157 Chighizola Ln · Grand Isle, LA 70358

$126,500

2 bd · 1.0 ba · 1,205 sqft · SingleFamily · 506 Days on market

Built 1939 5,519 sqft lot ↓ 21% 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 +16.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Location Location Location.. Buy a slice of paradise on Grand Isle. Walk or drive your golf cart right down the street directly to a Cross-over. This house sits right in the Middle of the Island on the Oak Ridge. Nice camp or Investment property. Ready to move in. The house has been well maintained, and priced to sell. Large kitchen area for entertaining. Property has a working lift, washer and dryer included. Property goes from street to street. Rear yard access with a garage.

Key facts

• 5,519 sq ft lot
• Garage
• Built 1939

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $83 ($990/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (4.3% below list).
• Recommended offer: $111k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 1.6% in Grand Isle — 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 52/100 on livability (#402 in LA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A, cost of living A; Watch: amenities F, commute F, employment F.
• Jefferson Parish (suburban): math 24% / reading 34% proficiency, ranked #44 of 98 in LA (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 227 active listings in the ZIP; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($875 loan paydown + $3k appreciation (2.2% local appreciation)).
• At projected returns (2.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 506 days — a 12% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $18k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 506 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.80%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $261,485
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2935 Highway 1	0.28mi	3/2.0 (+1)	1,216 (+1%)	16mo	$199,900	$164	63
2992 Highway 1	0.18mi	3/2.0 (+1)	1,350 (+12%)	7mo	$389,000	$288	56
153 Iris Ln	0.33mi	3/1.0 (+1)	1,100 (-9%)	19mo	$239,000	$217	49
157 Fig Ln	0.43mi	3/2.0 (+1)	1,292 (+7%)	14mo	$330,000	$255	47
127 Minnich	0.69mi	2/1.0	1,268 (+5%)	23mo	$195,000	$154	40

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

Projected returns pro-forma

2.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.43×
• Total profit: $15,197
• Equity at exit: $51,224

10-year hold

• IRR: 11.0%
• Equity multiple: 2.51×
• Total profit: $53,615
• Equity at exit: $74,799

Cash invested: $35,420 (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 70358

• Home prices YoY: 2.6%
• Active inventory: 227
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$663
• Tax est. 1.5%: −$158 /mo · $1,898/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $83

Break-even live

Break-even rent $1,107

Max offer price $126,500

Occupancy floor 88%

Sensitivity live

Price	-10% $170	-5% $126	+0% $83	+5% $39	+10% $-5
Rent	-10% $-13	-5% $35	+0% $83	+5% $130	+10% $178
Rate	-1.0pp $146	-0.5pp $115	base $83	+0.5pp $50	+1.0pp $16

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: $31,625
• Closing costs: $3,795
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2025-08-09
   status Pending
2. 2025-07-09
   price $126,500 482-char remark

   Show marketing remark (482 chars)

   Location Location Location.. Buy a slice of paradise on Grand Isle. Walk or drive your golf cart right down the street directly to a Cross-over. This house sits right in the Middle of the Island on the Oak Ridge. Nice camp or Investment property. Ready to move in. The house has been well maintained, and priced to sell. Large kitchen area for entertaining. Property has a working lift, washer and dryer included. Property goes from street to street. Rear yard access with a garage.

3. 2025-07-09
   price $126,500

   Show marketing remark (482 chars)

   Location Location Location.. Buy a slice of paradise on Grand Isle. Walk or drive your golf cart right down the street directly to a Cross-over. This house sits right in the Middle of the Island on the Oak Ridge. Nice camp or Investment property. Ready to move in. The house has been well maintained, and priced to sell. Large kitchen area for entertaining. Property has a working lift, washer and dryer included. Property goes from street to street. Rear yard access with a garage.

4. 2025-02-05
   price $129,900 482-char remark

   Show marketing remark (482 chars)

   Location Location Location.. Buy a slice of paradise on Grand Isle. Walk or drive your golf cart right down the street directly to a Cross-over. This house sits right in the Middle of the Island on the Oak Ridge. Nice camp or Investment property. Ready to move in. The house has been well maintained, and priced to sell. Large kitchen area for entertaining. Property has a working lift, washer and dryer included. Property goes from street to street. Rear yard access with a garage.

5. 2025-02-05
   price $129,900

   Show marketing remark (482 chars)

   Location Location Location.. Buy a slice of paradise on Grand Isle. Walk or drive your golf cart right down the street directly to a Cross-over. This house sits right in the Middle of the Island on the Oak Ridge. Nice camp or Investment property. Ready to move in. The house has been well maintained, and priced to sell. Large kitchen area for entertaining. Property has a working lift, washer and dryer included. Property goes from street to street. Rear yard access with a garage.

6. 2024-08-30
   price $135,000
7. 2024-05-14
   price $140,000
8. 2024-03-21
   listed $135,000 Active 482-char remark

   Show marketing remark (482 chars)

   Location Location Location.. Buy a slice of paradise on Grand Isle. Walk or drive your golf cart right down the street directly to a Cross-over. This house sits right in the Middle of the Island on the Oak Ridge. Nice camp or Investment property. Ready to move in. The house has been well maintained, and priced to sell. Large kitchen area for entertaining. Property has a working lift, washer and dryer included. Property goes from street to street. Rear yard access with a garage.

9. 2024-03-21
   listed $145,000 Active

   Show marketing remark (482 chars)

   Location Location Location.. Buy a slice of paradise on Grand Isle. Walk or drive your golf cart right down the street directly to a Cross-over. This house sits right in the Middle of the Island on the Oak Ridge. Nice camp or Investment property. Ready to move in. The house has been well maintained, and priced to sell. Large kitchen area for entertaining. Property has a working lift, washer and dryer included. Property goes from street to street. Rear yard access with a garage.

10. 2024-03-09
    historical
11. 2023-07-20
    price $150,000
12. 2023-03-05
    listed $160,000 Active
13. 2023-03-05
    listed $150,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,533
• − Mortgage interest: −$7,086
• − Property taxes: −$1,898
• − Insurance: −$632
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$3,680
• Taxable loss: −$1,088
• Est. tax savings @ 24.0%: +$261
• After-tax cash flow: $1,252/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: Jefferson Parish
• NCES district ID: 2200840
• Math proficiency: 24% ▼ -36.00%
• Reading proficiency: 34% ▼ -30.00%
• Median HH income: $48,421
• Composite: 25.19/100
• National rank: #7511
• State rank: #44 of 98 in LA

Livability — Grand Isle

• Score: 52/100
• State rank: #402
• US rank: #24827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Isle, LA
• City population: 644
• Population (ZIP): 644

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 451,696 people
• By 2030: 455,451 · +0.8%
• By 2040: 458,308 · +1.5%
• By 2050: 461,031 · +2.1%
• By 2075: 476,351 · +5.5%
• By 2100: 499,377 · +10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Black 1%
• Common ancestry: Lithuanian 28% Subsaharan African 2% Slovak 1%
• Languages at home: 92% English-only · French/Haitian/Cajun 5% Spanish 2%

Political lean MEDSL · Jefferson

• 2024 margin: R (+12.9) · D 42.5% · R 55.5% · Other 2.1%
• 2008→2024 swing: +13.6pp toward D · 2008: -26.6pp · 2024: -12.9pp
• All cycles: 2024: R+12.9 2020: R+11.1 2016: R+14.8 2012: R+18.4 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.19%
• Current HPI: 85.7935
• 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

-20.9% since first listed

13 events — show timeline

• 2025-08-09 Pending — GSREIN
• 2025-07-09 Price Changed $126,500 AcadianaMLS
• 2025-07-09 Price Changed $126,500 GSREIN
• 2025-02-05 Price Changed $129,900 AcadianaMLS
• 2025-02-05 Price Changed $129,900 GSREIN
• 2024-08-30 Price Changed $135,000 GSREIN
• 2024-05-14 Price Changed $140,000 GSREIN
• 2024-03-21 Listed $145,000 GSREIN
• 2024-03-21 Listed $135,000 AcadianaMLS
• 2024-03-09 Delisted — GBRMLS
• 2023-07-20 Price Changed $150,000 GBRMLS
• 2023-03-05 Listed $150,000 AcadianaMLS
• 2023-03-05 Listed $160,000 GBRMLS