146 Doucet Dr · Golden Meadow, LA 70357

$45,000

2 bd · 1.0 ba · 648 sqft · Other public records · 14 Days on market

Built 1975 9,583 sqft lot ↓ 36% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property is centrally located down Doucet Dr. which is right off of HWY 3235. Also within walking distance to the local Rouses Supermartket.

Key facts

• 9,583 sq ft lot
• 4 parking spots
• Built 1975

Property features AI

Exterior

• Parking: 4 parking spaces
• Utilities: Public water
• Home design: Detached single-family residence; Residential property
• Construction: Wood siding exterior; Pillar/post/pier foundation; Built area approximately 1,200
• Exterior features: Lot dimensions approximately 120 x 80 (about 0.22 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling; Space heater for heating
• Interior features: Window cooling units; Space heater for heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $45k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $33k (27.5% below list).
• Meets the 1% rule at list price ($825 rent vs $45k).
• Recommended offer: $33k (27.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#46 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: 40 active listings in the ZIP; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $524 of equity ($311 loan paydown + $213 appreciation (0.5% local appreciation)).

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,621 (27.5% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.83% ✓
• Cap rate: 15.39%
• Cash-on-cash: 32.48%
• DSCR: 2.44
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.56×
• Total profit: $-5,482
• Equity at exit: $14,140

10-year hold

• IRR: -2.5%
• Equity multiple: 0.71×
• Total profit: $-3,607
• Equity at exit: $17,879

Cash invested: $12,600 (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 70357

• Home prices YoY: 0.9%
• Active inventory: 40
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $-86

Break-even live

Break-even rent $934

Max offer price $32,621

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-70	+0% $-86	+5% $-101	+10% $-117
Rent	-10% $-151	-5% $-118	+0% $-86	+5% $-53	+10% $-20
Rate	-1.0pp $-63	-0.5pp $-74	base $-86	+0.5pp $-97	+1.0pp $-109

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $45,000 Active 14 DOM
2. 2026-06-18
   days on market $45,000 Active 13 DOM
3. 2026-06-17
   days on market $45,000 Active 12 DOM
4. 2026-06-16
   days on market $45,000 Active 11 DOM
5. 2026-06-15
   days on market $45,000 Active 10 DOM
6. 2026-06-14
   days on market $45,000 Active 8 DOM
7. 2026-06-13
   days on market $45,000 Active 7 DOM
8. 2026-06-10
   days on market $45,000 Active 5 DOM
9. 2026-06-09
   days on market $45,000 Active 4 DOM
10. 2026-06-08
    days on market $45,000 Active 3 DOM
11. 2026-06-07
    remarks 145-char remark
12. 2026-06-07
    listed $45,000 Active 2 DOM

ⓘ 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 10/10 Extreme FEMA zone AE · 99% 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,903
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$5,344
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$1,309
• Taxable loss: −$1,529
• Est. tax savings @ 24.0%: +$367
• After-tax cash flow: $-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)

• 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 — Golden Meadow

• Score: 71/100
• State rank: #46
• US rank: #6908

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Meadow, LA
• Population (ZIP): 2,401

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 6% Two or more races 6% Native American 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 12% Danish 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 75% English-only · French/Haitian/Cajun 19% Spanish 5%

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: ▲ 0.47%
• Current HPI: 55.3337
• 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

-35.7% since first listed

14 events — show timeline

• 2026-06-05 Listed $45,000 GBRMLS
• 2026-06-05 Listed $45,000 AcadianaMLS
• 2025-06-24 Price Changed $45,000 AcadianaMLS
• 2025-06-24 Price Changed $45,000 GBRMLS
• 2025-03-26 Price Changed $49,900 AcadianaMLS
• 2025-03-26 Price Changed $49,900 GBRMLS
• 2025-02-16 Listed $55,000 GBRMLS
• 2025-02-16 Listed $55,000 AcadianaMLS
• 2023-08-22 Delisted — GBRMLS
• 2023-03-11 Price Changed $69,000 GBRMLS
• 2023-02-28 Price Changed $75,000 GBRMLS
• 2023-02-21 Listed $69,000 AcadianaMLS
• 2023-02-21 Listed $85,000 GBRMLS
• 2022-09-26 Sold (Public Records) $70,000 Public Records

Property tax history

-15.9%/yr

Latest (2024): $50 · -82.9% YoY. Source: county tax records.