2002 South Bayou Dr · Golden Meadow, LA 70357

$80,000

4 bd · 2.0 ba · 2,640 sqft · SingleFamily public records · 150 Days on market

Built 1950 0.26 ac lot $30/sqft · 42% above area ↓ 19% 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 +5.2/10.0
• 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

This spacious home offers the perfect opportunity to create your dream home or camp just the way you want it. Located on Highway 1 in the heart of Golden Meadow, the property is currently framed for a 4-bedroom, 2-bath layout with a laundry room and an open-concept kitchen and living area. Major updates have already been completed, including a metal roof, new windows, updated electrical, and full reframing--leaving the finishing touches up to you. Conveniently located near great fishing spots and just 27 minutes from Port Fourchon, this property is full of potential and ready for your vision.

Key facts

• Updated electrical
• Metal roof
• New windows

Tags

• METAL ROOF
• NEW WINDOWS
• UPDATED ELECTRICAL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $68 ($812/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (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 $931 of equity ($553 loan paydown + $378 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1950 — 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. 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. 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: 1.66% ✓
• Cap rate: 13.71%
• Cash-on-cash: 26.48%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (median comp): $53,026
• List price: $80,000
• Delta: 50.87%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.7%
• Equity multiple: 1.18×
• Total profit: $4,046
• Equity at exit: $25,137

10-year hold

• IRR: 8.8%
• Equity multiple: 2.02×
• Total profit: $22,784
• Equity at exit: $31,784

Cash invested: $22,400 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $68

Break-even live

Break-even rent $1,240

Max offer price $80,000

Occupancy floor 90%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $80,000 Active 150 DOM
2. 2026-06-18
   days on market $80,000 Active 149 DOM
3. 2026-06-17
   days on market $80,000 Active 148 DOM
4. 2026-06-16
   days on market $80,000 Active 147 DOM
5. 2026-06-15
   days on market $80,000 Active 146 DOM
6. 2026-06-14
   days on market $80,000 Active 144 DOM
7. 2026-06-13
   days on market $80,000 Active 143 DOM
8. 2026-06-10
   days on market $80,000 Active 141 DOM
9. 2026-06-09
   days on market $80,000 Active 140 DOM
10. 2026-06-08
    days on market $80,000 Active 139 DOM
11. 2026-06-07
    days on market $80,000 Active 138 DOM
12. 2026-06-05
    days on market $80,000 Active 135 DOM
13. 2026-06-03
    days on market $80,000 Active 134 DOM
14. 2026-06-02
    days on market $80,000 Active 133 DOM
15. 2026-06-01
    days on market $80,000 Active 132 DOM
16. 2026-05-31
    days on market $80,000 Active 131 DOM
17. 2026-05-30
    days on market $80,000 Active 130 DOM
18. 2026-05-08
    price $80,000 599-char remark

    Show marketing remark (604 chars)

    This spacious home offers the perfect opportunity to create your dream home or camp just the way you want it. Located on Highway 1 in the heart of Golden Meadow, the property is currently framed for a 4-bedroom, 2-bath layout with a laundry room and an open-concept kitchen and living area. Major updates have already been completed, including a metal roof, new windows, updated electrical, and full reframing—leaving the finishing touches up to you. Conveniently located near great fishing spots and just 27 minutes from Port Fourchon, this property is full of potential and ready for your vision.

19. 2026-05-08
    price $80,000 604-char remark

    Show marketing remark (604 chars)

    This spacious home offers the perfect opportunity to create your dream home or camp just the way you want it. Located on Highway 1 in the heart of Golden Meadow, the property is currently framed for a 4-bedroom, 2-bath layout with a laundry room and an open-concept kitchen and living area. Major updates have already been completed, including a metal roof, new windows, updated electrical, and full reframing—leaving the finishing touches up to you. Conveniently located near great fishing spots and just 27 minutes from Port Fourchon, this property is full of potential and ready for your vision.

20. 2026-01-20
    listed $85,000 Active 604-char remark

    Show marketing remark (599 chars)

    This spacious home offers the perfect opportunity to create your dream home or camp just the way you want it. Located on Highway 1 in the heart of Golden Meadow, the property is currently framed for a 4-bedroom, 2-bath layout with a laundry room and an open-concept kitchen and living area. Major updates have already been completed, including a metal roof, new windows, updated electrical, and full reframing--leaving the finishing touches up to you. Conveniently located near great fishing spots and just 27 minutes from Port Fourchon, this property is full of potential and ready for your vision.

21. 2026-01-20
    listed $85,000 Active 599-char remark

    Show marketing remark (599 chars)

    This spacious home offers the perfect opportunity to create your dream home or camp just the way you want it. Located on Highway 1 in the heart of Golden Meadow, the property is currently framed for a 4-bedroom, 2-bath layout with a laundry room and an open-concept kitchen and living area. Major updates have already been completed, including a metal roof, new windows, updated electrical, and full reframing--leaving the finishing touches up to you. Conveniently located near great fishing spots and just 27 minutes from Port Fourchon, this property is full of potential and ready for your vision.

22. 2025-07-14
    price $85,000
23. 2025-07-14
    price $85,000
24. 2025-03-27
    price $94,000
25. 2025-03-27
    price $94,000
26. 2025-01-15
    listed $99,000 Active
27. 2025-01-15
    listed $99,000 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 8/10 Severe FEMA zone AE · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,905
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,327
• Taxable loss: −$167
• Est. tax savings @ 24.0%: +$40
• After-tax cash flow: $852/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

-19.2% since first listed

10 events — show timeline

• 2026-05-08 Price Changed $80,000 AcadianaMLS
• 2026-05-08 Price Changed $80,000 GBRMLS
• 2026-01-20 Listed $85,000 GBRMLS
• 2026-01-20 Listed $85,000 AcadianaMLS
• 2025-07-14 Price Changed $85,000 AcadianaMLS
• 2025-07-14 Price Changed $85,000 GBRMLS
• 2025-03-27 Price Changed $94,000 AcadianaMLS
• 2025-03-27 Price Changed $94,000 GBRMLS
• 2025-01-15 Listed $99,000 AcadianaMLS
• 2025-01-15 Listed $99,000 GBRMLS

Property tax history

-18.6%/yr

Latest (2024): $36 · -83.0% YoY. Source: county tax records.