7706 Highway 308 Hwy · Lockport, LA 70374

$84,900

3 bd · None ba · 1,420 sqft · SingleFamily public records · 18 Days on market

Built 1969 2.00 ac lot Est $169k · 50% under ↓ 50% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great waterfront property located on Highway 308. This home is a clean slate ready for all you design ideas to come to life. Finest fishing around and near major highway for easy commute to the city. Come on by and take a look.

Key facts

• Waterfront property
• 2 acre lot
• Parking

Tags

• WATERFRONT PROPERTY

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: No public sewer available; No public water available
• Home design: 2-story property; Raised foundation; Property listed in poor condition
• Construction: Wood siding construction; Metal roof
• Exterior features: Outside city limits; Rectangular lot; Lot dimensions approximately 94 x 115 x 93 x 125

Interior

• Interior features: Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#168 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, 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.
• Market conditions: 56 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 14y ago 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 $66/mo.
• Climate carrying-cost: major flood risk; 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 $83,626 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.47% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.41%
• DSCR: 1.77
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $168,980
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Jennifer St	0.32mi	3/2.0	1,381 (-3%)	19mo	$225,000	$163	64
7484 Highway 308	0.37mi	2/1.0 (-1)	1,369 (-4%)	10mo	$135,000	$99	63
321 Karen Dr	0.69mi	3/1.5	1,400 (-1%)	4mo	$225,000	$161	62
310 Lark Dr	0.68mi	2/1.0 (-1)	1,376 (-3%)	3mo	$75,000	$55	56
309 Lark Dr	0.66mi	3/2.0	1,561 (+10%)	12mo	$185,000	$119	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: 4.4%
• Equity multiple: 1.17×
• Total profit: $4,067
• Equity at exit: $12,659

10-year hold

• IRR: 14.0%
• Equity multiple: 2.13×
• Total profit: $26,755
• Equity at exit: $7,341

Cash invested: $23,772 (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 70374

• Active inventory: 56
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$162 /mo · $1,945/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $278

Break-even live

Break-even rent $898

Max offer price $84,900

Occupancy floor 73%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 McCloud Rd Lockport, LA	3.0	1.0	910	$1,250	$1.37	43d	1	1.38mi

Listing history 15 events

1. 2026-06-19
   days on market $84,900 Active 18 DOM
2. 2026-06-18
   days on market $84,900 Active 17 DOM
3. 2026-06-17
   days on market $84,900 Active 16 DOM
4. 2026-06-16
   days on market $84,900 Active 15 DOM
5. 2026-06-15
   days on market $84,900 Active 14 DOM
6. 2026-06-14
   days on market $84,900 Active 12 DOM
7. 2026-06-13
   days on market $84,900 Active 11 DOM
8. 2026-06-10
   days on market $84,900 Active 9 DOM
9. 2026-06-09
   days on market $84,900 Active 8 DOM
10. 2026-06-08
    days on market $84,900 Active 7 DOM
11. 2026-06-07
    days on market $84,900 Active 6 DOM
12. 2026-06-05
    days on market $84,900 Active 3 DOM
13. 2026-06-03
    days on market $84,900 Active 2 DOM
14. 2026-06-02
    remarks 227-char remark
15. 2026-06-02
    listed $84,900 Active 1 DOM

ⓘ 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: $1,945 · $162/mo
• Projected year-2 tax: $1,945 · $162/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 7/10 Severe FEMA zone X · 94% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,000
• − Mortgage interest: −$4,756
• − Property taxes: −$1,945
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,470
• Taxable income: $2,208
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $2,811/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 — Lockport

• Score: 64/100
• State rank: #168
• US rank: #14113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,506

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: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 8% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 18%
• Foreign-born: 6% · Canada
• Languages at home: 84% English-only · Spanish 9% French/Haitian/Cajun 6% Korean 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: ▼ -74.36%
• Current HPI: 99.1459
• 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

-50.1% since first listed

12 events — show timeline

• 2026-05-29 Listed $84,900 GSREIN
• 2026-05-29 Listed $84,900 AcadianaMLS
• 2025-07-08 Listed $145,000 GBRMLS
• 2025-07-07 Listed $145,000 AcadianaMLS
• 2023-03-02 Delisted — GBRMLS
• 2022-08-19 Listed $147,900 AcadianaMLS
• 2022-08-19 Listed $147,900 GBRMLS
• 2015-11-09 Sold (MLS) — GBRMLS
• 2015-07-08 Listed $179,000 GBRMLS
• 2015-07-08 Listed $179,000 AcadianaMLS
• 2013-01-23 Sold (Public Records) $170,000 Public Records
• 2012-05-29 Listed $170,000 AcadianaMLS

Property tax history

+0.1%/yr

Latest (2024): $1,945 · +3.0% YoY. Source: county tax records.