5960 Highway 56 Hwy · Chauvin, LA 70344

$60,000

2 bd · 1.0 ba · 876 sqft · SingleFamily public records · 412 Days on market

Built 1965 6,098 sqft lot $68/sqft · 38% below area Est $119k · 50% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Appreciation +6.1/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICE IMPROVEMENT!!! This cozy 2-bedroom, 1-bath home offers the perfect retreat in the heart of Louisiana's bayou country. Whether you're looking for a weekend escape, investment property, or a full-time residence, this home is your gateway to bayou living! Schedule your showing today! Buyer to verify all measurements, flood zone, and information contained herein.

Key facts

• 6,098 sq ft lot
• 4 parking spots
• Built 1965

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $37k (37.6% below list).
• Meets the 1% rule at list price ($861 rent vs $60k).
• Recommended offer: $37k (37.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 60/100 on livability (#245 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: schools C-, amenities F, commute F.
• Terrebonne Parish (other): math 32% / reading 46% proficiency, ranked #23 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 62 active listings in the ZIP; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $1k appreciation (2.1% local appreciation)).

Negotiation context

• It's been on market 412 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $60k implies a 264% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,433 (37.6% 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 412 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.43% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.34%
• DSCR: 1.95
• GRM: 5.8

CMA / ARV

• ARV (median comp): $118,929
• List price: $60,000
• Delta: -49.55%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

2.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.80×
• Total profit: $-3,377
• Equity at exit: $24,082

10-year hold

• IRR: 1.4%
• Equity multiple: 1.19×
• Total profit: $3,252
• Equity at exit: $35,001

Cash invested: $16,800 (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 70344

• Home prices YoY: 1.7%
• Active inventory: 62
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $861 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$25
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $-128

Break-even live

Break-even rent $1,023

Max offer price $37,433

Occupancy floor —

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-15
   status Pending 367-char remark

   Show marketing remark (373 chars)

   PRICE IMPROVEMENT!!! This cozy 2-bedroom, 1-bath home offers the perfect retreat in the heart of Louisiana’s bayou country. Whether you're looking for a weekend escape, investment property, or a full-time residence, this home is your gateway to bayou living! Schedule your showing today! Buyer to verify all measurements, flood zone, and information contained herein.

2. 2026-05-15
   status Pending 373-char remark

   Show marketing remark (373 chars)

   PRICE IMPROVEMENT!!! This cozy 2-bedroom, 1-bath home offers the perfect retreat in the heart of Louisiana’s bayou country. Whether you're looking for a weekend escape, investment property, or a full-time residence, this home is your gateway to bayou living! Schedule your showing today! Buyer to verify all measurements, flood zone, and information contained herein.

3. 2026-05-04
   price $60,000 367-char remark

   Show marketing remark (373 chars)

   PRICE IMPROVEMENT!!! This cozy 2-bedroom, 1-bath home offers the perfect retreat in the heart of Louisiana’s bayou country. Whether you're looking for a weekend escape, investment property, or a full-time residence, this home is your gateway to bayou living! Schedule your showing today! Buyer to verify all measurements, flood zone, and information contained herein.

4. 2026-05-04
   price $60,000 373-char remark

   Show marketing remark (373 chars)

   PRICE IMPROVEMENT!!! This cozy 2-bedroom, 1-bath home offers the perfect retreat in the heart of Louisiana’s bayou country. Whether you're looking for a weekend escape, investment property, or a full-time residence, this home is your gateway to bayou living! Schedule your showing today! Buyer to verify all measurements, flood zone, and information contained herein.

5. 2025-12-10
   price $70,000 367-char remark

   Show marketing remark (373 chars)

   PRICE IMPROVEMENT!!! This cozy 2-bedroom, 1-bath home offers the perfect retreat in the heart of Louisiana’s bayou country. Whether you're looking for a weekend escape, investment property, or a full-time residence, this home is your gateway to bayou living! Schedule your showing today! Buyer to verify all measurements, flood zone, and information contained herein.

6. 2025-12-10
   price $70,000 373-char remark

   Show marketing remark (373 chars)

   PRICE IMPROVEMENT!!! This cozy 2-bedroom, 1-bath home offers the perfect retreat in the heart of Louisiana’s bayou country. Whether you're looking for a weekend escape, investment property, or a full-time residence, this home is your gateway to bayou living! Schedule your showing today! Buyer to verify all measurements, flood zone, and information contained herein.

7. 2025-07-11
   price $80,000 367-char remark

   Show marketing remark (373 chars)

   PRICE IMPROVEMENT!!! This cozy 2-bedroom, 1-bath home offers the perfect retreat in the heart of Louisiana’s bayou country. Whether you're looking for a weekend escape, investment property, or a full-time residence, this home is your gateway to bayou living! Schedule your showing today! Buyer to verify all measurements, flood zone, and information contained herein.

8. 2025-07-11
   price $80,000 373-char remark

   Show marketing remark (373 chars)

   PRICE IMPROVEMENT!!! This cozy 2-bedroom, 1-bath home offers the perfect retreat in the heart of Louisiana’s bayou country. Whether you're looking for a weekend escape, investment property, or a full-time residence, this home is your gateway to bayou living! Schedule your showing today! Buyer to verify all measurements, flood zone, and information contained herein.

9. 2025-03-29
   listed $90,000 Active 367-char remark

   Show marketing remark (373 chars)

   PRICE IMPROVEMENT!!! This cozy 2-bedroom, 1-bath home offers the perfect retreat in the heart of Louisiana’s bayou country. Whether you're looking for a weekend escape, investment property, or a full-time residence, this home is your gateway to bayou living! Schedule your showing today! Buyer to verify all measurements, flood zone, and information contained herein.

10. 2025-03-29
    listed $90,000 Active 373-char remark

    Show marketing remark (373 chars)

    PRICE IMPROVEMENT!!! This cozy 2-bedroom, 1-bath home offers the perfect retreat in the heart of Louisiana’s bayou country. Whether you're looking for a weekend escape, investment property, or a full-time residence, this home is your gateway to bayou living! Schedule your showing today! Buyer to verify all measurements, flood zone, and information contained herein.

11. 1975-09-15
    soldstatus $16,500

ⓘ 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: $500 · $42/mo
• Projected year-2 tax: $500 · $42/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 AE · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $10,330
• − Mortgage interest: −$3,361
• − Property taxes: −$500
• − Insurance: −$5,418
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$1,745
• Taxable loss: −$2,347
• Est. tax savings @ 24.0%: +$563
• After-tax cash flow: $-970/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: Terrebonne Parish
• NCES district ID: 2201740
• Math proficiency: 32% ▼ -36.00%
• Reading proficiency: 46% ▼ -30.00%
• Median HH income: $47,612
• Composite: 33.38/100
• National rank: #5480
• State rank: #23 of 98 in LA

Livability — Chauvin

• Score: 60/100
• State rank: #245
• US rank: #18485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chauvin, LA
• Population (ZIP): 5,151

Population outlook (Terrebonne County) Hauer SSP2

• Today (2025): 118,724 people
• By 2030: 120,321 · +1.3%
• By 2040: 121,894 · +2.7%
• By 2050: 121,119 · +2.0%
• By 2075: 117,270 · -1.2%
• By 2100: 107,544 · -9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Native American 11% Black 7% Two or more races 5% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 21% Italian 1%
• Foreign-born: 1%
• Languages at home: 86% English-only · French/Haitian/Cajun 10% Other Indo-European 3% Spanish 1%

Political lean MEDSL · Terrebonne

• 2024 margin: Solid R (+51.8) · D 23.5% · R 75.3% · Other 1.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -40.9pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+50.0 2016: R+48.4 2012: R+41.2 2008: R+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.13%
• Current HPI: 124.3613
• 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

+263.6% since first listed

11 events — show timeline

• 2026-05-15 Pending — AcadianaMLS
• 2026-05-15 Pending — GBRMLS
• 2026-05-04 Price Changed $60,000 AcadianaMLS
• 2026-05-04 Price Changed $60,000 GBRMLS
• 2025-12-10 Price Changed $70,000 AcadianaMLS
• 2025-12-10 Price Changed $70,000 GBRMLS
• 2025-07-11 Price Changed $80,000 AcadianaMLS
• 2025-07-11 Price Changed $80,000 GBRMLS
• 2025-03-29 Listed $90,000 GBRMLS
• 2025-03-29 Listed $90,000 AcadianaMLS
• 1975-09-15 Sold (Public Records) $16,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $500 · -2.0% YoY. Source: county tax records.