1341 Atchafalaya River Hwy · Henderson, LA 70517

$35,000

1 bd · 1.0 ba · 800 sqft · SingleFamily · 17 Days on market

Fair condition 1.50 ac lot

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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
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

This cypress cabin camp located in Butte La Rose on the Atchafalaya River, offers waterfront retreat with a setting that makes camp life in this area so appealing. Set behind the tree line on the levee, this property offers a tucked-away feel with access to everything the Atchafalaya Basin is known for. Whether used as a weekend getaway, fishing camp, or gathering spot, this property offers a rare opportunity to enjoy river life in a peaceful setting. Property is situated on leased land owned by St. Martin Land Co. Buyer to verify lease terms, camp use, and all property details.

Key facts

• Peaceful setting
• Waterfront retreat
• 1.5 acre lot

Tags

• WATERFRONT RETREAT
• ACCESS TO ATCHAFALAYA BASIN
• PEACEFUL SETTING

Property features AI

Exterior

• Parking: Open parking
• Utilities: Septic tank; Electric service: Entergy
• Home design: Single-family residence / camp; State road frontage; Unimproved road access
• Construction: Metal roof; Wood siding, frame construction
• Exterior features: Porch (screened); Shed/storage; Waterfront on a bayou/river

Interior

• Kitchen: Electric stove
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall units (multi units); Heating present
• Interior features: Formica counters; Lighting
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $487 ($6k/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: $34k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#263 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B+; Watch: amenities F, commute F, employment F.
• St. Martin Parish (rural): math 23% / reading 32% proficiency, ranked #49 of 98 in LA (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cecilia Primary School (693 students, 69% FRL); Cecilia Junior High School (math 20% / reading 32%, grade F, #137 of 218 statewide, top 63%, 599 students, 63% FRL); Cecilia High School (math 47% / reading 42%, grade F, #58 of 265 statewide, top 23%, 788 students, 54% FRL).
• Market conditions: 276 active listings in the ZIP; 54 units permitted in St. Martin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• St. Martin County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.09% ✓
• Cap rate: 27.30%
• Cash-on-cash: 75.02%
• DSCR: 4.34
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 58.5%
• Equity multiple: 3.60×
• Total profit: $25,468
• Equity at exit: $5,219

10-year hold

• IRR: 63.3%
• Equity multiple: 7.38×
• Total profit: $62,532
• Equity at exit: $3,026

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 70517

• Home prices YoY: -33.7%
• Active inventory: 276
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $487

Break-even live

Break-even rent $465

Max offer price $35,000

Occupancy floor 50%

Sensitivity live

Price	-10% $512	-5% $500	+0% $487	+5% $475	+10% $463
Rent	-10% $402	-5% $445	+0% $487	+5% $530	+10% $573
Rate	-1.0pp $505	-0.5pp $496	base $487	+0.5pp $478	+1.0pp $469

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 13 events

1. 2026-06-18
   days on market $35,000 Active 17 DOM
2. 2026-06-17
   days on market $35,000 Active 16 DOM
3. 2026-06-16
   days on market $35,000 Active 15 DOM
4. 2026-06-15
   days on market $35,000 Active 14 DOM
5. 2026-06-14
   days on market $35,000 Active 12 DOM
6. 2026-06-13
   days on market $35,000 Active 11 DOM
7. 2026-06-10
   days on market $35,000 Active 9 DOM
8. 2026-06-09
   days on market $35,000 Active 8 DOM
9. 2026-06-08
   days on market $35,000 Active 7 DOM
10. 2026-06-07
    days on market $35,000 Active 6 DOM
11. 2026-06-05
    days on market $35,000 Active 3 DOM
12. 2026-06-02
    remarks 585-char remark
13. 2026-06-02
    listed $35,000 Active 1 DOM

ⓘ 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 5/10 Major FEMA zone A · 58% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $12,980
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$1,678
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$1,018
• Taxable income: $5,722
• Est. tax owed @ 24.0%: −$1,373
• After-tax cash flow: $4,476/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.

Condition & rehab AI · 7 photos

Fair 40/100 Cosmetic rehab

This property requires significant exterior repairs and maintenance to improve its condition and value. Landscaping, fencing, and road maintenance are the highest-ROI updates.

Repairs flagged

• Major Dirt road — Needs grading and stabilization
• Major Vegetation — Needs trimming and landscaping

Value-add opportunities

• Both Landscaping and fencing — Enhances curb appeal and security
• Both Road maintenance — Improves access and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Dirt road · Needs grading and stabilization	Major	$15,000–50,000
Vegetation · Needs trimming and landscaping	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping and fencing — Enhances curb appeal and security ↑
• Both Road maintenance — Improves access and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: St. Martin Parish
• NCES district ID: 2201590
• Math proficiency: 23% ▼ -44.00%
• Reading proficiency: 32% ▼ -36.00%
• Median HH income: $42,813
• Composite: 23.41/100
• National rank: #7897
• State rank: #49 of 98 in LA

Livability — Henderson

• Score: 60/100
• State rank: #263
• US rank: #19364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,570

Population outlook (St. Martin County) Hauer SSP2

• Today (2025): 57,446 people
• By 2030: 58,857 · +2.5%
• By 2040: 60,859 · +5.9%
• By 2050: 61,419 · +6.9%
• By 2075: 61,574 · +7.2%
• By 2100: 57,253 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 30% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 18% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 87% English-only · French/Haitian/Cajun 9% Spanish 3% Vietnamese 1%

Political lean MEDSL · St. Martin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -20.7pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.1 2016: R+33.4 2012: R+24.5 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.00%
• Current HPI: 143.4293
• 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

1 event — show timeline

• 2026-06-01 Listed $35,000 AcadianaMLS