213 Myrtle Dr · Lockport, LA 70374

$105,000

3 bd · 2.0 ba · 1,188 sqft · Manufactured · 9 Days on market

Built 2010 0.27 ac lot

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 2 bathroom mobile home offers a spacious open-concept layout designed for comfortable everyday living. The large living area flows seamlessly into the kitchen, creating the perfect space for entertaining, gathering with family, or simply enjoying the extra room to spread out. The primary suite features a relaxing ensuite bath complete with a garden tub and separate shower, giving you the ideal setup to unwind at the end of the day. With a functional floor plan and plenty of space throughout, this home is ready for its next owner to make it their own.

Key facts

• 0.27 acre lot
• 2 parking spots
• Built 2010

Property features AI

Exterior

• Parking: 2 parking spaces; Concrete driveway
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank
• Home design: Manufactured home; Residential property
• Construction: Cement siding; Shingle roof
• Exterior features: Storm door(s); Chain link and wood full fencing; Level topography; Rectangular lot

Interior

• Kitchen: Range; Oven; Range hood; Dishwasher; Refrigerator; Electric water heater
• Flooring: Tile; Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Window screens; Smoke detector(s)
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).

Location & tenants

• Location reads 64/100 on livability (#168 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute 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: 56 active listings in the ZIP; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.14%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-6,933
• Equity at exit: $15,656

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $7,086
• Equity at exit: $9,078

Cash invested: $29,400 (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 70374

• Active inventory: 56
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$119 /mo · $1,433/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $157

Break-even live

Break-even rent $988

Max offer price $105,000

Occupancy floor 82%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-05
   statusdays on market $105,000 Pending 9 DOM
2. 2026-06-03
   days on market $105,000 Active 8 DOM
3. 2026-06-02
   days on market $105,000 Active 7 DOM
4. 2026-06-01
   days on market $105,000 Active 6 DOM
5. 2026-05-31
   days on market $105,000 Active 5 DOM
6. 2026-05-30
   days on market $105,000 Active 4 DOM
7. 2026-05-26
   listed $105,000 Active

   Show marketing remark (572 chars)

   This 3 bedroom, 2 bathroom mobile home offers a spacious open-concept layout designed for comfortable everyday living. The large living area flows seamlessly into the kitchen, creating the perfect space for entertaining, gathering with family, or simply enjoying the extra room to spread out. The primary suite features a relaxing ensuite bath complete with a garden tub and separate shower, giving you the ideal setup to unwind at the end of the day. With a functional floor plan and plenty of space throughout, this home is ready for its next owner to make it their own.

8. 2026-05-26
   listed $105,000 Active 572-char remark

   Show marketing remark (572 chars)

   This 3 bedroom, 2 bathroom mobile home offers a spacious open-concept layout designed for comfortable everyday living. The large living area flows seamlessly into the kitchen, creating the perfect space for entertaining, gathering with family, or simply enjoying the extra room to spread out. The primary suite features a relaxing ensuite bath complete with a garden tub and separate shower, giving you the ideal setup to unwind at the end of the day. With a functional floor plan and plenty of space throughout, this home is ready for its next owner to make it their own.

9. 2020-05-26
   listed $105,000
10. 2020-05-26
    listed $105,000

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

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $1,433 · $119/mo
• Projected year-2 tax: $1,433 · $119/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,244
• − Mortgage interest: −$5,882
• − Property taxes: −$1,433
• − Insurance: −$1,322
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$3,055
• Taxable income: $273
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $1,824/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 — Lockport

• Score: 64/100
• State rank: #168
• US rank: #14113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,506

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 8% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 18%
• Foreign-born: 6% · Canada
• Languages at home: 84% English-only · Spanish 9% French/Haitian/Cajun 6% Korean 1%

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: ▼ -74.36%
• Current HPI: 99.1459
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-26 Listed $105,000 GBRMLS
• 2026-05-26 Listed $105,000 AcadianaMLS
• 2020-05-26 Listed $105,000 AcadianaMLS
• 2020-05-26 Listed $105,000 GBRMLS

Property tax history

+10.1%/yr

Latest (2024): $1,433 · +0.5% YoY. Source: county tax records.