1903 North Bayou Dr · Golden Meadow, LA 70357

$69,000

3 bd · 2.0 ba · 1,200 sqft · Other public records · 275 Days on market

Built 1970 3,484 sqft lot $58/sqft · 35% above area Est $63k · 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.2/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• ARV discount +3.3/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home has lots of potential and just minutes away from some of the best fishing grounds Louisiana has to offer. This home and property is being sold AS/IS.

Key facts

• 3,484 sq ft lot
• 3 parking spots
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $69k.

Deal economics

• At list price, monthly cash flow is $24 ($287/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

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 $803 of equity ($477 loan paydown + $326 appreciation (0.5% local appreciation)).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y 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.
• Current owner paid $50k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 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 1970 — 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. 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: 1.57% ✓
• Cap rate: 14.13%
• Cash-on-cash: 27.98%
• DSCR: 2.24
• GRM: 5.3

CMA / ARV

• ARV (median comp): $63,142
• List price: $69,000
• Delta: 9.28%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.4%
• Equity multiple: 1.07×
• Total profit: $1,284
• Equity at exit: $21,681

10-year hold

• IRR: 6.7%
• Equity multiple: 1.77×
• Total profit: $14,863
• Equity at exit: $27,414

Cash invested: $19,320 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$14 /mo · $163/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $24

Break-even live

Break-even rent $1,052

Max offer price $69,000

Occupancy floor 93%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $69,000 Active 275 DOM
2. 2026-06-18
   days on market $69,000 Active 274 DOM
3. 2026-06-17
   days on market $69,000 Active 273 DOM
4. 2026-06-16
   days on market $69,000 Active 272 DOM
5. 2026-06-15
   days on market $69,000 Active 271 DOM
6. 2026-06-14
   days on market $69,000 Active 269 DOM
7. 2026-06-13
   days on market $69,000 Active 268 DOM
8. 2026-06-10
   days on market $69,000 Active 266 DOM
9. 2026-06-09
   days on market $69,000 Active 265 DOM
10. 2026-06-08
    days on market $69,000 Active 264 DOM
11. 2026-06-07
    days on market $69,000 Active 263 DOM
12. 2026-06-05
    days on market $69,000 Active 260 DOM
13. 2026-06-03
    days on market $69,000 Active 259 DOM
14. 2026-06-02
    days on market $69,000 Active 258 DOM
15. 2026-06-01
    days on market $69,000 Active 257 DOM
16. 2026-05-31
    days on market $69,000 Active 256 DOM
17. 2026-05-30
    days on market $69,000 Active 255 DOM
18. 2025-09-17
    listed $69,000 Active 159-char remark

    Show marketing remark (159 chars)

    This home has lots of potential and just minutes away from some of the best fishing grounds Louisiana has to offer. This home and property is being sold AS/IS.

19. 2025-09-17
    listed $69,000 Active

    Show marketing remark (159 chars)

    This home has lots of potential and just minutes away from some of the best fishing grounds Louisiana has to offer. This home and property is being sold AS/IS.

20. 2025-09-17
    listed $69,000 Active

    Show marketing remark (159 chars)

    This home has lots of potential and just minutes away from some of the best fishing grounds Louisiana has to offer. This home and property is being sold AS/IS.

21. 2024-11-08
    soldstatus Sold
22. 2024-11-06
    soldstatus $50,000
23. 2024-08-24
    status Pending
24. 2024-05-03
    price $69,000
25. 2024-03-05
    listed $79,000 Active
26. 2024-03-05
    listed $69,000
27. 2023-04-04
    historical
28. 2022-10-03
    listed $99,900 Active
29. 2022-10-03
    listed $99,900
30. 2022-04-29
    soldstatus
31. 2022-03-05
    listed $25,000
32. 2022-03-05
    listed $25,000

ⓘ 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: $163 · $14/mo
• Projected year-2 tax: $380 · $32/mo
• Expected delta: +$216/yr (+$18/mo · 132.2%)

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

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 ≥107°F today · 22 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: $12,982
• − Mortgage interest: −$3,865
• − Property taxes: −$163
• − Insurance: −$5,464
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$2,007
• Taxable loss: −$594
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $429/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

+176.0% since first listed

15 events — show timeline

• 2025-09-17 Listed $69,000 AcadianaMLS
• 2025-09-17 Listed $69,000 AcadianaMLS
• 2025-09-17 Listed $69,000 GBRMLS
• 2024-11-08 Sold (MLS) — GBRMLS
• 2024-11-06 Sold (Public Records) $50,000 Public Records
• 2024-08-24 Pending — GBRMLS
• 2024-05-03 Price Changed $69,000 GBRMLS
• 2024-03-05 Listed $69,000 AcadianaMLS
• 2024-03-05 Listed $79,000 GBRMLS
• 2023-04-04 Delisted — GBRMLS
• 2022-10-03 Listed $99,900 AcadianaMLS
• 2022-10-03 Listed $99,900 GBRMLS
• 2022-04-29 Sold (MLS) — GBRMLS
• 2022-03-05 Listed $25,000 AcadianaMLS
• 2022-03-05 Listed $25,000 GBRMLS

Property tax history

-12.4%/yr

Latest (2024): $163 · -82.9% YoY. Source: county tax records.