157 Williams Ave · Boothville, LA 70041

$149,000

2 bd · 2.0 ba · 1,242 sqft · SingleFamily public records · 476 Days on market

Built 1972 0.39 ac lot $120/sqft · 31% below area Est $269k · 45% under ↓ 6% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• Appreciation +4.9/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 bedroom, 2 bath raised home for those who desire coastal living with a touch of modern convenience. The renovated kitchen is designed with practicality and ample counter space. The open layout of the living room and kitchen connects the living areas and makes it great for gatherings or entertaining. Bedrooms are generously sized while giving you a peaceful place to retreat and relax. The bonus room can be used as an office, library, craft room, or other flexible space. Washer and dryer hookups are upstairs. This property has ample space beneath the home for parking and storing vehicles, boats, or other recreational vehicles and is an appealing feature for outdoor enthusiasts or for outdoor cooking and gatherings. Fishing and hunting opportunities less than 10 miles away from Venice and Buras. You can immerse yourself in the thrill of the chase and the serenity of casting your line into the waters. If you're seeking a serene lifestyle with easy access to the natural beauty of Louisiana's coast, don't miss the opportunity to make this property your own!

Key facts

• Bonus room
• Renovated kitchen
• Open layout

Tags

• RENOVATED KITCHEN
• OPEN LAYOUT
• BONUS ROOM
• AMPLE SPACE BENEATH HOME
• EASY ACCESS TO NATURAL BEAUTY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (11.0% below list).
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#422 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Market conditions: 52 active listings in the ZIP; 88 units permitted in Plaquemines Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $599 of equity ($1k loan paydown + $-431 appreciation (-0.3% local appreciation)).
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 476 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (10%) 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.
• 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 476 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.05% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.59%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

• ARV (median comp): $268,903
• List price: $149,000
• Delta: -44.59%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-0.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.71×
• Total profit: $-12,103
• Equity at exit: $41,121

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-50
• Equity at exit: $47,749

Cash invested: $41,720 (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 70041

• Home prices YoY: -0.5%
• Active inventory: 52
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,557 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$53 /mo · $640/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-93

Break-even live

Break-even rent $1,675

Max offer price $132,544

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-51	+0% $-93	+5% $-135	+10% $-178
Rent	-10% $-216	-5% $-155	+0% $-93	+5% $-32	+10% $30
Rate	-1.0pp $-18	-0.5pp $-55	base $-93	+0.5pp $-132	+1.0pp $-171

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $149,000 Active 476 DOM
2. 2026-06-17
   days on market $149,000 Active 475 DOM
3. 2026-06-16
   days on market $149,000 Active 474 DOM
4. 2026-06-15
   days on market $149,000 Active 473 DOM
5. 2026-06-13
   days on market $149,000 Active 471 DOM
6. 2026-06-13
   days on market $149,000 Active 470 DOM
7. 2026-06-10
   days on market $149,000 Active 468 DOM
8. 2026-06-09
   days on market $149,000 Active 467 DOM
9. 2026-06-08
   days on market $149,000 Active 466 DOM
10. 2026-06-07
    pricedays on market $149,000 Active 465 DOM
11. 2026-06-03
    days on market $155,000 Active 461 DOM
12. 2026-06-02
    days on market $155,000 Active 460 DOM
13. 2026-06-01
    days on market $155,000 Active 459 DOM
14. 2026-05-31
    days on market $155,000 Active 458 DOM
15. 2025-06-07
    price $155,000 1069-char remark

    Show marketing remark (1069 chars)

    2 bedroom, 2 bath raised home for those who desire coastal living with a touch of modern convenience. The renovated kitchen is designed with practicality and ample counter space. The open layout of the living room and kitchen connects the living areas and makes it great for gatherings or entertaining. Bedrooms are generously sized while giving you a peaceful place to retreat and relax. The bonus room can be used as an office, library, craft room, or other flexible space. Washer and dryer hookups are upstairs. This property has ample space beneath the home for parking and storing vehicles, boats, or other recreational vehicles and is an appealing feature for outdoor enthusiasts or for outdoor cooking and gatherings. Fishing and hunting opportunities less than 10 miles away from Venice and Buras. You can immerse yourself in the thrill of the chase and the serenity of casting your line into the waters. If you're seeking a serene lifestyle with easy access to the natural beauty of Louisiana's coast, don't miss the opportunity to make this property your own!

16. 2025-06-07
    price $155,000 1069-char remark

    Show marketing remark (1069 chars)

    2 bedroom, 2 bath raised home for those who desire coastal living with a touch of modern convenience. The renovated kitchen is designed with practicality and ample counter space. The open layout of the living room and kitchen connects the living areas and makes it great for gatherings or entertaining. Bedrooms are generously sized while giving you a peaceful place to retreat and relax. The bonus room can be used as an office, library, craft room, or other flexible space. Washer and dryer hookups are upstairs. This property has ample space beneath the home for parking and storing vehicles, boats, or other recreational vehicles and is an appealing feature for outdoor enthusiasts or for outdoor cooking and gatherings. Fishing and hunting opportunities less than 10 miles away from Venice and Buras. You can immerse yourself in the thrill of the chase and the serenity of casting your line into the waters. If you're seeking a serene lifestyle with easy access to the natural beauty of Louisiana's coast, don't miss the opportunity to make this property your own!

17. 2025-02-26
    listed $165,000 Active 1069-char remark

    Show marketing remark (1069 chars)

    2 bedroom, 2 bath raised home for those who desire coastal living with a touch of modern convenience. The renovated kitchen is designed with practicality and ample counter space. The open layout of the living room and kitchen connects the living areas and makes it great for gatherings or entertaining. Bedrooms are generously sized while giving you a peaceful place to retreat and relax. The bonus room can be used as an office, library, craft room, or other flexible space. Washer and dryer hookups are upstairs. This property has ample space beneath the home for parking and storing vehicles, boats, or other recreational vehicles and is an appealing feature for outdoor enthusiasts or for outdoor cooking and gatherings. Fishing and hunting opportunities less than 10 miles away from Venice and Buras. You can immerse yourself in the thrill of the chase and the serenity of casting your line into the waters. If you're seeking a serene lifestyle with easy access to the natural beauty of Louisiana's coast, don't miss the opportunity to make this property your own!

18. 2025-02-26
    listed $165,000 Active 1069-char remark

    Show marketing remark (1069 chars)

    2 bedroom, 2 bath raised home for those who desire coastal living with a touch of modern convenience. The renovated kitchen is designed with practicality and ample counter space. The open layout of the living room and kitchen connects the living areas and makes it great for gatherings or entertaining. Bedrooms are generously sized while giving you a peaceful place to retreat and relax. The bonus room can be used as an office, library, craft room, or other flexible space. Washer and dryer hookups are upstairs. This property has ample space beneath the home for parking and storing vehicles, boats, or other recreational vehicles and is an appealing feature for outdoor enthusiasts or for outdoor cooking and gatherings. Fishing and hunting opportunities less than 10 miles away from Venice and Buras. You can immerse yourself in the thrill of the chase and the serenity of casting your line into the waters. If you're seeking a serene lifestyle with easy access to the natural beauty of Louisiana's coast, don't miss the opportunity to make this property your own!

ⓘ 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: $640 · $53/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$179/yr (+$15/mo · 28.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 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: $18,687
• − Mortgage interest: −$8,346
• − Property taxes: −$640
• − Insurance: −$5,864
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$4,335
• Taxable loss: −$3,488
• Est. tax savings @ 24.0%: +$837
• After-tax cash flow: $-281/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)

No district data.

Livability — Boothville

• Score: 51/100
• State rank: #422
• US rank: #25365

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boothville, LA
• City population: 29
• Population (ZIP): 2,092

Population outlook (Plaquemines County) Hauer SSP2

• Today (2025): 24,526 people
• By 2030: 24,843 · +1.3%
• By 2040: 25,441 · +3.7%
• By 2050: 26,074 · +6.3%
• By 2075: 28,300 · +15.4%
• By 2100: 30,195 · +23.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 57% Asian 19% Black 15% Two or more races 6% Native American 1%
• Common ancestry: Lithuanian 25% American 1%
• Foreign-born: 16% · Vietnam, Canada
• Languages at home: 82% English-only · Vietnamese 9% Other Asian/Pacific 8% French/Haitian/Cajun 1%

Political lean MEDSL · Plaquemines

• 2024 margin: Solid R (+38.0) · D 30.4% · R 68.4% · Other 1.2%
• 2008→2024 swing: -4.4pp toward R · 2008: -33.6pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+36.3 2016: R+33.6 2012: R+28.1 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.29%
• Current HPI: 58.8381
• 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

-6.1% since first listed

4 events — show timeline

• 2025-06-07 Price Changed $155,000 AcadianaMLS
• 2025-06-07 Price Changed $155,000 GSREIN
• 2025-02-26 Listed $165,000 GSREIN
• 2025-02-26 Listed $165,000 AcadianaMLS

Property tax history

+5.5%/yr

Latest (2025): $640 · -3.6% YoY. Source: county tax records.