180 E Bellevue Ln · Port Sulphur, LA 70083

$65,000

3 bd · 2.0 ba · 1,188 sqft · Manufactured · 41 Days on market

Manufactured home Built 2007 0.34 ac lot $55/sqft · at area comps Est $67k · at est.

---

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 +28.9/30.0
• DSCR +10.0/10.0
• ARV discount +8.6/15.0
• 1% rule +8.0/10.0
• Appreciation +5.5/10.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2007 Zone III, 3 bedroom 2 bath double-wide mobile home is in need of repairs. Home features an open floor plan with combined living room and kitchen area. Split-bedroom layout with the primary bedroom and bath separated from the other two bedrooms for added privacy. Whether you're looking to renovate or invest, bring your vision and transform this property into your own. Utilities are not on.

Key facts

• Open floor plan
• Split-bedroom layout
• 0.34 acre lot

Tags

• OPEN FLOOR PLAN
• SPLIT-BEDROOM LAYOUT

Property features AI

Finance

• Other: Lot dimensions approximately 90 x 166.45 feet; Lot size approximately 0.34 acres

Exterior

• Parking: Driveway; Three or more parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Raised foundation
• Construction: Vinyl siding; Asphalt shingle roof; Raised foundation; Built with vinyl siding
• Exterior features: Rectangular lot; Located outside city limits

Interior

• Kitchen: Dishwasher; Range
• Bathrooms: Two full bathrooms
• Heating & cooling: Window air conditioning units
• Interior features: Seven total rooms; Property currently in poor condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $35k (46.0% below list).
• Meets the 1% rule at list price ($847 rent vs $65k).
• Recommended offer: $35k (46.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 67/100 on livability (#112 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Zoned schools: South Plaquemines Elementary School (math 17% / reading 32%, grade F, #384 of 646 statewide, top 62%, 201 students, 99% FRL); Belle Chasse Middle School (math 40% / reading 44%, grade D-, #59 of 218 statewide, top 27%, 721 students, 62% FRL); South Plaquemines High School (math 18% / reading 43%, grade F, #124 of 265 statewide, top 47%, 412 students, 100% FRL).
• Market conditions: 48 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 88 units permitted in Plaquemines Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($449 loan paydown + $653 appreciation (1.0% 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 41 days — a 3% lower offer ($63k) 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

• 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,103 (46.0% 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 41 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.30% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.50%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $66,673
• List price: $65,000
• Delta: -2.51%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

1.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.36×
• Total profit: $-11,655
• Equity at exit: $22,204

10-year hold

• IRR: -6.1%
• Equity multiple: 0.24×
• Total profit: $-13,754
• Equity at exit: $29,518

Cash invested: $18,200 (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 70083

• Home prices YoY: 1.5%
• Active inventory: 48
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $847 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $-207

Break-even live

Break-even rent $1,109

Max offer price $35,103

Occupancy floor —

Sensitivity live

Price	-10% $-162	-5% $-184	+0% $-207	+5% $-229	+10% $-252
Rent	-10% $-274	-5% $-240	+0% $-207	+5% $-173	+10% $-140
Rate	-1.0pp $-174	-0.5pp $-190	base $-207	+0.5pp $-223	+1.0pp $-241

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26922 Louisiana 23 Port Sulphur, LA	3.0	1.0	980	$1,100	$1.12	0d	1	0.67mi

Listing history 18 events

1. 2026-06-22
   days on market $65,000 Active 41 DOM
2. 2026-06-21
   days on market $65,000 Active 40 DOM
3. 2026-06-18
   days on market $65,000 Active 37 DOM
4. 2026-06-17
   days on market $65,000 Active 36 DOM
5. 2026-06-16
   days on market $65,000 Active 35 DOM
6. 2026-06-15
   days on market $65,000 Active 34 DOM
7. 2026-06-13
   days on market $65,000 Active 32 DOM
8. 2026-06-13
   days on market $65,000 Active 31 DOM
9. 2026-06-10
   days on market $65,000 Active 29 DOM
10. 2026-06-09
    days on market $65,000 Active 28 DOM
11. 2026-06-08
    days on market $65,000 Active 27 DOM
12. 2026-06-07
    days on market $65,000 Active 26 DOM
13. 2026-06-03
    days on market $65,000 Active 22 DOM
14. 2026-06-02
    days on market $65,000 Active 21 DOM
15. 2026-06-01
    days on market $65,000 Active 20 DOM
16. 2026-05-31
    days on market $65,000 Active 19 DOM
17. 2026-05-12
    listed $65,000 Active 402-char remark

    Show marketing remark (396 chars)

    2007 Zone III, 3 bedroom 2 bath double-wide mobile home is in need of repairs. Home features an open floor plan with combined living room and kitchen area. Split-bedroom layout with the primary bedroom and bath separated from the other two bedrooms for added privacy. Whether you're looking to renovate or invest, bring your vision and transform this property into your own. Utilities are not on.

18. 2026-05-12
    listed $65,000 Active 396-char remark

    Show marketing remark (396 chars)

    2007 Zone III, 3 bedroom 2 bath double-wide mobile home is in need of repairs. Home features an open floor plan with combined living room and kitchen area. Split-bedroom layout with the primary bedroom and bath separated from the other two bedrooms for added privacy. Whether you're looking to renovate or invest, bring your vision and transform this property into your own. Utilities are not on.

ⓘ 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 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 · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $10,164
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$5,444
• − Repairs & maintenance: −$813
• − Management: −$813
• − Depreciation: −$1,891
• Taxable loss: −$3,413
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $-1,660/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 — Port Sulphur

• Score: 67/100
• State rank: #112
• US rank: #11067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Sulphur, LA
• Population (ZIP): 2,456

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 0.65)
• Race & ethnicity: Black 54% White 23% Two or more races 13% Asian 6% Hispanic / Latino 2% Native American 1%
• Common ancestry: Lithuanian 6%
• Foreign-born: 1% · Vietnam
• Languages at home: 92% English-only · Vietnamese 5% Other Asian/Pacific 1% 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: ▲ 1.00%
• Current HPI: 69.1522
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-12 Listed $65,000 AcadianaMLS
• 2026-05-12 Listed $65,000 GSREIN

Property tax history

-9.1%/yr

Latest (2025): $77 · -3.6% YoY. Source: county tax records.