119 W Gulf Dr · Buras, LA 70041

$107,900

3 bd · 2.0 ba · 1,250 sqft · SingleFamily · 220 Days on market

Built 2009 0.90 ac lot $86/sqft · 9% above area Est $99k · 9% over

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Schools +5.0/10.0
• Appreciation +4.9/10.0
• ARV discount +3.6/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Motivated seller! Price reduced to sell quickly! Great opportunity in Buras on a double corner lot, just minutes from some of the best local fishing spots - perfect for outdoor enthusiasts and fishermen alike. This charming 3 bedroom, 2 bathroom camp or home is fully furnished and move-in ready so you can start enjoying the waterfront lifestyle right away. The kitchen features ample cabinet and counter space, a cozy eat-in breakfast area, microwave, range/oven, and room for barstools - ideal for entertaining guests. The spacious primary suite includes a walk-in closet, offering comfort and convenience. Plus, with a second lot included, you have plenty of space to park your boat and RV - ready for your next adventure! Don't wait - call us today for a private viewing! NEW BEAUTIFUL FLOORING! This property is very easy to show and also available for rent. Act now and make this your perfect home or fishing retreat!

Key facts

• Move-in ready
• Double corner lot
• Walk-in closet

Tags

• DOUBLE CORNER LOT
• FULLY FURNISHED
• MOVE-IN READY
• COZY EAT-IN BREAKFAST AREA
• WALK-IN CLOSET
• SECOND LOT INCLUDED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#409 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools D+, crime F.
• Market conditions: 52 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 $434 of equity ($746 loan paydown + $-312 appreciation (-0.3% local appreciation)).
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 30y ago; this cycle's ask has dropped $42k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $108k implies a 112% gain — meaningful room to come down on a strong offer.

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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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 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: 1.49% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.84%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $99,377
• List price: $107,900
• Delta: 8.58%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-0.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.06×
• Total profit: $1,924
• Equity at exit: $29,778

10-year hold

• IRR: 7.3%
• Equity multiple: 1.78×
• Total profit: $23,419
• Equity at exit: $34,578

Cash invested: $30,212 (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 70041

• Home prices YoY: -0.5%
• Active inventory: 52
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,608 medium
• Mortgage (P&I): −$566
• Tax est. 1.5%: −$135 /mo · $1,618/yr
• Insurance: −$45
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $98

Break-even live

Break-even rent $1,484

Max offer price $107,900

Occupancy floor 89%

Sensitivity live

Price	-10% $173	-5% $135	+0% $98	+5% $61	+10% $24
Rent	-10% $-29	-5% $35	+0% $98	+5% $162	+10% $225
Rate	-1.0pp $153	-0.5pp $126	base $98	+0.5pp $70	+1.0pp $42

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: $26,975
• Closing costs: $3,237
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $107,900 Active 220 DOM
2. 2026-06-17
   days on market $107,900 Active 219 DOM
3. 2026-06-16
   days on market $107,900 Active 218 DOM
4. 2026-06-15
   days on market $107,900 Active 217 DOM
5. 2026-06-13
   days on market $107,900 Active 215 DOM
6. 2026-06-13
   days on market $107,900 Active 214 DOM
7. 2026-06-10
   days on market $107,900 Active 212 DOM
8. 2026-06-09
   days on market $107,900 Active 211 DOM
9. 2026-06-08
   days on market $107,900 Active 210 DOM
10. 2026-06-07
    days on market $107,900 Active 209 DOM
11. 2026-06-03
    days on market $107,900 Active 205 DOM
12. 2026-06-02
    days on market $107,900 Active 204 DOM
13. 2026-06-01
    days on market $107,900 Active 203 DOM
14. 2026-05-31
    days on market $107,900 Active 202 DOM
15. 2026-05-19
    price $107,900 924-char remark

    Show marketing remark (930 chars)

    Motivated seller! Price reduced to sell quickly! Great opportunity in Buras on a double corner lot, just minutes from some of the best local fishing spots - perfect for outdoor enthusiasts and fishermen alike. This charming 3 bedroom, 2 bathroom camp or home is fully furnished and move-in ready so you can start enjoying the waterfront lifestyle right away. The kitchen features ample cabinet and counter space, a cozy eat-in breakfast area, microwave, range/oven, and room for barstools - ideal for entertaining guests. The spacious primary suite includes a walk-in closet, offering comfort and convenience. Plus, with a second lot included, you have plenty of space to park your boat and RV - ready for your next adventure! Don’t wait - call us today for a private viewing! NEW BEAUTIFUL FLOORING! This property is very easy to show and also available for rent. Act now and make this your perfect home or fishing retreat!

16. 2026-05-19
    price $107,900 930-char remark

    Show marketing remark (930 chars)

    Motivated seller! Price reduced to sell quickly! Great opportunity in Buras on a double corner lot, just minutes from some of the best local fishing spots - perfect for outdoor enthusiasts and fishermen alike. This charming 3 bedroom, 2 bathroom camp or home is fully furnished and move-in ready so you can start enjoying the waterfront lifestyle right away. The kitchen features ample cabinet and counter space, a cozy eat-in breakfast area, microwave, range/oven, and room for barstools - ideal for entertaining guests. The spacious primary suite includes a walk-in closet, offering comfort and convenience. Plus, with a second lot included, you have plenty of space to park your boat and RV - ready for your next adventure! Don’t wait - call us today for a private viewing! NEW BEAUTIFUL FLOORING! This property is very easy to show and also available for rent. Act now and make this your perfect home or fishing retreat!

17. 2026-02-24
    price $147,900 924-char remark

    Show marketing remark (930 chars)

    Motivated seller! Price reduced to sell quickly! Great opportunity in Buras on a double corner lot, just minutes from some of the best local fishing spots - perfect for outdoor enthusiasts and fishermen alike. This charming 3 bedroom, 2 bathroom camp or home is fully furnished and move-in ready so you can start enjoying the waterfront lifestyle right away. The kitchen features ample cabinet and counter space, a cozy eat-in breakfast area, microwave, range/oven, and room for barstools - ideal for entertaining guests. The spacious primary suite includes a walk-in closet, offering comfort and convenience. Plus, with a second lot included, you have plenty of space to park your boat and RV - ready for your next adventure! Don’t wait - call us today for a private viewing! NEW BEAUTIFUL FLOORING! This property is very easy to show and also available for rent. Act now and make this your perfect home or fishing retreat!

18. 2026-02-24
    price $147,900 930-char remark

    Show marketing remark (930 chars)

    Motivated seller! Price reduced to sell quickly! Great opportunity in Buras on a double corner lot, just minutes from some of the best local fishing spots - perfect for outdoor enthusiasts and fishermen alike. This charming 3 bedroom, 2 bathroom camp or home is fully furnished and move-in ready so you can start enjoying the waterfront lifestyle right away. The kitchen features ample cabinet and counter space, a cozy eat-in breakfast area, microwave, range/oven, and room for barstools - ideal for entertaining guests. The spacious primary suite includes a walk-in closet, offering comfort and convenience. Plus, with a second lot included, you have plenty of space to park your boat and RV - ready for your next adventure! Don’t wait - call us today for a private viewing! NEW BEAUTIFUL FLOORING! This property is very easy to show and also available for rent. Act now and make this your perfect home or fishing retreat!

19. 2025-11-07
    listed $149,900 Active 924-char remark

    Show marketing remark (930 chars)

    Motivated seller! Price reduced to sell quickly! Great opportunity in Buras on a double corner lot, just minutes from some of the best local fishing spots - perfect for outdoor enthusiasts and fishermen alike. This charming 3 bedroom, 2 bathroom camp or home is fully furnished and move-in ready so you can start enjoying the waterfront lifestyle right away. The kitchen features ample cabinet and counter space, a cozy eat-in breakfast area, microwave, range/oven, and room for barstools - ideal for entertaining guests. The spacious primary suite includes a walk-in closet, offering comfort and convenience. Plus, with a second lot included, you have plenty of space to park your boat and RV - ready for your next adventure! Don’t wait - call us today for a private viewing! NEW BEAUTIFUL FLOORING! This property is very easy to show and also available for rent. Act now and make this your perfect home or fishing retreat!

20. 2025-11-07
    listed $149,900 Active 930-char remark

    Show marketing remark (930 chars)

    Motivated seller! Price reduced to sell quickly! Great opportunity in Buras on a double corner lot, just minutes from some of the best local fishing spots - perfect for outdoor enthusiasts and fishermen alike. This charming 3 bedroom, 2 bathroom camp or home is fully furnished and move-in ready so you can start enjoying the waterfront lifestyle right away. The kitchen features ample cabinet and counter space, a cozy eat-in breakfast area, microwave, range/oven, and room for barstools - ideal for entertaining guests. The spacious primary suite includes a walk-in closet, offering comfort and convenience. Plus, with a second lot included, you have plenty of space to park your boat and RV - ready for your next adventure! Don’t wait - call us today for a private viewing! NEW BEAUTIFUL FLOORING! This property is very easy to show and also available for rent. Act now and make this your perfect home or fishing retreat!

21. 2025-07-09
    listed $105,000 Active
22. 1997-12-02
    soldstatus $51,000
23. 1996-05-08
    listed $75,000
24. 1996-05-08
    listed $75,000

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 25 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: $19,297
• − Mortgage interest: −$6,044
• − Property taxes: −$1,618
• − Insurance: −$5,658
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$3,139
• Taxable loss: −$250
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $1,238/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 — Buras

• Score: 52/100
• State rank: #409
• US rank: #24935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buras, LA
• Population (ZIP): 2,092

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 0.61)
• Race & ethnicity: White 57% Asian 19% Black 15% Two or more races 6% Native American 1%
• Common ancestry: Lithuanian 25% American 1%
• Foreign-born: 16% · Vietnam, Canada
• Languages at home: 82% English-only · Vietnamese 9% Other Asian/Pacific 8% 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: ▼ -0.29%
• Current HPI: 58.8381
• 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

+43.9% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $107,900 AcadianaMLS
• 2026-05-19 Price Changed $107,900 GSREIN
• 2026-02-24 Price Changed $147,900 AcadianaMLS
• 2026-02-24 Price Changed $147,900 GSREIN
• 2025-11-07 Listed $149,900 GSREIN
• 2025-11-07 Listed $149,900 AcadianaMLS
• 2025-07-09 Listed $105,000 AcadianaMLS
• 1997-12-02 Sold (MLS) $51,000 GSREIN
• 1996-05-08 Listed $75,000 GSREIN
• 1996-05-08 Listed $75,000 AcadianaMLS