1568 Doctor Beatrous Rd · Dulac, LA 70360

$60,000

2 bd · 2.0 ba · 1,050 sqft · Manufactured · 281 Days on market

Built 1994 0.87 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
• Schools +3.3/10.0
• Rent growth +3.2/5.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Peaceful Property Near Falgout's Marina | Camper on Nearly an Acre Located in Theriot, LA, just 2.4 miles from Falgout's Marina, this property offers endless possibilities -- whether you're looking for a weekend fishing camp, quiet getaway, or a future homesite. The property features a 2 bed 2 bath mobile home/camper on nearly an acre of land, providing plenty of space for relaxing, entertaining, or expansion. Enjoy the peaceful setting and open floor plan, with a porch perfect for morning coffee and a backyard shed ideal for storage, outdoor cookouts, or prepping your fresh catch after a day on the water. Located approx. 2.4 miles from Falgout's Marina Nearly 1 acre of land Mobile home/camper with open layout Porch + backyard shed Peaceful setting, ideal for camp or homesite Great fishing, boating, and relaxation spot Priced to sell! Whether you're seeking a Theriot fishing camp or a private property near the bayou, this one has potential written all over it.

Key facts

• Open floor plan
• Nearly an acre
• Backyard shed

Tags

• NEARLY AN ACRE
• BACKYARD SHED
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 0.9% in Dulac — 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 53/100 on livability (#395 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Terrebonne Parish (other): math 32% / reading 46% proficiency, ranked #23 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.8%/yr); 355 active listings in the ZIP; solid renter incomes; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($85k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $17k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $32k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $11k; list at $60k implies a 445% gain — meaningful room to come down on a strong offer.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 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: 2.05% ✓
• Cap rate: 18.19%
• Cash-on-cash: 42.50%
• DSCR: 2.89
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,037
• Equity at exit: $8,946

10-year hold

• IRR: 11.3%
• Equity multiple: 1.88×
• Total profit: $14,847
• Equity at exit: $5,188

Cash invested: $16,800 (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 70360

• Rents YoY: 2.8%
• Active inventory: 355
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$35 /mo · $419/yr
• Insurance: −$25
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $168

Break-even live

Break-even rent $1,014

Max offer price $60,000

Occupancy floor 81%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $60,000 Active 281 DOM
2. 2026-06-18
   days on market $60,000 Active 280 DOM
3. 2026-06-17
   days on market $60,000 Active 279 DOM
4. 2026-06-16
   days on market $60,000 Active 278 DOM
5. 2026-06-15
   days on market $60,000 Active 277 DOM
6. 2026-06-14
   days on market $60,000 Active 275 DOM
7. 2026-06-13
   days on market $60,000 Active 274 DOM
8. 2026-06-10
   days on market $60,000 Active 272 DOM
9. 2026-06-09
   days on market $60,000 Active 271 DOM
10. 2026-06-08
    days on market $60,000 Active 270 DOM
11. 2026-06-07
    days on market $60,000 Active 269 DOM
12. 2026-06-05
    days on market $60,000 Active 266 DOM
13. 2026-06-03
    days on market $60,000 Active 265 DOM
14. 2026-06-02
    days on market $60,000 Active 264 DOM
15. 2026-06-01
    days on market $60,000 Active 263 DOM
16. 2026-05-31
    days on market $60,000 Active 262 DOM
17. 2026-05-30
    days on market $60,000 Active 261 DOM
18. 2026-04-11
    price $60,000 974-char remark

    Show marketing remark (1017 chars)

    Peaceful Property Near Falgout’s Marina | Camper on Nearly an Acre Located in Theriot, LA, just 2.4 miles from Falgout’s Marina, this property offers endless possibilities — whether you’re looking for a weekend fishing camp, quiet getaway, or a future homesite. The property features a 2 bed 2 bath mobile home/camper on nearly an acre of land, providing plenty of space for relaxing, entertaining, or expansion. Enjoy the peaceful setting and open floor plan, with a porch perfect for morning coffee and a backyard shed ideal for storage, outdoor cookouts, or prepping your fresh catch after a day on the water. Located approx. 2.4 miles from Falgout’s Marina Nearly 1 acre of land Mobile home/camper with open layout Porch + backyard shed Peaceful setting, ideal for camp or homesite Great fishing, boating, and relaxation spot Priced to sell! Whether you’re seeking a Theriot fishing camp or a private property near the bayou, this one has potential written all over it.

19. 2026-04-11
    price $60,000 1017-char remark

    Show marketing remark (1017 chars)

    Peaceful Property Near Falgout’s Marina | Camper on Nearly an Acre Located in Theriot, LA, just 2.4 miles from Falgout’s Marina, this property offers endless possibilities — whether you’re looking for a weekend fishing camp, quiet getaway, or a future homesite. The property features a 2 bed 2 bath mobile home/camper on nearly an acre of land, providing plenty of space for relaxing, entertaining, or expansion. Enjoy the peaceful setting and open floor plan, with a porch perfect for morning coffee and a backyard shed ideal for storage, outdoor cookouts, or prepping your fresh catch after a day on the water. Located approx. 2.4 miles from Falgout’s Marina Nearly 1 acre of land Mobile home/camper with open layout Porch + backyard shed Peaceful setting, ideal for camp or homesite Great fishing, boating, and relaxation spot Priced to sell! Whether you’re seeking a Theriot fishing camp or a private property near the bayou, this one has potential written all over it.

20. 2025-12-03
    price $65,000 974-char remark

    Show marketing remark (1017 chars)

    Peaceful Property Near Falgout’s Marina | Camper on Nearly an Acre Located in Theriot, LA, just 2.4 miles from Falgout’s Marina, this property offers endless possibilities — whether you’re looking for a weekend fishing camp, quiet getaway, or a future homesite. The property features a 2 bed 2 bath mobile home/camper on nearly an acre of land, providing plenty of space for relaxing, entertaining, or expansion. Enjoy the peaceful setting and open floor plan, with a porch perfect for morning coffee and a backyard shed ideal for storage, outdoor cookouts, or prepping your fresh catch after a day on the water. Located approx. 2.4 miles from Falgout’s Marina Nearly 1 acre of land Mobile home/camper with open layout Porch + backyard shed Peaceful setting, ideal for camp or homesite Great fishing, boating, and relaxation spot Priced to sell! Whether you’re seeking a Theriot fishing camp or a private property near the bayou, this one has potential written all over it.

21. 2025-12-03
    price $65,000 1017-char remark

    Show marketing remark (1017 chars)

    Peaceful Property Near Falgout’s Marina | Camper on Nearly an Acre Located in Theriot, LA, just 2.4 miles from Falgout’s Marina, this property offers endless possibilities — whether you’re looking for a weekend fishing camp, quiet getaway, or a future homesite. The property features a 2 bed 2 bath mobile home/camper on nearly an acre of land, providing plenty of space for relaxing, entertaining, or expansion. Enjoy the peaceful setting and open floor plan, with a porch perfect for morning coffee and a backyard shed ideal for storage, outdoor cookouts, or prepping your fresh catch after a day on the water. Located approx. 2.4 miles from Falgout’s Marina Nearly 1 acre of land Mobile home/camper with open layout Porch + backyard shed Peaceful setting, ideal for camp or homesite Great fishing, boating, and relaxation spot Priced to sell! Whether you’re seeking a Theriot fishing camp or a private property near the bayou, this one has potential written all over it.

22. 2025-10-06
    price $89,000 974-char remark

    Show marketing remark (1017 chars)

    Peaceful Property Near Falgout’s Marina | Camper on Nearly an Acre Located in Theriot, LA, just 2.4 miles from Falgout’s Marina, this property offers endless possibilities — whether you’re looking for a weekend fishing camp, quiet getaway, or a future homesite. The property features a 2 bed 2 bath mobile home/camper on nearly an acre of land, providing plenty of space for relaxing, entertaining, or expansion. Enjoy the peaceful setting and open floor plan, with a porch perfect for morning coffee and a backyard shed ideal for storage, outdoor cookouts, or prepping your fresh catch after a day on the water. Located approx. 2.4 miles from Falgout’s Marina Nearly 1 acre of land Mobile home/camper with open layout Porch + backyard shed Peaceful setting, ideal for camp or homesite Great fishing, boating, and relaxation spot Priced to sell! Whether you’re seeking a Theriot fishing camp or a private property near the bayou, this one has potential written all over it.

23. 2025-10-06
    price $89,000 1017-char remark

    Show marketing remark (1017 chars)

    Peaceful Property Near Falgout’s Marina | Camper on Nearly an Acre Located in Theriot, LA, just 2.4 miles from Falgout’s Marina, this property offers endless possibilities — whether you’re looking for a weekend fishing camp, quiet getaway, or a future homesite. The property features a 2 bed 2 bath mobile home/camper on nearly an acre of land, providing plenty of space for relaxing, entertaining, or expansion. Enjoy the peaceful setting and open floor plan, with a porch perfect for morning coffee and a backyard shed ideal for storage, outdoor cookouts, or prepping your fresh catch after a day on the water. Located approx. 2.4 miles from Falgout’s Marina Nearly 1 acre of land Mobile home/camper with open layout Porch + backyard shed Peaceful setting, ideal for camp or homesite Great fishing, boating, and relaxation spot Priced to sell! Whether you’re seeking a Theriot fishing camp or a private property near the bayou, this one has potential written all over it.

24. 2025-09-12
    status Active 1017-char remark

    Show marketing remark (1017 chars)

    Peaceful Property Near Falgout’s Marina | Camper on Nearly an Acre Located in Theriot, LA, just 2.4 miles from Falgout’s Marina, this property offers endless possibilities — whether you’re looking for a weekend fishing camp, quiet getaway, or a future homesite. The property features a 2 bed 2 bath mobile home/camper on nearly an acre of land, providing plenty of space for relaxing, entertaining, or expansion. Enjoy the peaceful setting and open floor plan, with a porch perfect for morning coffee and a backyard shed ideal for storage, outdoor cookouts, or prepping your fresh catch after a day on the water. Located approx. 2.4 miles from Falgout’s Marina Nearly 1 acre of land Mobile home/camper with open layout Porch + backyard shed Peaceful setting, ideal for camp or homesite Great fishing, boating, and relaxation spot Priced to sell! Whether you’re seeking a Theriot fishing camp or a private property near the bayou, this one has potential written all over it.

25. 2025-08-26
    listed $92,000 Active 974-char remark

    Show marketing remark (1017 chars)

    Peaceful Property Near Falgout’s Marina | Camper on Nearly an Acre Located in Theriot, LA, just 2.4 miles from Falgout’s Marina, this property offers endless possibilities — whether you’re looking for a weekend fishing camp, quiet getaway, or a future homesite. The property features a 2 bed 2 bath mobile home/camper on nearly an acre of land, providing plenty of space for relaxing, entertaining, or expansion. Enjoy the peaceful setting and open floor plan, with a porch perfect for morning coffee and a backyard shed ideal for storage, outdoor cookouts, or prepping your fresh catch after a day on the water. Located approx. 2.4 miles from Falgout’s Marina Nearly 1 acre of land Mobile home/camper with open layout Porch + backyard shed Peaceful setting, ideal for camp or homesite Great fishing, boating, and relaxation spot Priced to sell! Whether you’re seeking a Theriot fishing camp or a private property near the bayou, this one has potential written all over it.

26. 2025-08-26
    listed $92,000 Active 1017-char remark

    Show marketing remark (1017 chars)

    Peaceful Property Near Falgout’s Marina | Camper on Nearly an Acre Located in Theriot, LA, just 2.4 miles from Falgout’s Marina, this property offers endless possibilities — whether you’re looking for a weekend fishing camp, quiet getaway, or a future homesite. The property features a 2 bed 2 bath mobile home/camper on nearly an acre of land, providing plenty of space for relaxing, entertaining, or expansion. Enjoy the peaceful setting and open floor plan, with a porch perfect for morning coffee and a backyard shed ideal for storage, outdoor cookouts, or prepping your fresh catch after a day on the water. Located approx. 2.4 miles from Falgout’s Marina Nearly 1 acre of land Mobile home/camper with open layout Porch + backyard shed Peaceful setting, ideal for camp or homesite Great fishing, boating, and relaxation spot Priced to sell! Whether you’re seeking a Theriot fishing camp or a private property near the bayou, this one has potential written all over it.

27. 2025-08-26
    listed $92,000 Active

    Show marketing remark (1017 chars)

    Peaceful Property Near Falgout’s Marina | Camper on Nearly an Acre Located in Theriot, LA, just 2.4 miles from Falgout’s Marina, this property offers endless possibilities — whether you’re looking for a weekend fishing camp, quiet getaway, or a future homesite. The property features a 2 bed 2 bath mobile home/camper on nearly an acre of land, providing plenty of space for relaxing, entertaining, or expansion. Enjoy the peaceful setting and open floor plan, with a porch perfect for morning coffee and a backyard shed ideal for storage, outdoor cookouts, or prepping your fresh catch after a day on the water. Located approx. 2.4 miles from Falgout’s Marina Nearly 1 acre of land Mobile home/camper with open layout Porch + backyard shed Peaceful setting, ideal for camp or homesite Great fishing, boating, and relaxation spot Priced to sell! Whether you’re seeking a Theriot fishing camp or a private property near the bayou, this one has potential written all over it.

28. 1994-09-27
    soldstatus $11,000

ⓘ 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: $419 · $35/mo
• Projected year-2 tax: $419 · $35/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 22 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: $14,726
• − Mortgage interest: −$3,361
• − Property taxes: −$419
• − Insurance: −$5,418
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$1,745
• Taxable income: $1,427
• Est. tax owed @ 24.0%: −$342
• After-tax cash flow: $1,678/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: Terrebonne Parish
• NCES district ID: 2201740
• Math proficiency: 32% ▼ -36.00%
• Reading proficiency: 46% ▼ -30.00%
• Median HH income: $47,612
• Composite: 33.38/100
• National rank: #5480
• State rank: #23 of 98 in LA

Livability — Dulac

• Score: 53/100
• State rank: #395
• US rank: #24560

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Terrebonne Parish · 57,290 people
• Metro: Houma-Thibodaux, LA
• Population (ZIP): 28,574
• Household income: $84,890
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 811.0

Population outlook (Terrebonne County) Hauer SSP2

• Today (2025): 118,724 people
• By 2030: 120,321 · +1.3%
• By 2040: 121,894 · +2.7%
• By 2050: 121,119 · +2.0%
• By 2075: 117,270 · -1.2%
• By 2100: 107,544 · -9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 18% Two or more races 6% Hispanic / Latino 6% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 24% Armenian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Terrebonne

• 2024 margin: Solid R (+51.8) · D 23.5% · R 75.3% · Other 1.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -40.9pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+50.0 2016: R+48.4 2012: R+41.2 2008: R+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.43%
• Current HPI: 138.5984
• Rent YoY: ▲ 2.82%
• 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

+445.5% since first listed

11 events — show timeline

• 2026-04-11 Price Changed $60,000 AcadianaMLS
• 2026-04-11 Price Changed $60,000 GBRMLS
• 2025-12-03 Price Changed $65,000 AcadianaMLS
• 2025-12-03 Price Changed $65,000 GBRMLS
• 2025-10-06 Price Changed $89,000 AcadianaMLS
• 2025-10-06 Price Changed $89,000 GBRMLS
• 2025-09-12 Relisted — GBRMLS
• 2025-08-26 Listed $92,000 AcadianaMLS
• 2025-08-26 Listed $92,000 GBRMLS
• 2025-08-26 Listed $92,000 AcadianaMLS
• 1994-09-27 Sold (Public Records) $11,000 Public Records

Property tax history

+23.2%/yr

Latest (2025): $419 · -2.0% YoY. Source: county tax records.