176 Hector Ln · Grand Isle, LA 70358

$125,000

2 bd · 2.0 ba · 1,100 sqft · SingleFamily · 335 Days on market

Built 1990 Fair condition $114/sqft · 41% below area Est $213k · 41% under ↓ 49% 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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• Appreciation +6.1/10.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

This property is located nestled in the trees in the middle of the island. Appliances and furnishings remain. It is just a few blocks from the beach.

Key facts

• 3 parking spots
• Built 1990
• Listed 335 days

Tags

• LOCATED NESTLED IN THE TREES
• A FEW BLOCKS FROM THE BEACH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $17 ($210/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 $112k (10.8% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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.
• Zoned schools: Frederick Douglass Community School (math 10% / reading 10%, grade F, #199 of 218 statewide, top 92%, 138 students, 80% FRL).
• Zoned-school proficiency averages 10% at this address vs 29% district-wide (-19 pts) — the specific schools serving this property underperform the Jefferson Parish average; the district grade overstates school quality for this exact location.
• 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 ($864 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 335 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $120k (49%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 335 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.89% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $212,787
• List price: $125,000
• Delta: -41.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3481 Highway 1	0.29mi	2/2.0	1,081 (-2%)	22mo	$295,000	$273	65
189 Oak Ln	0.32mi	2/1.5	960 (-13%)	2mo	$270,000	$281	60
117 Cedar Ln	0.38mi	2/1.0	1,040 (-6%)	13mo	$249,900	$240	58
189 Oak	0.39mi	2/1.5	960 (-13%)	2mo	$240,000	$250	57
3583 Highway 1	0.53mi	3/2.0 (+1)	1,254 (+14%)	17mo	$275,000	$219	33

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: 5.7%
• Equity multiple: 1.31×
• Total profit: $10,934
• Equity at exit: $50,617

10-year hold

• IRR: 9.1%
• Equity multiple: 2.26×
• Total profit: $44,164
• Equity at exit: $73,912

Cash invested: $35,000 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $17

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 93%

Sensitivity live

Price	-10% $104	-5% $61	+0% $17	+5% $-26	+10% $-69
Rent	-10% $-71	-5% $-27	+0% $17	+5% $62	+10% $106
Rate	-1.0pp $80	-0.5pp $49	base $17	+0.5pp $-15	+1.0pp $-48

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $125,000 Active 335 DOM
2. 2026-06-18
   days on market $125,000 Active 332 DOM
3. 2026-06-17
   days on market $125,000 Active 331 DOM
4. 2026-06-16
   days on market $125,000 Active 330 DOM
5. 2026-06-15
   days on market $125,000 Active 329 DOM
6. 2026-06-13
   days on market $125,000 Active 327 DOM
7. 2026-06-10
   days on market $125,000 Active 324 DOM
8. 2026-06-09
   days on market $125,000 Active 323 DOM
9. 2026-06-08
   days on market $125,000 Active 322 DOM
10. 2026-06-07
    days on market $125,000 Active 321 DOM
11. 2026-06-03
    days on market $125,000 Active 317 DOM
12. 2026-06-02
    days on market $125,000 Active 316 DOM
13. 2026-06-01
    days on market $125,000 Active 315 DOM
14. 2026-05-31
    days on market $125,000 Active 314 DOM
15. 2026-04-13
    price $125,000 149-char remark

    Show marketing remark (149 chars)

    This property is located nestled in the trees in the middle of the island. Appliances and furnishings remain. It is just a few blocks from the beach.

16. 2026-04-13
    price $125,000 149-char remark

    Show marketing remark (149 chars)

    This property is located nestled in the trees in the middle of the island. Appliances and furnishings remain. It is just a few blocks from the beach.

17. 2025-07-29
    price $145,000 149-char remark

    Show marketing remark (149 chars)

    This property is located nestled in the trees in the middle of the island. Appliances and furnishings remain. It is just a few blocks from the beach.

18. 2025-07-29
    price $145,000 149-char remark

    Show marketing remark (149 chars)

    This property is located nestled in the trees in the middle of the island. Appliances and furnishings remain. It is just a few blocks from the beach.

19. 2025-07-21
    listed $245,000 Active 149-char remark

    Show marketing remark (149 chars)

    This property is located nestled in the trees in the middle of the island. Appliances and furnishings remain. It is just a few blocks from the beach.

20. 2025-07-21
    listed $245,000 Active 149-char remark

    Show marketing remark (149 chars)

    This property is located nestled in the trees in the middle of the island. Appliances and furnishings remain. It is just a few blocks from the beach.

ⓘ 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: $13,387
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$3,636
• Taxable loss: −$1,893
• Est. tax savings @ 24.0%: +$454
• After-tax cash flow: $664/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab

This property is in fair condition with some cosmetic updates needed to enhance its curb appeal and resale value.

Repairs flagged

• Minor Paint exterior — Painted exterior with some wear
• Minor Replace carpet — Carpeted floors in fair condition
• Minor Paint interior walls — Painted walls with some wear
• Minor Update bathrooms — Standard fixtures, some wear
• Minor Update kitchen appliances — Standard appliances, some wear

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace carpet — Fresh carpet improves comfort and rental appeal
• Both Paint interior walls — Fresh paint improves aesthetics and resale value
• Both Update bathrooms — Modernized bathrooms enhance resale and rental appeal
• Both Update kitchen appliances — Modernized kitchen appliances improve resale and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint exterior · Painted exterior with some wear	Minor	$500–3,000
Replace carpet · Carpeted floors in fair condition	Minor	$500–3,000
Paint interior walls · Painted walls with some wear	Minor	$500–3,000
Update bathrooms · Standard fixtures, some wear	Minor	$500–3,000
Update kitchen appliances · Standard appliances, some wear	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace carpet — Fresh carpet improves comfort and rental appeal ↑
• Both Paint interior walls — Fresh paint improves aesthetics and resale value ↑
• Both Update bathrooms — Modernized bathrooms enhance resale and rental appeal ↑
• Both Update kitchen appliances — Modernized kitchen appliances improve resale and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-49.0% since first listed

6 events — show timeline

• 2026-04-13 Price Changed $125,000 AcadianaMLS
• 2026-04-13 Price Changed $125,000 GBRMLS
• 2025-07-29 Price Changed $145,000 AcadianaMLS
• 2025-07-29 Price Changed $145,000 GBRMLS
• 2025-07-21 Listed $245,000 GBRMLS
• 2025-07-21 Listed $245,000 AcadianaMLS