116 West 136th St · Galliano, LA 70354

$30,000

2 bd · 1.0 ba · 917 sqft · SingleFamily · 487 Days on market

Built 1900 Fair condition 6,969 sqft lot $33/sqft · 64% below area ↓ 14% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This charming 2-bedroom, 1-bath home is a fantastic opportunity just waiting for your personal touch! With a new roof and rewiring completed, the interior is stripped down to the studs, offering you the perfect canvas to create your dream space. Whether you're seeking a comfortable starter home, a rental property, or a cozy getaway, this property is ready for you to make it your own. Don't miss out on this incredible potential--schedule a tour today!

Key facts

• Rewiring
• New roof
• 6,969 sq ft lot

Tags

• NEW ROOF
• REWIRING
• INTERIOR STRIPPED DOWN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($886 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.0% vs local median 2.4% in Galliano — 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 68/100 on livability (#96 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D-, amenities F, commute 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 $734 of equity ($207 loan paydown + $527 appreciation (1.8% local appreciation)).
• At projected returns (1.8% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 487 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 487 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
9. 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.
10. 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: 2.95% ✓
• Cap rate: 26.01%
• Cash-on-cash: 70.41%
• DSCR: 4.13
• GRM: 2.8

CMA / ARV

• ARV (median comp): $82,500
• List price: $30,000
• Delta: -63.64%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 East 133rd St	0.17mi	2/1.0	900 (-2%)	1mo	$80,000	$89	88

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

Projected returns pro-forma

1.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.0%
• Equity multiple: 4.94×
• Total profit: $33,089
• Equity at exit: $11,439

10-year hold

• IRR: 74.4%
• Equity multiple: 10.09×
• Total profit: $76,350
• Equity at exit: $16,174

Cash invested: $8,400 (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 70354

• Home prices YoY: 3.4%
• Active inventory: 40
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $886 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $493

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 39%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $30,000 Active 487 DOM
2. 2026-06-18
   days on market $30,000 Active 486 DOM
3. 2026-06-17
   days on market $30,000 Active 485 DOM
4. 2026-06-16
   days on market $30,000 Active 484 DOM
5. 2026-06-15
   days on market $30,000 Active 483 DOM
6. 2026-06-14
   days on market $30,000 Active 481 DOM
7. 2026-06-13
   days on market $30,000 Active 480 DOM
8. 2026-06-10
   days on market $30,000 Active 478 DOM
9. 2026-06-09
   days on market $30,000 Active 477 DOM
10. 2026-06-08
    days on market $30,000 Active 476 DOM
11. 2026-06-07
    days on market $30,000 Active 475 DOM
12. 2026-06-05
    days on market $30,000 Active 472 DOM
13. 2026-06-03
    days on market $30,000 Active 471 DOM
14. 2026-06-02
    days on market $30,000 Active 470 DOM
15. 2026-06-01
    days on market $30,000 Active 469 DOM
16. 2026-05-31
    days on market $30,000 Active 468 DOM
17. 2026-05-30
    days on market $30,000 Active 467 DOM
18. 2025-09-09
    price $30,000 454-char remark

    Show marketing remark (459 chars)

    This charming 2-bedroom, 1-bath home is a fantastic opportunity just waiting for your personal touch! With a new roof and rewiring completed, the interior is stripped down to the studs, offering you the perfect canvas to create your dream space. Whether you're seeking a comfortable starter home, a rental property, or a cozy getaway, this property is ready for you to make it your own. Don't miss out on this incredible potential—schedule a tour today!

19. 2025-09-09
    price $30,000 459-char remark

    Show marketing remark (459 chars)

    This charming 2-bedroom, 1-bath home is a fantastic opportunity just waiting for your personal touch! With a new roof and rewiring completed, the interior is stripped down to the studs, offering you the perfect canvas to create your dream space. Whether you're seeking a comfortable starter home, a rental property, or a cozy getaway, this property is ready for you to make it your own. Don't miss out on this incredible potential—schedule a tour today!

20. 2025-02-17
    listed $35,000 Active 459-char remark

    Show marketing remark (454 chars)

    This charming 2-bedroom, 1-bath home is a fantastic opportunity just waiting for your personal touch! With a new roof and rewiring completed, the interior is stripped down to the studs, offering you the perfect canvas to create your dream space. Whether you're seeking a comfortable starter home, a rental property, or a cozy getaway, this property is ready for you to make it your own. Don't miss out on this incredible potential--schedule a tour today!

21. 2025-02-17
    listed $35,000 Active 454-char remark

    Show marketing remark (454 chars)

    This charming 2-bedroom, 1-bath home is a fantastic opportunity just waiting for your personal touch! With a new roof and rewiring completed, the interior is stripped down to the studs, offering you the perfect canvas to create your dream space. Whether you're seeking a comfortable starter home, a rental property, or a cozy getaway, this property is ready for you to make it your own. Don't miss out on this incredible potential--schedule a tour today!

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

Taxation est. · year 1

• Rental income: $10,635
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$851
• − Management: −$851
• − Depreciation: −$873
• Taxable income: $5,781
• Est. tax owed @ 24.0%: −$1,387
• After-tax cash flow: $4,527/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations, including new flooring, painting, and landscaping, to improve its resale and rental value.

Repairs flagged

• Major kitchen flooring — Exposed subfloor
• Major bath flooring — Exposed subfloor
• Major interior walls — Exposed drywall
• Major HVAC/mechanicals — Exposed wiring

Value-add opportunities

• Resale Painting and repainting — Enhances curb appeal and interior finish
• Resale Landscaping — Improves curb appeal and enhances property value
• Both New flooring — Improves both resale and rental value
• Both New kitchen appliances — Enhances both resale and rental value
• Both New bathroom fixtures — Enhances both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen flooring · Exposed subfloor	Major	$15,000–50,000
bath flooring · Exposed subfloor	Major	$15,000–50,000
interior walls · Exposed drywall	Major	$15,000–50,000
HVAC/mechanicals · Exposed wiring	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Painting and repainting — Enhances curb appeal and interior finish ↑
• Resale Landscaping — Improves curb appeal and enhances property value ↑
• Both New flooring — Improves both resale and rental value ↑
• Both New kitchen appliances — Enhances both resale and rental value ↑
• Both New bathroom fixtures — Enhances both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Galliano

• Score: 68/100
• State rank: #96
• US rank: #9844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galliano, LA
• Population (ZIP): 3,547

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 13% Two or more races 11% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 12% Serbian 1%
• Foreign-born: 6% · Canada, Jamaica, China
• Languages at home: 66% English-only · French/Haitian/Cajun 24% Spanish 10%

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: ▲ 1.76%
• Current HPI: 53.5942
• 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

-14.3% since first listed

4 events — show timeline

• 2025-09-09 Price Changed $30,000 AcadianaMLS
• 2025-09-09 Price Changed $30,000 GBRMLS
• 2025-02-17 Listed $35,000 GBRMLS
• 2025-02-17 Listed $35,000 AcadianaMLS