250 Louise Ln · Bayou Blue, LA 70364

$65,000

2 bd · 1.0 ba · 660 sqft · Other public records · 45 Days on market

Built 1966 6,098 sqft lot $98/sqft · 39% below area

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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
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location. Demand. Income. Solid investment opportunity in the convenient Bayou Blue area. 2BD/1BA, just under 900 sq ft with a metal roof, sitting on a (100X60) generous lot right off Bayou Gardens Extension. All appliances remain -- including the gas range and fridge. Property is in very good livable condition with strong rental appeal. Consistently rents fast at $900/month, with tenants responsible for utilities and grass maintenance. A few strategic updates could force appreciation and increase returns --making this a strong long-term hold or 1031 exchange candidate. Separate outdoor laundry room, generous backyard, and a wide concrete driveway. Zoned for Bayou Blue Elementary and Bayou Blue Middle School. A location that keeps tenants coming back. Call for more information -- 985.688.1707.

Key facts

• Metal roof
• Outdoor laundry room
• 6,098 sq ft lot

Tags

• METAL ROOF
• OUTDOOR LAUNDRY ROOM
• WIDE CONCRETE DRIVEWAY

Property features AI

Exterior

• Parking: Driveway
• Utilities: Septic tank sewer
• Home design: Detached single-family residence; Residential property
• Exterior features: Lot in Bourgeois subdivision; Lot dimensions approximately 100 x 64 (about 0.14 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (other type); Window unit(s) for cooling
• Interior features: Window cooling units

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$138,758) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 3.5% in Bayou Blue — 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 59/100 on livability (#275 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, 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: 312 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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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: 1.62% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.24%
• DSCR: 2.21
• GRM: 5.2

CMA / ARV

• ARV (median comp): $138,758
• List price: $65,000
• Delta: -53.16%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.9%
• Equity multiple: 1.43×
• Total profit: $7,880
• Equity at exit: $9,692

10-year hold

• IRR: 20.0%
• Equity multiple: 2.69×
• Total profit: $30,774
• Equity at exit: $5,620

Cash invested: $18,200 (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 70364

• Active inventory: 312
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$27
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $288

Break-even live

Break-even rent $686

Max offer price $65,000

Occupancy floor 68%

Sensitivity live

Price	-10% $325	-5% $306	+0% $288	+5% $270	+10% $251
Rent	-10% $205	-5% $246	+0% $288	+5% $329	+10% $371
Rate	-1.0pp $321	-0.5pp $304	base $288	+0.5pp $271	+1.0pp $254

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $65,000 Active 45 DOM
2. 2026-06-18
   days on market $65,000 Active 44 DOM
3. 2026-06-17
   days on market $65,000 Active 43 DOM
4. 2026-06-16
   days on market $65,000 Active 42 DOM
5. 2026-06-15
   days on market $65,000 Active 41 DOM
6. 2026-06-14
   days on market $65,000 Active 39 DOM
7. 2026-06-13
   days on market $65,000 Active 38 DOM
8. 2026-06-10
   days on market $65,000 Active 36 DOM
9. 2026-06-09
   days on market $65,000 Active 35 DOM
10. 2026-06-08
    days on market $65,000 Active 34 DOM
11. 2026-06-07
    days on market $65,000 Active 33 DOM
12. 2026-06-05
    days on market $65,000 Active 30 DOM
13. 2026-06-03
    days on market $65,000 Active 29 DOM
14. 2026-06-02
    days on market $65,000 Active 28 DOM
15. 2026-06-01
    days on market $65,000 Active 27 DOM
16. 2026-05-31
    days on market $65,000 Active 26 DOM
17. 2026-05-30
    days on market $65,000 Active 25 DOM
18. 2026-05-05
    listed $72,500 Active 778-char remark

    Show marketing remark (804 chars)

    Location. Demand. Income. Solid investment opportunity in the convenient Bayou Blue area. 2BD/1BA, just under 900 sq ft with a metal roof, sitting on a (100X60) generous lot right off Bayou Gardens Extension. All appliances remain -- including the gas range and fridge. Property is in very good livable condition with strong rental appeal. Consistently rents fast at $900/month, with tenants responsible for utilities and grass maintenance. A few strategic updates could force appreciation and increase returns --making this a strong long-term hold or 1031 exchange candidate. Separate outdoor laundry room, generous backyard, and a wide concrete driveway. Zoned for Bayou Blue Elementary and Bayou Blue Middle School. A location that keeps tenants coming back. Call for more information -- 985.688.1707.

19. 2026-05-05
    listed $72,500 Active 793-char remark

    Show marketing remark (804 chars)

    Location. Demand. Income. Solid investment opportunity in the convenient Bayou Blue area. 2BD/1BA, just under 900 sq ft with a metal roof, sitting on a (100X60) generous lot right off Bayou Gardens Extension. All appliances remain -- including the gas range and fridge. Property is in very good livable condition with strong rental appeal. Consistently rents fast at $900/month, with tenants responsible for utilities and grass maintenance. A few strategic updates could force appreciation and increase returns --making this a strong long-term hold or 1031 exchange candidate. Separate outdoor laundry room, generous backyard, and a wide concrete driveway. Zoned for Bayou Blue Elementary and Bayou Blue Middle School. A location that keeps tenants coming back. Call for more information -- 985.688.1707.

20. 2018-06-11
    soldstatus
21. 2018-05-14
    listed $20,000
22. 2018-05-14
    listed $20,000
23. 2017-09-01
    listed $19,500
24. 2017-09-01
    listed $19,500

ⓘ 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: $584 · $49/mo
• Projected year-2 tax: $584 · $49/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 5/10 Major FEMA zone A · 14% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 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: $12,604
• − Mortgage interest: −$3,641
• − Property taxes: −$584
• − Insurance: −$1,828
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$1,891
• Taxable income: $2,644
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $2,821/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 — Bayou Blue

• Score: 59/100
• State rank: #275
• US rank: #19981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bayou Blue, LA
• County: Terrebonne Parish · 57,290 people
• City population: 28,990
• Metro: Houma-Thibodaux, LA
• Population (ZIP): 28,716
• Household income: $68,843
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 387.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 16% Hispanic / Latino 9% Two or more races 9% Native American 7% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Lithuanian 17% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -99.75%
• Current HPI: 113.1047
• Rent YoY: —
• Metro: Houma-Thibodaux, LA
• 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

+233.3% since first listed

9 events — show timeline

• 2026-05-26 Price Changed $65,000 AcadianaMLS
• 2026-05-26 Price Changed $65,000 GBRMLS
• 2026-05-05 Listed $72,500 GBRMLS
• 2026-05-05 Listed $72,500 AcadianaMLS
• 2018-06-11 Sold (MLS) — GBRMLS
• 2018-05-14 Listed $20,000 GBRMLS
• 2018-05-14 Listed $20,000 AcadianaMLS
• 2017-09-01 Listed $19,500 AcadianaMLS
• 2017-09-01 Listed $19,500 GBRMLS

Property tax history

+2.3%/yr

Latest (2024): $584 · +2.4% YoY. Source: county tax records.