15693 East Main St · Cut Off, LA 70345

$100,000

4 bd · 1.0 ba · 1,640 sqft · Other public records · 43 Days on market

Built 1950 8,398 sqft lot $61/sqft · 42% below area Est $148k · 32% under ↓ 20% 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lovely 4 bedroom/1 bathroom home has just a touch of VINTAGE STYLE with elegant crown moldings throughout. It is located along Hwy 308 in Cut Off. Many of the rooms still have the original PECAN WOOD flooring. The kitchen has a movable island with Granite countertops. Enjoy the tranquil view of beautiful Bayou Lafourche while relaxing in the cozy sunroom located in the front part of the home. This home has a metal roof approximately 4 years old and a TANKLESS HOT WATER HEATER. There is a generous amount of parking in the rear part of the property with a metal carport and storage shed. The seller is offering transferable flood insurance. All measurements to be determined by buyer.

Key facts

• Tranquil view
• Vintage style
• Pecan wood flooring

Tags

• VINTAGE STYLE
• CROWN MOLDINGS
• PECAN WOOD FLOORING
• MOVABLE ISLAND
• GRANITE COUNTERTOPS
• TRANQUIL VIEW

Property features AI

Exterior

• Parking: 4 total parking spaces; Carport with space for 4 vehicles
• Utilities: Public water; Cesspool sewer
• Home design: Detached single-family residence; Residential property
• Construction: Built with vinyl siding and frame construction; Pillar/post/pier foundation
• Exterior features: Metal roof; Lot roughly 0.19 acres (approximately 30' x 280')

Interior

• Kitchen: Range, Oven, Dishwasher
• Flooring: Tile, Wood, Ceramic tile, Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Window unit(s); Ceiling fan(s)
• Interior features: Range, Oven, Dishwasher, Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.9% in Cut Off — 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 69/100 on livability (#78 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime 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: 100 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.40%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (median comp): $147,555
• List price: $100,000
• Delta: -32.23%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.5%
• Equity multiple: 1.13×
• Total profit: $3,737
• Equity at exit: $14,910

10-year hold

• IRR: 13.0%
• Equity multiple: 2.04×
• Total profit: $29,009
• Equity at exit: $8,646

Cash invested: $28,000 (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 70345

• Home prices YoY: -27.6%
• Active inventory: 100
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$139 /mo · $1,671/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $313

Break-even live

Break-even rent $893

Max offer price $100,000

Occupancy floor 71%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $100,000 Active 43 DOM
2. 2026-06-18
   days on market $100,000 Active 42 DOM
3. 2026-06-17
   days on market $100,000 Active 41 DOM
4. 2026-06-16
   days on market $100,000 Active 40 DOM
5. 2026-06-15
   days on market $100,000 Active 39 DOM
6. 2026-06-14
   pricedays on market $100,000 Active 37 DOM

   Show marketing remark (693 chars)

   This lovely 4 bedroom/1 bathroom home has just a touch of VINTAGE STYLE with elegant crown moldings throughout. It is located along Hwy 308 in Cut Off. Many of the rooms still have the original PECAN WOOD flooring. The kitchen has a movable island with Granite countertops. Enjoy the tranquil view of beautiful Bayou Lafourche while relaxing in the cozy sunroom located in the front part of the home. This home has a metal roof approximately 4 years old and a TANKLESS HOT WATER HEATER. There is a generous amount of parking in the rear part of the property with a metal carport and storage shed. The seller is offering transferable flood insurance. All measurements to be determined by buyer.

7. 2026-06-13
   days on market $110,000 Active 36 DOM
8. 2026-06-10
   days on market $110,000 Active 34 DOM
9. 2026-06-09
   days on market $110,000 Active 33 DOM
10. 2026-06-08
    days on market $110,000 Active 32 DOM
11. 2026-06-07
    days on market $110,000 Active 31 DOM
12. 2026-06-05
    days on market $110,000 Active 28 DOM
13. 2026-06-03
    days on market $110,000 Active 27 DOM
14. 2026-06-02
    days on market $110,000 Active 26 DOM
15. 2026-06-01
    days on market $110,000 Active 25 DOM
16. 2026-05-31
    days on market $110,000 Active 24 DOM
17. 2026-05-30
    days on market $110,000 Active 23 DOM
18. 2026-05-07
    listed $110,000 Active 693-char remark

    Show marketing remark (693 chars)

    This lovely 4 bedroom/1 bathroom home has just a touch of VINTAGE STYLE with elegant crown moldings throughout. It is located along Hwy 308 in Cut Off. Many of the rooms still have the original PECAN WOOD flooring. The kitchen has a movable island with Granite countertops. Enjoy the tranquil view of beautiful Bayou Lafourche while relaxing in the cozy sunroom located in the front part of the home. This home has a metal roof approximately 4 years old and a TANKLESS HOT WATER HEATER. There is a generous amount of parking in the rear part of the property with a metal carport and storage shed. The seller is offering transferable flood insurance. All measurements to be determined by buyer.

19. 2026-05-07
    listed $110,000 Active 693-char remark

    Show marketing remark (693 chars)

    This lovely 4 bedroom/1 bathroom home has just a touch of VINTAGE STYLE with elegant crown moldings throughout. It is located along Hwy 308 in Cut Off. Many of the rooms still have the original PECAN WOOD flooring. The kitchen has a movable island with Granite countertops. Enjoy the tranquil view of beautiful Bayou Lafourche while relaxing in the cozy sunroom located in the front part of the home. This home has a metal roof approximately 4 years old and a TANKLESS HOT WATER HEATER. There is a generous amount of parking in the rear part of the property with a metal carport and storage shed. The seller is offering transferable flood insurance. All measurements to be determined by buyer.

20. 2025-04-04
    price $120,000
21. 2025-04-03
    price $120,000
22. 2025-02-11
    listed $130,000 Active
23. 2025-02-11
    listed $130,000 Active
24. 2022-10-10
    soldstatus $78,750
25. 2022-10-07
    soldstatus
26. 2022-08-11
    listed $125,000
27. 2022-08-11
    listed $125,000

ⓘ 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: $1,671 · $139/mo
• Projected year-2 tax: $1,671 · $139/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,463
• − Mortgage interest: −$5,602
• − Property taxes: −$1,671
• − Insurance: −$500
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$2,909
• Taxable income: $2,307
• Est. tax owed @ 24.0%: −$554
• After-tax cash flow: $3,198/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 — Cut Off

• Score: 69/100
• State rank: #78
• US rank: #8924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cut Off, LA
• Population (ZIP): 8,678

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 12% Native American 8% Two or more races 6% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 17% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 76% English-only · French/Haitian/Cajun 14% Spanish 7% Vietnamese 2%

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: ▼ -40.05%
• Current HPI: 105.2575
• 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

-20.0% since first listed

12 events — show timeline

• 2026-06-14 Price Changed $100,000 AcadianaMLS
• 2026-06-14 Price Changed $100,000 GBRMLS
• 2026-05-07 Listed $110,000 GBRMLS
• 2026-05-07 Listed $110,000 AcadianaMLS
• 2025-04-04 Price Changed $120,000 AcadianaMLS
• 2025-04-03 Price Changed $120,000 GBRMLS
• 2025-02-11 Listed $130,000 GBRMLS
• 2025-02-11 Listed $130,000 AcadianaMLS
• 2022-10-10 Sold (Public Records) $78,750 Public Records
• 2022-10-07 Sold (MLS) — GBRMLS
• 2022-08-11 Listed $125,000 AcadianaMLS
• 2022-08-11 Listed $125,000 GBRMLS

Property tax history

+10.3%/yr

Latest (2024): $1,671 · +9.0% YoY. Source: county tax records.