1385 Highway 665 · Montegut, LA 70377

$35,000

3 bd · 2.0 ba · 1,204 sqft · SingleFamily public records · 157 Days on market

Built 1999 3.00 ac lot $29/sqft · 74% below area ↓ 26% 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 +6.9/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in the heart of sportsman's paradise, this property runs from the highway to the bayou in the back of the property. Lots of shade trees, lots of space, and lots of potential. Seller is willing to do bond for deed financing with a $5,000.00 down payment.

Key facts

• Space
• Shade trees
• 3 acre lot

Tags

• SHADE TREES
• SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#110 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, 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: 42 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 $2k of equity ($242 loan paydown + $1k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 5y 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 $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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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. 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.
7. 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.
8. 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: 3.13% ✓
• Cap rate: 27.13%
• Cash-on-cash: 74.40%
• DSCR: 4.31
• GRM: 2.7

CMA / ARV

• ARV (median comp): $170,136
• List price: $35,000
• Delta: -79.43%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.2%
• Equity multiple: 2.78×
• Total profit: $17,455
• Equity at exit: $17,246

10-year hold

• IRR: 30.2%
• Equity multiple: 5.56×
• Total profit: $44,680
• Equity at exit: $27,816

Cash invested: $9,800 (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 70377

• Home prices YoY: 3.6%
• Active inventory: 42
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$60 /mo · $719/yr
• Insurance: −$15
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $181

Break-even live

Break-even rent $867

Max offer price $35,000

Occupancy floor 78%

Sensitivity live

Price	-10% $201	-5% $191	+0% $181	+5% $171	+10% $161
Rent	-10% $95	-5% $138	+0% $181	+5% $224	+10% $268
Rate	-1.0pp $199	-0.5pp $190	base $181	+0.5pp $172	+1.0pp $163

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-19
   days on market $35,000 Active 157 DOM
2. 2026-06-18
   days on market $35,000 Active 156 DOM
3. 2026-06-17
   days on market $35,000 Active 155 DOM
4. 2026-06-16
   days on market $35,000 Active 154 DOM
5. 2026-06-15
   days on market $35,000 Active 153 DOM
6. 2026-06-14
   days on market $35,000 Active 151 DOM
7. 2026-06-13
   days on market $35,000 Active 150 DOM
8. 2026-06-10
   days on market $35,000 Active 148 DOM
9. 2026-06-09
   days on market $35,000 Active 147 DOM
10. 2026-06-08
    days on market $35,000 Active 146 DOM
11. 2026-06-07
    days on market $35,000 Active 145 DOM
12. 2026-06-05
    days on market $35,000 Active 142 DOM
13. 2026-06-03
    days on market $35,000 Active 141 DOM
14. 2026-06-02
    days on market $35,000 Active 140 DOM
15. 2026-06-01
    days on market $35,000 Active 139 DOM
16. 2026-05-31
    days on market $35,000 Active 138 DOM
17. 2026-05-30
    days on market $35,000 Active 137 DOM
18. 2026-01-13
    listed $35,000 Active 261-char remark

    Show marketing remark (261 chars)

    Located in the heart of sportsman's paradise, this property runs from the highway to the bayou in the back of the property. Lots of shade trees, lots of space, and lots of potential. Seller is willing to do bond for deed financing with a $5,000.00 down payment.

19. 2026-01-13
    listed $35,000 Active 261-char remark

    Show marketing remark (261 chars)

    Located in the heart of sportsman's paradise, this property runs from the highway to the bayou in the back of the property. Lots of shade trees, lots of space, and lots of potential. Seller is willing to do bond for deed financing with a $5,000.00 down payment.

20. 2026-01-13
    listed $35,000 Active

    Show marketing remark (261 chars)

    Located in the heart of sportsman's paradise, this property runs from the highway to the bayou in the back of the property. Lots of shade trees, lots of space, and lots of potential. Seller is willing to do bond for deed financing with a $5,000.00 down payment.

21. 2026-01-13
    listed $35,000 Active

    Show marketing remark (261 chars)

    Located in the heart of sportsman's paradise, this property runs from the highway to the bayou in the back of the property. Lots of shade trees, lots of space, and lots of potential. Seller is willing to do bond for deed financing with a $5,000.00 down payment.

22. 2025-03-13
    soldstatus Closed
23. 2025-03-09
    status Pending
24. 2024-12-11
    listed $45,000 Active
25. 2024-12-11
    historical
26. 2024-09-01
    price $45,000
27. 2024-08-31
    status Active
28. 2024-08-31
    historical
29. 2024-02-24
    price $50,000
30. 2023-08-30
    status Active
31. 2023-08-26
    historical
32. 2023-02-09
    price $65,000
33. 2022-08-08
    listed $70,000 Active
34. 2022-08-08
    listed $45,000 Active
35. 2021-10-08
    listed $47,000
36. 2021-10-08
    listed $47,000

ⓘ 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: $719 · $60/mo
• Projected year-2 tax: $719 · $60/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $13,149
• − Mortgage interest: −$1,961
• − Property taxes: −$719
• − Insurance: −$5,294
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$1,018
• Taxable income: $2,054
• Est. tax owed @ 24.0%: −$493
• After-tax cash flow: $1,680/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 — Montegut

• Score: 67/100
• State rank: #110
• US rank: #10885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,386

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% Native American 14% Two or more races 3%
• Common ancestry: Lithuanian 25% Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 87% English-only · French/Haitian/Cajun 13%

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: ▲ 3.75%
• Current HPI: 108.1467
• 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

-25.5% since first listed

19 events — show timeline

• 2026-01-13 Listed $35,000 AcadianaMLS
• 2026-01-13 Listed $35,000 GBRMLS
• 2026-01-13 Listed $35,000 AcadianaMLS
• 2026-01-13 Listed $35,000 GBRMLS
• 2025-03-13 Sold (MLS) — GBRMLS
• 2025-03-09 Pending — GBRMLS
• 2024-12-11 Listed $45,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-09-01 Price Changed $45,000 GBRMLS
• 2024-08-31 Relisted — GBRMLS
• 2024-08-31 Delisted — GBRMLS
• 2024-02-24 Price Changed $50,000 GBRMLS
• 2023-08-30 Relisted — GBRMLS
• 2023-08-26 Delisted — GBRMLS
• 2023-02-09 Price Changed $65,000 GBRMLS
• 2022-08-08 Listed $45,000 AcadianaMLS
• 2022-08-08 Listed $70,000 GBRMLS
• 2021-10-08 Listed $47,000 AcadianaMLS
• 2021-10-08 Listed $47,000 GBRMLS

Property tax history

+56.8%/yr

Latest (2024): $719 · +2.1% YoY. Source: county tax records.