436 A&B Aragon Rd · Bourg, LA 70377

$150,000

None bd · None ba · 888 sqft · MultiFamily · 29 Days on market

Good condition 0.71 ac lot ↓ 15% 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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Appreciation +6.9/10.0
• 1% rule +5.7/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Looking to expand your investment portfolio? This well-maintained duplex offers a fantastic opportunity with 100% occupancy and steady income potential! Each unit features 2 bedrooms and 1 bathroom with approximately 868 sq ft of living area, designed for easy living and low maintenance ownership. New roof! Situated on an oversized 62x500 lot, this property offers plenty of additional yard space with endless possibilities- expand, create additional outdoor amenities, storage, parking, or explore future development opportunities. The spacious lot allows flexibility for a variety of investment ideas. Don't miss your chance to own this income-producing property with PRICEless potential!

Key facts

• Oversized lot
• New roof
• 0.71 acre lot

Tags

• NEW ROOF
• OVERSIZED LOT
• ADDITIONAL YARD SPACE
• INCOME PRODUCING PROPERTY

Property features AI

Exterior

• Parking: Detached parking; Total of 4 parking spaces
• Security: Smoke detectors
• Home design: Duplex residential income property
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built as a duplex
• Exterior features: Front porch; Level topography; No fencing

Interior

• Kitchen: Dishwasher
• Flooring: Tile; Ceramic tile
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Tile and ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative. Per door: $-95/mo.
• To cash-flow at today's rent, offer at most $122k (18.4% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $122k (18.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#59 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety 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: 42 active listings in the ZIP; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.8% local appreciation)).
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 $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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,439 (18.4% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.29×
• Total profit: $12,303
• Equity at exit: $73,912

10-year hold

• IRR: 7.8%
• Equity multiple: 2.28×
• Total profit: $53,932
• Equity at exit: $119,213

Cash invested: $42,000 (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 70377

• Home prices YoY: 3.6%
• Active inventory: 42
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $1,611 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-190

Break-even live

Break-even rent $1,852

Max offer price $122,439

Occupancy floor —

Sensitivity live

Price	-10% $-87	-5% $-139	+0% $-190	+5% $-242	+10% $-294
Rent	-10% $-318	-5% $-254	+0% $-190	+5% $-127	+10% $-63
Rate	-1.0pp $-115	-0.5pp $-152	base $-190	+0.5pp $-229	+1.0pp $-269

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,610
Total (2 units)			$1,611

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $150,000 Active 29 DOM
2. 2026-06-18
   days on market $150,000 Active 28 DOM
3. 2026-06-17
   days on market $150,000 Active 27 DOM
4. 2026-06-16
   days on market $150,000 Active 26 DOM
5. 2026-06-15
   days on market $150,000 Active 25 DOM
6. 2026-06-14
   days on market $150,000 Active 23 DOM
7. 2026-06-13
   days on market $150,000 Active 22 DOM
8. 2026-06-10
   days on market $150,000 Active 20 DOM
9. 2026-06-09
   days on market $150,000 Active 19 DOM
10. 2026-06-08
    days on market $150,000 Active 18 DOM
11. 2026-06-07
    days on market $150,000 Active 17 DOM
12. 2026-06-05
    days on market $150,000 Active 14 DOM
13. 2026-06-03
    days on market $150,000 Active 13 DOM
14. 2026-06-02
    days on market $150,000 Active 12 DOM
15. 2026-06-01
    days on market $150,000 Active 11 DOM
16. 2026-05-31
    days on market $150,000 Active 10 DOM
17. 2026-05-30
    days on market $150,000 Active 9 DOM
18. 2026-05-20
    listed $150,000 Active 692-char remark

    Show marketing remark (692 chars)

    Looking to expand your investment portfolio? This well-maintained duplex offers a fantastic opportunity with 100% occupancy and steady income potential! Each unit features 2 bedrooms and 1 bathroom with approximately 868 sq ft of living area, designed for easy living and low maintenance ownership. New roof! Situated on an oversized 62x500 lot, this property offers plenty of additional yard space with endless possibilities- expand, create additional outdoor amenities, storage, parking, or explore future development opportunities. The spacious lot allows flexibility for a variety of investment ideas. Don't miss your chance to own this income-producing property with PRICEless potential!

19. 2026-05-20
    listed $150,000 Active

    Show marketing remark (692 chars)

    Looking to expand your investment portfolio? This well-maintained duplex offers a fantastic opportunity with 100% occupancy and steady income potential! Each unit features 2 bedrooms and 1 bathroom with approximately 868 sq ft of living area, designed for easy living and low maintenance ownership. New roof! Situated on an oversized 62x500 lot, this property offers plenty of additional yard space with endless possibilities- expand, create additional outdoor amenities, storage, parking, or explore future development opportunities. The spacious lot allows flexibility for a variety of investment ideas. Don't miss your chance to own this income-producing property with PRICEless potential!

20. 2025-05-24
    price $169,900
21. 2025-05-24
    price $169,900
22. 2024-12-11
    listed $177,000 Active
23. 2024-12-11
    historical
24. 2024-12-01
    status Active
25. 2024-12-01
    historical
26. 2024-04-08
    listed $177,000 Active
27. 2024-04-08
    listed $177,000 Active

ⓘ 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 8/10 Severe FEMA zone AE · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 23 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: $19,332
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$5,868
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$4,364
• Taxable loss: −$4,646
• Est. tax savings @ 24.0%: +$1,115
• After-tax cash flow: $-1,171/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 · 11 photos

Good 75/100 Cosmetic rehab

This well-maintained and occupied multi-family property offers a fantastic opportunity with steady income potential. Minor repairs and updates can significantly enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear, but not in need of immediate replacement.
• Minor Bathroom fixtures — Some wear, but still functional and not in need of immediate replacement.
• Minor Exterior siding — Some discoloration, but not severe enough to require immediate repair.
• Minor Flooring — Light wear, but not severe enough to require immediate replacement.
• Minor Landscaping — Overgrown areas, but not severe enough to require immediate attention.
• Minor Paint — Some scuff marks, but not severe enough to require immediate attention.

Value-add opportunities

• Both Painting and updating kitchen and bathrooms — Fresh paint and updated fixtures can significantly improve the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Aesthetic improvements can enhance the home's curb appeal and attract more potential buyers/tenants.
• Both Kitchen and bathroom updates — Fresh paint and updated fixtures can significantly improve the home's curb appeal and interior aesthetics.
• Rental HVAC maintenance — A well-maintained HVAC system can improve tenant satisfaction and reduce utility costs.
• Rental Landscaping improvements — Aesthetic improvements can enhance the home's curb appeal and attract more potential tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light wear and tear, but not in need of immediate replacement.	Minor	$500–3,000
Bathroom fixtures · Some wear, but still functional and not in need of immediate replacement.	Minor	$500–3,000
Exterior siding · Some discoloration, but not severe enough to require immediate repair.	Minor	$500–3,000
Flooring · Light wear, but not severe enough to require immediate replacement.	Minor	$500–3,000
Landscaping · Overgrown areas, but not severe enough to require immediate attention.	Minor	$500–3,000
Paint · Some scuff marks, but not severe enough to require immediate attention.	Minor	$500–3,000
Total estimated repair cost · 6 items		$3,000–18,000

Value-add ROI direction

• Both Painting and updating kitchen and bathrooms — Fresh paint and updated fixtures can significantly improve the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Aesthetic improvements can enhance the home's curb appeal and attract more potential buyers/tenants. ↑
• Both Kitchen and bathroom updates — Fresh paint and updated fixtures can significantly improve the home's curb appeal and interior aesthetics. ↑
• Rental HVAC maintenance — A well-maintained HVAC system can improve tenant satisfaction and reduce utility costs. ↑
• Rental Landscaping improvements — Aesthetic improvements can enhance the home's curb appeal and attract more potential tenants. ↑

ⓘ 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: 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 — Bourg

• Score: 70/100
• State rank: #59
• US rank: #7713

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,386

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% Native American 14% Two or more races 3%
• Common ancestry: Lithuanian 25% Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 87% English-only · French/Haitian/Cajun 13%

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: ▲ 3.75%
• Current HPI: 108.1467
• 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

-15.3% since first listed

10 events — show timeline

• 2026-05-20 Listed $150,000 GBRMLS
• 2026-05-20 Listed $150,000 AcadianaMLS
• 2025-05-24 Price Changed $169,900 AcadianaMLS
• 2025-05-24 Price Changed $169,900 GBRMLS
• 2024-12-11 Listed $177,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-12-01 Relisted — GBRMLS
• 2024-12-01 Delisted — GBRMLS
• 2024-04-08 Listed $177,000 GBRMLS
• 2024-04-08 Listed $177,000 AcadianaMLS