100 Hidden Acres St · Bayou Blue, LA 70364

$155,000

3 bd · 1.0 ba · 1,186 sqft · SingleFamily · 26 Days on market

Built 1963 Good condition 10,018 sqft lot Est $177k · 12% under

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Why this score? — see what drove the C- 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 +15.5/30.0
• ARV discount +13.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This adorable cottage sitting on the corner of Bayou Blue and Hidden Acres is the perfect starter home or investment property. Well-maintained and move-in ready, this home features 3 bedrooms. the third bedroom can be used as a bedroom, office, or flex space. Enjoy additional storage in the backyard, and the sale also includes the batture property across the street -- perfect for a small garden or extra outdoor space.

Key facts

• Extra outdoor space
• Batture property
• Bonus room

Tags

• BONUS ROOM
• EXTRA OUTDOOR SPACE
• BATTURE PROPERTY

Property features AI

Exterior

• Parking: Covered parking for 2 vehicles
• Utilities: Public water; Septic tank sewer
• Home design: Detached single-family residence; Residential property
• Construction: Built with frame and cement siding; Composition roof; Pillar/post/pier foundation; Approximate living area: 1608
• Exterior features: Corner lot; Shed(s)

Interior

• Kitchen: Gas cooktop; Range; Oven
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Window screens; Covered patio/porch
• Laundry & utility: Laundry room with washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $63 ($758/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (7.4% below list).
• Recommended offer: $144k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: crime F, 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.
• Zoned schools: Bayou Blue Elementary School (511 students, 58% FRL); Bayou Blue Middle School (math 20% / reading 51%, grade F, #91 of 218 statewide, top 42%, 424 students, 52% FRL); Central Lafourche High School (math 28% / reading 50%, grade F, #86 of 265 statewide, top 33%, 1,360 students, 61% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 313 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $143,587 (7.4% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.93% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $176,714
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2527 Bayou Blue Rd	0.09mi	2/1.0 (-1)	1,187 (+0%)	4mo	$240,000	$202	87
103 Mary Beth Ave	0.22mi	3/2.5	1,225 (+3%)	14mo	$182,000	$149	66
141 Louise Ln	0.11mi	2/1.0 (-1)	1,101 (-7%)	24mo	$110,000	$100	58
307 Mary Beth Ave	0.61mi	3/2.0	1,223 (+3%)	14mo	$175,000	$143	50
132 Holley St	0.65mi	3/2.0	1,300 (+10%)	2mo	$220,000	$169	48
121 Crestwood Dr	0.33mi	2/2.0 (-1)	1,075 (-9%)	20mo	$135,000	$126	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-21,072
• Equity at exit: $23,111

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-13,081
• Equity at exit: $13,402

Cash invested: $43,400 (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 70364

• Active inventory: 313
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,436 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $63

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 91%

Sensitivity live

Price	-10% $170	-5% $117	+0% $63	+5% $10	+10% $-44
Rent	-10% $-50	-5% $6	+0% $63	+5% $120	+10% $177
Rate	-1.0pp $141	-0.5pp $103	base $63	+0.5pp $23	+1.0pp $-18

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $155,000 Active 26 DOM
2. 2026-06-19
   days on market $155,000 Active 24 DOM
3. 2026-06-18
   days on market $155,000 Active 23 DOM
4. 2026-06-17
   days on market $155,000 Active 22 DOM
5. 2026-06-16
   days on market $155,000 Active 21 DOM
6. 2026-06-15
   days on market $155,000 Active 20 DOM
7. 2026-06-14
   days on market $155,000 Active 18 DOM
8. 2026-06-13
   days on market $155,000 Active 17 DOM
9. 2026-06-10
   days on market $155,000 Active 15 DOM
10. 2026-06-09
    days on market $155,000 Active 14 DOM
11. 2026-06-08
    days on market $155,000 Active 13 DOM
12. 2026-06-07
    days on market $155,000 Active 12 DOM
13. 2026-06-05
    days on market $155,000 Active 9 DOM
14. 2026-06-03
    pricedays on market $155,000 Active 8 DOM
15. 2026-06-02
    days on market $160,000 Active 7 DOM
16. 2026-06-01
    days on market $160,000 Active 6 DOM
17. 2026-05-31
    days on market $160,000 Active 5 DOM
18. 2026-05-30
    days on market $160,000 Active 4 DOM
19. 2026-05-12
    listed $160,000 Active

    Show marketing remark (421 chars)

    This adorable cottage sitting on the corner of Bayou Blue and Hidden Acres is the perfect starter home or investment property. Well-maintained and move-in ready, this home features 3 bedrooms. the third bedroom can be used as a bedroom, office, or flex space. Enjoy additional storage in the backyard, and the sale also includes the batture property across the street -- perfect for a small garden or extra outdoor space.

20. 2026-05-12
    listed $160,000 Active 421-char remark

    Show marketing remark (421 chars)

    This adorable cottage sitting on the corner of Bayou Blue and Hidden Acres is the perfect starter home or investment property. Well-maintained and move-in ready, this home features 3 bedrooms. the third bedroom can be used as a bedroom, office, or flex space. Enjoy additional storage in the backyard, and the sale also includes the batture property across the street -- perfect for a small garden or extra outdoor space.

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,230
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$4,509
• Taxable loss: −$1,818
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $1,194/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained, move-in ready home with good curb appeal and fresh paint is a great investment property.

Value-add opportunities

• Both paint exterior — Fresh paint enhances curb appeal and value
• Resale update kitchen cabinets — Modernizing the kitchen can attract more buyers
• Both install new windows — Newer windows improve energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — Fresh paint enhances curb appeal and value ↑
• Resale update kitchen cabinets — Modernizing the kitchen can attract more buyers ↑
• Both install new windows — Newer windows improve energy efficiency and aesthetics ↑

ⓘ 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: 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

• Census place: Bayou Blue, LA
• County: Terrebonne Parish · 57,290 people
• City population: 28,990
• Metro: Houma-Thibodaux, LA
• Population (ZIP): 28,716
• Household income: $68,843
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 387.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 16% Hispanic / Latino 9% Two or more races 9% Native American 7% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Lithuanian 17% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -99.75%
• Current HPI: 113.1047
• Rent YoY: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-12 Listed $160,000 AcadianaMLS
• 2026-05-12 Listed $160,000 GBRMLS