuring quartz countertops, a large island, and plenty of cabinet space—perfect for weeknight meals or weekend get-togethers. The primary suite offers a quiet place to unwind, complete with a soaking tub, walk-in shower, and a spacious closet. Downstairs, a flexible bonus room opens through French doors to a covered patio—just right for grilling, gathering, or enjoying the breeze after a long day. The guest bathroom next to the bonus room is oh so convenient. Upstairs, three additional bedrooms and a full bath provide comfortable space for guests, hobbies, or working from home. Situated on nearly half an acre, the outdoor space truly sets this home apart. A carport, extra parking pad, and a dedicated RV, camper, or boat setup with water and electrical hookups make it well-suited for the Lockport lifestyle. Fresh, functional, and move-in ready—this one feels like home the moment you pull in.

13. 2026-02-05
    price $335,000 1511-char remark

    Show marketing remark (1511 chars)

    Welcome to life along "the bayou" —where comfort, space, and South Louisiana living come together. This 4-bedroom, 3-bath home has been completely rebuilt from the studs up, with all the big updates already handled: new roof, HVAC, ductwork, electrical, PEX plumbing, windows, sheetrock, doors, and flooring. It’s the kind of home where you can move in and get straight to enjoying everyday life—no projects waiting on you. Inside, the open layout is bright and welcoming, with natural light filling the living spaces. The kitchen is designed for real living, featuring quartz countertops, a large island, and plenty of cabinet space—perfect for weeknight meals or weekend get-togethers. The primary suite offers a quiet place to unwind, complete with a soaking tub, walk-in shower, and a spacious closet. Downstairs, a flexible bonus room opens through French doors to a covered patio—just right for grilling, gathering, or enjoying the breeze after a long day. The guest bathroom next to the bonus room is oh so convenient. Upstairs, three additional bedrooms and a full bath provide comfortable space for guests, hobbies, or working from home. Situated on nearly half an acre, the outdoor space truly sets this home apart. A carport, extra parking pad, and a dedicated RV, camper, or boat setup with water and electrical hookups make it well-suited for the Lockport lifestyle. Fresh, functional, and move-in ready—this one feels like home the moment you pull in.

14. 2025-12-11
    listed $340,000 Active 1480-char remark

    Show marketing remark (1511 chars)

    Welcome to life along "the bayou" —where comfort, space, and South Louisiana living come together. This 4-bedroom, 3-bath home has been completely rebuilt from the studs up, with all the big updates already handled: new roof, HVAC, ductwork, electrical, PEX plumbing, windows, sheetrock, doors, and flooring. It’s the kind of home where you can move in and get straight to enjoying everyday life—no projects waiting on you. Inside, the open layout is bright and welcoming, with natural light filling the living spaces. The kitchen is designed for real living, featuring quartz countertops, a large island, and plenty of cabinet space—perfect for weeknight meals or weekend get-togethers. The primary suite offers a quiet place to unwind, complete with a soaking tub, walk-in shower, and a spacious closet. Downstairs, a flexible bonus room opens through French doors to a covered patio—just right for grilling, gathering, or enjoying the breeze after a long day. The guest bathroom next to the bonus room is oh so convenient. Upstairs, three additional bedrooms and a full bath provide comfortable space for guests, hobbies, or working from home. Situated on nearly half an acre, the outdoor space truly sets this home apart. A carport, extra parking pad, and a dedicated RV, camper, or boat setup with water and electrical hookups make it well-suited for the Lockport lifestyle. Fresh, functional, and move-in ready—this one feels like home the moment you pull in.

15. 2025-12-11
    listed $340,000 Active 1511-char remark

    Show marketing remark (1511 chars)

    Welcome to life along "the bayou" —where comfort, space, and South Louisiana living come together. This 4-bedroom, 3-bath home has been completely rebuilt from the studs up, with all the big updates already handled: new roof, HVAC, ductwork, electrical, PEX plumbing, windows, sheetrock, doors, and flooring. It’s the kind of home where you can move in and get straight to enjoying everyday life—no projects waiting on you. Inside, the open layout is bright and welcoming, with natural light filling the living spaces. The kitchen is designed for real living, featuring quartz countertops, a large island, and plenty of cabinet space—perfect for weeknight meals or weekend get-togethers. The primary suite offers a quiet place to unwind, complete with a soaking tub, walk-in shower, and a spacious closet. Downstairs, a flexible bonus room opens through French doors to a covered patio—just right for grilling, gathering, or enjoying the breeze after a long day. The guest bathroom next to the bonus room is oh so convenient. Upstairs, three additional bedrooms and a full bath provide comfortable space for guests, hobbies, or working from home. Situated on nearly half an acre, the outdoor space truly sets this home apart. A carport, extra parking pad, and a dedicated RV, camper, or boat setup with water and electrical hookups make it well-suited for the Lockport lifestyle. Fresh, functional, and move-in ready—this one feels like home the moment you pull in.

16. 2025-08-19
    price $340,000
17. 2025-08-19
    price $340,000
18. 2025-05-17
    listed $370,000 Active
19. 2025-05-17
    listed $370,000 Active
20. 2024-11-23
    historical
21. 2024-10-31
    price $315,000
22. 2024-10-30
    price $315,000
23. 2024-07-15
    price $325,000
24. 2024-06-25
    listed $325,000 Active
25. 2024-06-25
    listed $350,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% 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: $42,000
• − Mortgage interest: −$18,765
• − Property taxes: −$5,025
• − Insurance: −$2,472
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$9,745
• Taxable loss: −$728
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $4,776/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

• Population (ZIP): 6,506

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 8% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 18%
• Foreign-born: 6% · Canada
• Languages at home: 84% English-only · Spanish 9% French/Haitian/Cajun 6% Korean 1%

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: ▼ -74.36%
• Current HPI: 99.1459
• 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

+3.1% since first listed

14 events — show timeline

• 2026-02-05 Price Changed $335,000 AcadianaMLS
• 2026-02-05 Price Changed $335,000 GBRMLS
• 2025-12-11 Listed $340,000 GBRMLS
• 2025-12-11 Listed $340,000 AcadianaMLS
• 2025-08-19 Price Changed $340,000 AcadianaMLS
• 2025-08-19 Price Changed $340,000 GBRMLS
• 2025-05-17 Listed $370,000 AcadianaMLS
• 2025-05-17 Listed $370,000 GBRMLS
• 2024-11-23 Delisted — GBRMLS
• 2024-10-31 Price Changed $315,000 GBRMLS
• 2024-10-30 Price Changed $315,000 AcadianaMLS
• 2024-07-15 Price Changed $325,000 GBRMLS
• 2024-06-25 Listed $350,000 GBRMLS
• 2024-06-25 Listed $325,000 AcadianaMLS

Property tax history

-9.0%/yr

Latest (2024): $233 · +2.1% YoY. Source: county tax records.