132 E Paula Dr · Port Sulphur, LA 70083

$167,000

3 bd · 2.0 ba · 300 sqft · Land public records · 184 Days on market

Built 2009 6,969 sqft lot $557/sqft · 821% above area

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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 +25.7/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Appreciation +5.5/10.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fabulously maintained modular home with neutral colors and updated finishes. Open and spacious living room provides plenty of natural lighting. Kitchen features cabinetry, center island with room for barstool seating, glass tiled backsplash, pantry, and white appliances (to remain). Separate formal dining area. Primary bedroom leads to ensuite offering double sinks, garden bathtub, and tons of storage. Interior laundry room. Furniture to remain. Home is enclosed by vinyl fence with attached carport. Outside further features a storage shed that will remain. Award winning school system, assumable low flood insurance (less than $1000.00 a year), and low property taxes in Plaquemines Parish! Call today!

Key facts

• Natural lighting
• Pantry
• Ensuite

Tags

• UPDATED FINISHES
• NATURAL LIGHTING
• CENTER ISLAND
• GLASS TILED BACKSPLASH
• PANTRY
• ENSUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $167k.

Deal economics

• At list price, monthly cash flow is $-28 ($-341/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (2.5% below list).
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $147k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#112 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Market conditions: 49 active listings in the ZIP; 88 units permitted in Plaquemines Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.0% local appreciation)).
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 5 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 $146,960 (12.0% 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 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.18% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $107,923
• List price: $167,000
• Delta: 54.74%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $1,639
• Equity at exit: $57,048

10-year hold

• IRR: 5.5%
• Equity multiple: 1.68×
• Total profit: $31,684
• Equity at exit: $75,840

Cash invested: $46,760 (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 70083

• Home prices YoY: 1.5%
• Active inventory: 49
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,965 medium
• Mortgage (P&I): −$876
• Tax est. 1.5%: −$209 /mo · $2,505/yr
• Insurance: −$70
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-28

Break-even live

Break-even rent $2,001

Max offer price $162,887

Occupancy floor 96%

Sensitivity live

Price	-10% $87	-5% $29	+0% $-28	+5% $-86	+10% $-144
Rent	-10% $-184	-5% $-106	+0% $-28	+5% $49	+10% $127
Rate	-1.0pp $56	-0.5pp $14	base $-28	+0.5pp $-72	+1.0pp $-116

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   price $167,000 Active 184 DOM
2. 2026-06-18
   days on market $169,000 Active 184 DOM
3. 2026-06-17
   days on market $169,000 Active 183 DOM
4. 2026-06-16
   days on market $169,000 Active 182 DOM
5. 2026-06-15
   days on market $169,000 Active 181 DOM
6. 2026-06-13
   days on market $169,000 Active 179 DOM
7. 2026-06-13
   days on market $169,000 Active 178 DOM
8. 2026-06-10
   days on market $169,000 Active 176 DOM
9. 2026-06-09
   days on market $169,000 Active 175 DOM
10. 2026-06-08
    days on market $169,000 Active 174 DOM
11. 2026-06-07
    days on market $169,000 Active 173 DOM
12. 2026-06-03
    days on market $169,000 Active 169 DOM
13. 2026-06-02
    days on market $169,000 Active 168 DOM
14. 2026-06-01
    days on market $169,000 Active 167 DOM
15. 2026-05-31
    days on market $169,000 Active 166 DOM
16. 2026-01-05
    price $169,000 708-char remark

    Show marketing remark (708 chars)

    Fabulously maintained modular home with neutral colors and updated finishes. Open and spacious living room provides plenty of natural lighting. Kitchen features cabinetry, center island with room for barstool seating, glass tiled backsplash, pantry, and white appliances (to remain). Separate formal dining area. Primary bedroom leads to ensuite offering double sinks, garden bathtub, and tons of storage. Interior laundry room. Furniture to remain. Home is enclosed by vinyl fence with attached carport. Outside further features a storage shed that will remain. Award winning school system, assumable low flood insurance (less than $1000.00 a year), and low property taxes in Plaquemines Parish! Call today!

17. 2026-01-05
    price $169,000 708-char remark

    Show marketing remark (708 chars)

    Fabulously maintained modular home with neutral colors and updated finishes. Open and spacious living room provides plenty of natural lighting. Kitchen features cabinetry, center island with room for barstool seating, glass tiled backsplash, pantry, and white appliances (to remain). Separate formal dining area. Primary bedroom leads to ensuite offering double sinks, garden bathtub, and tons of storage. Interior laundry room. Furniture to remain. Home is enclosed by vinyl fence with attached carport. Outside further features a storage shed that will remain. Award winning school system, assumable low flood insurance (less than $1000.00 a year), and low property taxes in Plaquemines Parish! Call today!

18. 2025-12-16
    listed $169,900 Active 708-char remark

    Show marketing remark (708 chars)

    Fabulously maintained modular home with neutral colors and updated finishes. Open and spacious living room provides plenty of natural lighting. Kitchen features cabinetry, center island with room for barstool seating, glass tiled backsplash, pantry, and white appliances (to remain). Separate formal dining area. Primary bedroom leads to ensuite offering double sinks, garden bathtub, and tons of storage. Interior laundry room. Furniture to remain. Home is enclosed by vinyl fence with attached carport. Outside further features a storage shed that will remain. Award winning school system, assumable low flood insurance (less than $1000.00 a year), and low property taxes in Plaquemines Parish! Call today!

19. 2025-12-16
    listed $169,900 Active 708-char remark

    Show marketing remark (708 chars)

    Fabulously maintained modular home with neutral colors and updated finishes. Open and spacious living room provides plenty of natural lighting. Kitchen features cabinetry, center island with room for barstool seating, glass tiled backsplash, pantry, and white appliances (to remain). Separate formal dining area. Primary bedroom leads to ensuite offering double sinks, garden bathtub, and tons of storage. Interior laundry room. Furniture to remain. Home is enclosed by vinyl fence with attached carport. Outside further features a storage shed that will remain. Award winning school system, assumable low flood insurance (less than $1000.00 a year), and low property taxes in Plaquemines Parish! Call today!

20. 2024-10-30
    listed $175,000 Active
21. 2023-09-25
    soldstatus $165,000
22. 2023-09-22
    soldstatus $165,000 Closed
23. 2023-08-24
    status Pending
24. 2023-08-04
    listed $179,000
25. 2023-08-04
    listed $179,000 Active
26. 2007-11-24
    soldstatus $13,018

ⓘ 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 9/10 Extreme FEMA zone AE · 79% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,578
• − Mortgage interest: −$9,355
• − Property taxes: −$2,505
• − Insurance: −$5,954
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$4,858
• Taxable loss: −$2,866
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $347/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)

No district data.

Livability — Port Sulphur

• Score: 67/100
• State rank: #112
• US rank: #11067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Sulphur, LA
• Population (ZIP): 2,456

Population outlook (Plaquemines County) Hauer SSP2

• Today (2025): 24,526 people
• By 2030: 24,843 · +1.3%
• By 2040: 25,441 · +3.7%
• By 2050: 26,074 · +6.3%
• By 2075: 28,300 · +15.4%
• By 2100: 30,195 · +23.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 54% White 23% Two or more races 13% Asian 6% Hispanic / Latino 2% Native American 1%
• Common ancestry: Lithuanian 6%
• Foreign-born: 1% · Vietnam
• Languages at home: 92% English-only · Vietnamese 5% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Plaquemines

• 2024 margin: Solid R (+38.0) · D 30.4% · R 68.4% · Other 1.2%
• 2008→2024 swing: -4.4pp toward R · 2008: -33.6pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+36.3 2016: R+33.6 2012: R+28.1 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.00%
• Current HPI: 69.1522
• 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

+1198.2% since first listed

11 events — show timeline

• 2026-01-05 Price Changed $169,000 AcadianaMLS
• 2026-01-05 Price Changed $169,000 GSREIN
• 2025-12-16 Listed $169,900 GSREIN
• 2025-12-16 Listed $169,900 AcadianaMLS
• 2024-10-30 Listed $175,000 AcadianaMLS
• 2023-09-25 Sold (Public Records) $165,000 Public Records
• 2023-09-22 Sold (MLS) $165,000 GSREIN
• 2023-08-24 Pending — GSREIN
• 2023-08-04 Listed $179,000 GSREIN
• 2023-08-04 Listed $179,000 AcadianaMLS
• 2007-11-24 Sold (Public Records) $13,018 Public Records

Property tax history

+17.2%/yr

Latest (2025): $80 · -3.6% YoY. Source: county tax records.