204 Floral St · Bayou Blue, LA 70359

$82,000

2 bd · 2.0 ba · 1,956 sqft · Other public records · 661 Days on market

Built 1985 0.41 ac lot $42/sqft · 62% above area ↓ 52% 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 +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

All auction properties are subject to a 5% buyer's premium (minimum $2,500) and subject to a reserve price as well as seller confirmation All Brokers must be NAID Certified. Seller has the right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale. Please reach out to Listing Agent for details.

Key facts

• 0.41 acre lot
• Built 1985
• Listed 660 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $82k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 3.5% in Bayou Blue — 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 59/100 on livability (#275 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities 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: 112 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 $567 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 661 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $28k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 661 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.74% ✓
• Cap rate: 14.41%
• Cash-on-cash: 29.00%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (median comp): $51,899
• List price: $82,000
• Delta: 58.00%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.4%
• Equity multiple: 1.62×
• Total profit: $14,177
• Equity at exit: $12,226

10-year hold

• IRR: 24.1%
• Equity multiple: 3.09×
• Total profit: $47,991
• Equity at exit: $7,090

Cash invested: $22,960 (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 70359

• Home prices YoY: -26.8%
• Active inventory: 112
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$107 /mo · $1,280/yr
• Insurance: −$34
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $430

Break-even live

Break-even rent $881

Max offer price $82,000

Occupancy floor 65%

Sensitivity live

Price	-10% $476	-5% $453	+0% $430	+5% $406	+10% $383
Rent	-10% $317	-5% $373	+0% $430	+5% $486	+10% $542
Rate	-1.0pp $471	-0.5pp $450	base $430	+0.5pp $408	+1.0pp $387

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $82,000 Active 661 DOM
2. 2026-06-18
   days on market $82,000 Active 660 DOM
3. 2026-06-17
   days on market $82,000 Active 659 DOM
4. 2026-06-16
   days on market $82,000 Active 658 DOM
5. 2026-06-15
   days on market $82,000 Active 657 DOM
6. 2026-06-14
   days on market $82,000 Active 655 DOM
7. 2026-06-13
   days on market $82,000 Active 654 DOM
8. 2026-06-10
   days on market $82,000 Active 652 DOM
9. 2026-06-09
   days on market $82,000 Active 651 DOM
10. 2026-06-08
    days on market $82,000 Active 650 DOM
11. 2026-06-07
    days on market $82,000 Active 649 DOM
12. 2026-06-05
    days on market $82,000 Active 646 DOM
13. 2026-06-03
    days on market $82,000 Active 645 DOM
14. 2026-06-02
    days on market $82,000 Active 644 DOM
15. 2026-06-01
    days on market $82,000 Active 643 DOM
16. 2026-05-31
    days on market $82,000 Active 642 DOM
17. 2026-05-30
    days on market $82,000 Active 641 DOM
18. 2026-03-10
    price $82,000 381-char remark

    Show marketing remark (387 chars)

    All auction properties are subject to a 5% buyer’s premium (minimum $2,500) and subject to a reserve price as well as seller confirmation All Brokers must be NAID Certified. Seller has the right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale. Please reach out to Listing Agent for details.

19. 2026-03-10
    price $82,000 387-char remark

    Show marketing remark (387 chars)

    All auction properties are subject to a 5% buyer’s premium (minimum $2,500) and subject to a reserve price as well as seller confirmation All Brokers must be NAID Certified. Seller has the right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale. Please reach out to Listing Agent for details.

20. 2024-12-11
    listed $110,000 Active 387-char remark

    Show marketing remark (387 chars)

    All auction properties are subject to a 5% buyer’s premium (minimum $2,500) and subject to a reserve price as well as seller confirmation All Brokers must be NAID Certified. Seller has the right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale. Please reach out to Listing Agent for details.

21. 2024-12-11
    historical 387-char remark

    Show marketing remark (387 chars)

    All auction properties are subject to a 5% buyer’s premium (minimum $2,500) and subject to a reserve price as well as seller confirmation All Brokers must be NAID Certified. Seller has the right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale. Please reach out to Listing Agent for details.

22. 2024-09-01
    price $110,000 387-char remark

    Show marketing remark (387 chars)

    All auction properties are subject to a 5% buyer’s premium (minimum $2,500) and subject to a reserve price as well as seller confirmation All Brokers must be NAID Certified. Seller has the right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale. Please reach out to Listing Agent for details.

23. 2024-08-26
    listed $110,000 Active 381-char remark

    Show marketing remark (387 chars)

    All auction properties are subject to a 5% buyer’s premium (minimum $2,500) and subject to a reserve price as well as seller confirmation All Brokers must be NAID Certified. Seller has the right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale. Please reach out to Listing Agent for details.

24. 2024-08-26
    listed $123,500 Active 387-char remark

    Show marketing remark (387 chars)

    All auction properties are subject to a 5% buyer’s premium (minimum $2,500) and subject to a reserve price as well as seller confirmation All Brokers must be NAID Certified. Seller has the right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale. Please reach out to Listing Agent for details.

25. 2024-08-26
    listed $110,000 Active

    Show marketing remark (387 chars)

    All auction properties are subject to a 5% buyer’s premium (minimum $2,500) and subject to a reserve price as well as seller confirmation All Brokers must be NAID Certified. Seller has the right to (a) change the date, place, and terms of the sale; (b) remove the property from the market; and (c) sell the property prior to the sale. Please reach out to Listing Agent for details.

26. 2024-08-24
    historical
27. 2024-08-09
    price $123,500
28. 2024-08-02
    price $135,000
29. 2024-07-19
    price $144,500
30. 2024-05-31
    listed $170,000 Active
31. 2024-05-31
    listed $123,500

ⓘ 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: $1,280 · $107/mo
• Projected year-2 tax: $1,280 · $107/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 6/10 Major FEMA zone A · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,099
• − Mortgage interest: −$4,593
• − Property taxes: −$1,280
• − Insurance: −$1,912
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$2,385
• Taxable income: $4,192
• Est. tax owed @ 24.0%: −$1,006
• After-tax cash flow: $4,150/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 — Bayou Blue

• Score: 59/100
• State rank: #275
• US rank: #19981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 28,990
• Population (ZIP): 9,472

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 30% Two or more races 7% Hispanic / Latino 7% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 12% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 1% Vietnamese 1%

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: ▼ -46.42%
• Current HPI: 126.6099
• 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

-51.8% since first listed

14 events — show timeline

• 2026-03-10 Price Changed $82,000 AcadianaMLS
• 2026-03-10 Price Changed $82,000 GBRMLS
• 2024-12-11 Listed $110,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-09-01 Price Changed $110,000 GBRMLS
• 2024-08-26 Listed $110,000 AcadianaMLS
• 2024-08-26 Listed $123,500 GBRMLS
• 2024-08-26 Listed $110,000 AcadianaMLS
• 2024-08-24 Delisted — GBRMLS
• 2024-08-09 Price Changed $123,500 GBRMLS
• 2024-08-02 Price Changed $135,000 GBRMLS
• 2024-07-19 Price Changed $144,500 GBRMLS
• 2024-05-31 Listed $123,500 AcadianaMLS
• 2024-05-31 Listed $170,000 GBRMLS

Property tax history

+21.5%/yr

Latest (2024): $1,280 · +1.6% YoY. Source: county tax records.