146 Bayou Vista Dr · Lafourche Crossing, LA 70301

$99,900

4 bd · 2.0 ba · 2,042 sqft · SingleFamily public records · 263 Days on market

Built 1975 7,405 sqft lot $49/sqft · 51% below 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
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located just outside of Thibodaux, this spacious home on Bayou Vista Dr could be your future dream home with just a little work!! The home features 4 bedrooms with 2 full bathrooms and 2 separate living areas. The primary bedroom features an en-suite bath and walk-in closet. Call today to schedule your private showing!

Key facts

• 7,405 sq ft lot
• Parking
• Built 1975

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#84 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools 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: Rents rising (+2.9%/yr); 513 active listings in the ZIP; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 + 2.9% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 263 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $50k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 263 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-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. 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: 1.80% ✓
• Cap rate: 14.88%
• Cash-on-cash: 30.67%
• DSCR: 2.36
• GRM: 4.6

CMA / ARV

• ARV (median comp): $204,035
• List price: $99,900
• Delta: -51.04%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
176 Bayou Vista Dr	0.20mi	3/2.0 (-1)	1,949 (-5%)	18mo	$180,000	$92	64
105 Bayou Vista Dr	0.31mi	4/3.0	1,736 (-15%)	2mo	$225,000	$130	55
1102 Highway 308	0.57mi	3/2.0 (-1)	1,751 (-14%)	12mo	$525,000	$300	35

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

Projected returns pro-forma

-3.0% appreciation · 2.9% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 2.04×
• Total profit: $29,202
• Equity at exit: $14,895

10-year hold

• IRR: 33.0%
• Equity multiple: 3.98×
• Total profit: $83,471
• Equity at exit: $8,638

Cash invested: $27,972 (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 70301

• Rents YoY: 2.9%
• Active inventory: 513
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,799 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $715

Break-even live

Break-even rent $894

Max offer price $99,900

Occupancy floor 55%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-17
   status $99,900 Pending 263 DOM
2. 2026-06-16
   days on market $99,900 Active 263 DOM
3. 2026-06-15
   days on market $99,900 Active 262 DOM
4. 2026-06-14
   days on market $99,900 Active 260 DOM
5. 2026-06-13
   days on market $99,900 Active 259 DOM
6. 2026-06-10
   days on market $99,900 Active 257 DOM
7. 2026-06-09
   days on market $99,900 Active 256 DOM
8. 2026-06-08
   days on market $99,900 Active 255 DOM
9. 2026-06-07
   days on market $99,900 Active 254 DOM
10. 2026-06-05
    pricedays on market $99,900 Active 251 DOM
11. 2026-06-03
    days on market $109,900 Active 250 DOM
12. 2026-06-02
    days on market $109,900 Active 249 DOM
13. 2026-06-01
    days on market $109,900 Active 248 DOM
14. 2026-05-31
    days on market $109,900 Active 247 DOM
15. 2026-05-30
    days on market $109,900 Active 246 DOM
16. 2026-05-01
    price $109,900 320-char remark

    Show marketing remark (320 chars)

    Located just outside of Thibodaux, this spacious home on Bayou Vista Dr could be your future dream home with just a little work!! The home features 4 bedrooms with 2 full bathrooms and 2 separate living areas. The primary bedroom features an en-suite bath and walk-in closet. Call today to schedule your private showing!

17. 2026-05-01
    price $109,900 320-char remark

    Show marketing remark (320 chars)

    Located just outside of Thibodaux, this spacious home on Bayou Vista Dr could be your future dream home with just a little work!! The home features 4 bedrooms with 2 full bathrooms and 2 separate living areas. The primary bedroom features an en-suite bath and walk-in closet. Call today to schedule your private showing!

18. 2026-03-26
    price $114,900 320-char remark

    Show marketing remark (320 chars)

    Located just outside of Thibodaux, this spacious home on Bayou Vista Dr could be your future dream home with just a little work!! The home features 4 bedrooms with 2 full bathrooms and 2 separate living areas. The primary bedroom features an en-suite bath and walk-in closet. Call today to schedule your private showing!

19. 2026-03-26
    price $114,900 320-char remark

    Show marketing remark (320 chars)

    Located just outside of Thibodaux, this spacious home on Bayou Vista Dr could be your future dream home with just a little work!! The home features 4 bedrooms with 2 full bathrooms and 2 separate living areas. The primary bedroom features an en-suite bath and walk-in closet. Call today to schedule your private showing!

20. 2026-02-12
    price $128,900 320-char remark

    Show marketing remark (320 chars)

    Located just outside of Thibodaux, this spacious home on Bayou Vista Dr could be your future dream home with just a little work!! The home features 4 bedrooms with 2 full bathrooms and 2 separate living areas. The primary bedroom features an en-suite bath and walk-in closet. Call today to schedule your private showing!

21. 2026-02-12
    price $128,900 320-char remark

    Show marketing remark (320 chars)

    Located just outside of Thibodaux, this spacious home on Bayou Vista Dr could be your future dream home with just a little work!! The home features 4 bedrooms with 2 full bathrooms and 2 separate living areas. The primary bedroom features an en-suite bath and walk-in closet. Call today to schedule your private showing!

22. 2025-12-31
    price $132,900 320-char remark

    Show marketing remark (320 chars)

    Located just outside of Thibodaux, this spacious home on Bayou Vista Dr could be your future dream home with just a little work!! The home features 4 bedrooms with 2 full bathrooms and 2 separate living areas. The primary bedroom features an en-suite bath and walk-in closet. Call today to schedule your private showing!

23. 2025-12-31
    price $132,900 320-char remark

    Show marketing remark (320 chars)

    Located just outside of Thibodaux, this spacious home on Bayou Vista Dr could be your future dream home with just a little work!! The home features 4 bedrooms with 2 full bathrooms and 2 separate living areas. The primary bedroom features an en-suite bath and walk-in closet. Call today to schedule your private showing!

24. 2025-11-26
    price $139,900 320-char remark

    Show marketing remark (320 chars)

    Located just outside of Thibodaux, this spacious home on Bayou Vista Dr could be your future dream home with just a little work!! The home features 4 bedrooms with 2 full bathrooms and 2 separate living areas. The primary bedroom features an en-suite bath and walk-in closet. Call today to schedule your private showing!

25. 2025-11-26
    price $139,900 320-char remark

    Show marketing remark (320 chars)

    Located just outside of Thibodaux, this spacious home on Bayou Vista Dr could be your future dream home with just a little work!! The home features 4 bedrooms with 2 full bathrooms and 2 separate living areas. The primary bedroom features an en-suite bath and walk-in closet. Call today to schedule your private showing!

26. 2025-10-28
    price $144,900 320-char remark

    Show marketing remark (320 chars)

    Located just outside of Thibodaux, this spacious home on Bayou Vista Dr could be your future dream home with just a little work!! The home features 4 bedrooms with 2 full bathrooms and 2 separate living areas. The primary bedroom features an en-suite bath and walk-in closet. Call today to schedule your private showing!

27. 2025-10-28
    price $144,900 320-char remark

    Show marketing remark (320 chars)

    Located just outside of Thibodaux, this spacious home on Bayou Vista Dr could be your future dream home with just a little work!! The home features 4 bedrooms with 2 full bathrooms and 2 separate living areas. The primary bedroom features an en-suite bath and walk-in closet. Call today to schedule your private showing!

28. 2025-09-26
    listed $149,900 Active 320-char remark

    Show marketing remark (320 chars)

    Located just outside of Thibodaux, this spacious home on Bayou Vista Dr could be your future dream home with just a little work!! The home features 4 bedrooms with 2 full bathrooms and 2 separate living areas. The primary bedroom features an en-suite bath and walk-in closet. Call today to schedule your private showing!

29. 2025-09-26
    listed $149,900 Active 320-char remark

    Show marketing remark (320 chars)

    Located just outside of Thibodaux, this spacious home on Bayou Vista Dr could be your future dream home with just a little work!! The home features 4 bedrooms with 2 full bathrooms and 2 separate living areas. The primary bedroom features an en-suite bath and walk-in closet. Call today to schedule your private showing!

30. 2020-02-28
    soldstatus $135,000
31. 2020-02-27
    soldstatus
32. 2019-12-23
    listed $135,000
33. 2019-12-23
    listed $135,000

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $1,692 · $141/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 4/10 Moderate FEMA zone X · 13% 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,592
• − Mortgage interest: −$5,596
• − Property taxes: −$1,692
• − Insurance: −$500
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$2,906
• Taxable income: $7,443
• Est. tax owed @ 24.0%: −$1,786
• After-tax cash flow: $6,793/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 — Lafourche Crossing

• Score: 68/100
• State rank: #84
• US rank: #9474

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lafourche Parish · 50,095 people
• Metro: Houma-Thibodaux, LA
• Population (ZIP): 50,095
• Household income: $58,394
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 1513.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 20% Hispanic / Latino 5% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 18% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Spanish 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: ▼ -98.35%
• Current HPI: 124.5559
• Rent YoY: ▲ 2.90%
• 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

-18.6% since first listed

18 events — show timeline

• 2026-05-01 Price Changed $109,900 AcadianaMLS
• 2026-05-01 Price Changed $109,900 GBRMLS
• 2026-03-26 Price Changed $114,900 AcadianaMLS
• 2026-03-26 Price Changed $114,900 GBRMLS
• 2026-02-12 Price Changed $128,900 AcadianaMLS
• 2026-02-12 Price Changed $128,900 GBRMLS
• 2025-12-31 Price Changed $132,900 AcadianaMLS
• 2025-12-31 Price Changed $132,900 GBRMLS
• 2025-11-26 Price Changed $139,900 AcadianaMLS
• 2025-11-26 Price Changed $139,900 GBRMLS
• 2025-10-28 Price Changed $144,900 GBRMLS
• 2025-10-28 Price Changed $144,900 AcadianaMLS
• 2025-09-26 Listed $149,900 GBRMLS
• 2025-09-26 Listed $149,900 AcadianaMLS
• 2020-02-28 Sold (Public Records) $135,000 Public Records
• 2020-02-27 Sold (MLS) — GBRMLS
• 2019-12-23 Listed $135,000 AcadianaMLS
• 2019-12-23 Listed $135,000 GBRMLS

Property tax history

+14.3%/yr

Latest (2024): $1,692 · +2.3% YoY. Source: county tax records.