2047 Bayou Dularge Rd · Dulac, LA 70397

$104,000

3 bd · 1.0 ba · 1,024 sqft · SingleFamily · 357 Days on market

Built 1979 0.55 ac lot $102/sqft · 54% below area ↓ 17% since listing

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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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.2/10.0
• Appreciation +4.0/10.0
• Schools +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3-bedroom, 1-bathroom camp offers a cozy retreat with plenty of potential to make it your own. The spacious ground floor includes ample storage, and a space that can be used for a small shop. Whether you are seeking a seasonal escape or a project to personalize, this property offers the flexibility and space to bring your vision to life. Don't miss this great opportunity!

Key facts

• 0.55 acre lot
• 4 parking spots
• Built 1979

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $61k (41.5% below list).
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $61k (41.5% below list) — sets the bar for cash-flow.
• Cap rate 8.4% 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: 33 active listings in the ZIP; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $719 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 357 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $60,839 (41.5% 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 357 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.02% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

• ARV (median comp): $227,500
• List price: $104,000
• Delta: -54.29%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2027 Brady Rd Unit A	0.08mi	2/2.0 (-1)	1,000 (-2%)	3mo	$175,000	$175	81

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.9%
• Equity multiple: 0.05×
• Total profit: $-27,558
• Equity at exit: $20,418

10-year hold

• IRR: -19.1%
• Equity multiple: -0.34×
• Total profit: $-38,939
• Equity at exit: $17,660

Cash invested: $29,120 (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 70397

• Home prices YoY: -1.8%
• Active inventory: 33
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$545
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$43
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-244

Break-even live

Break-even rent $1,368

Max offer price $60,839

Occupancy floor —

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $104,000 Active 357 DOM
2. 2026-06-18
   days on market $104,000 Active 356 DOM
3. 2026-06-17
   days on market $104,000 Active 355 DOM
4. 2026-06-16
   days on market $104,000 Active 354 DOM
5. 2026-06-15
   days on market $104,000 Active 353 DOM
6. 2026-06-14
   days on market $104,000 Active 351 DOM
7. 2026-06-13
   days on market $104,000 Active 350 DOM
8. 2026-06-10
   days on market $104,000 Active 348 DOM
9. 2026-06-09
   days on market $104,000 Active 347 DOM
10. 2026-06-08
    days on market $104,000 Active 346 DOM
11. 2026-06-07
    days on market $104,000 Active 345 DOM
12. 2026-06-05
    days on market $104,000 Active 342 DOM
13. 2026-06-03
    days on market $104,000 Active 341 DOM
14. 2026-06-02
    days on market $104,000 Active 340 DOM
15. 2026-06-01
    days on market $104,000 Active 339 DOM
16. 2026-05-31
    days on market $104,000 Active 338 DOM
17. 2026-05-30
    days on market $104,000 Active 337 DOM
18. 2026-01-02
    price $104,000 379-char remark

    Show marketing remark (379 chars)

    This 3-bedroom, 1-bathroom camp offers a cozy retreat with plenty of potential to make it your own. The spacious ground floor includes ample storage, and a space that can be used for a small shop. Whether you are seeking a seasonal escape or a project to personalize, this property offers the flexibility and space to bring your vision to life. Don't miss this great opportunity!

19. 2026-01-02
    price $104,000 379-char remark

    Show marketing remark (379 chars)

    This 3-bedroom, 1-bathroom camp offers a cozy retreat with plenty of potential to make it your own. The spacious ground floor includes ample storage, and a space that can be used for a small shop. Whether you are seeking a seasonal escape or a project to personalize, this property offers the flexibility and space to bring your vision to life. Don't miss this great opportunity!

20. 2025-06-27
    listed $125,000 Active 379-char remark

    Show marketing remark (379 chars)

    This 3-bedroom, 1-bathroom camp offers a cozy retreat with plenty of potential to make it your own. The spacious ground floor includes ample storage, and a space that can be used for a small shop. Whether you are seeking a seasonal escape or a project to personalize, this property offers the flexibility and space to bring your vision to life. Don't miss this great opportunity!

21. 2025-06-27
    listed $125,000 Active 379-char remark

    Show marketing remark (379 chars)

    This 3-bedroom, 1-bathroom camp offers a cozy retreat with plenty of potential to make it your own. The spacious ground floor includes ample storage, and a space that can be used for a small shop. Whether you are seeking a seasonal escape or a project to personalize, this property offers the flexibility and space to bring your vision to life. Don't miss this great opportunity!

22. 1979-12-26
    soldstatus

ⓘ 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: $787 · $66/mo
• Projected year-2 tax: $787 · $66/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 8/10 Severe FEMA zone AE · 60% 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 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: $12,706
• − Mortgage interest: −$5,826
• − Property taxes: −$787
• − Insurance: −$5,638
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$3,025
• Taxable loss: −$4,603
• Est. tax savings @ 24.0%: +$1,105
• After-tax cash flow: $-1,827/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

• Population (ZIP): 867

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 (81%)
• Race & ethnicity: White 81% Two or more races 18% Hispanic / Latino 9% Native American 2%
• Common ancestry: Lithuanian 47%
• Languages at home: 83% English-only · French/Haitian/Cajun 14% Spanish 3%

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: ▼ -1.96%
• Current HPI: 108.9402
• 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

-16.8% since first listed

5 events — show timeline

• 2026-01-02 Price Changed $104,000 AcadianaMLS
• 2026-01-02 Price Changed $104,000 GBRMLS
• 2025-06-27 Listed $125,000 GBRMLS
• 2025-06-27 Listed $125,000 AcadianaMLS
• 1979-12-26 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $787 · -2.0% YoY. Source: county tax records.