214 River Oaks Dr · New Orleans Station, LA 70037

$55,000

2 bd · 2.0 ba · 745 sqft · Land · 1 Days on market

Built 2021

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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
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0
• Rent growth +0.0/5.0

Listing remarks MLS

Discover this 2 bedroom, 2 bath mobile home situated on River Oaks Drive in Belle Chasse. The open-concept living area offers a warm and inviting space, seamlessly connected to the kitchen, which features a convenient bar area ideal for casual dining or entertaining guests. The attached laundry and pantry provide added practicality for daily living. The primary bedroom boasts a private ensuite bathroom and a spacious walk-in closet, offering comfort and convenience. Please note that the sale includes only the mobile home itself; the buyer will need to apply for a land lease to occupy the lot. Whether you're looking for a cozy retreat or an investment opportunity, this property offers great potential. Schedule a viewing today and see all that this lovely home has to offer!

Key facts

• Pantry
• Walk-in closet
• Kitchen bar area

Tags

• OPEN-CONCEPT LIVING AREA
• KITCHEN BAR AREA
• ATTACHED LAUNDRY
• PANTRY
• PRIVATE ENSUITE BATHROOM
• WALK-IN CLOSET

Property features AI

Exterior

• Parking: Driveway with two parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation; Very good condition
• Construction: Metal siding; Vinyl siding; Asphalt shingle roof; Built as a 1-story structure
• Exterior features: Front porch

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and other living spaces)
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan(s); Pantry
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $55k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: Rents falling (-13.6%/yr); 184 active listings in the ZIP; solid renter incomes; 88 units permitted in Plaquemines Parish in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($99k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,000

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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
4. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
5. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 2.46% ✓
• Cap rate: 22.35%
• Cash-on-cash: 57.33%
• DSCR: 3.55
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 46.6%
• Equity multiple: 2.93×
• Total profit: $29,776
• Equity at exit: $8,201

10-year hold

• IRR: 51.0%
• Equity multiple: 5.26×
• Total profit: $65,603
• Equity at exit: $4,755

Cash invested: $15,400 (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 70037

• Home prices YoY: -25.4%
• Rents YoY: -13.6%
• Active inventory: 184
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$24 /mo · $286/yr
• Insurance: −$23
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $669

Break-even live

Break-even rent $508

Max offer price $55,000

Occupancy floor 46%

Sensitivity live

Price	-10% $700	-5% $685	+0% $669	+5% $654	+10% $638
Rent	-10% $562	-5% $616	+0% $669	+5% $723	+10% $776
Rate	-1.0pp $697	-0.5pp $683	base $669	+0.5pp $655	+1.0pp $641

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark

   Show marketing remark (782 chars)

   Discover this 2 bedroom, 2 bath mobile home situated on River Oaks Drive in Belle Chasse. The open-concept living area offers a warm and inviting space, seamlessly connected to the kitchen, which features a convenient bar area ideal for casual dining or entertaining guests. The attached laundry and pantry provide added practicality for daily living. The primary bedroom boasts a private ensuite bathroom and a spacious walk-in closet, offering comfort and convenience. Please note that the sale includes only the mobile home itself; the buyer will need to apply for a land lease to occupy the lot. Whether you're looking for a cozy retreat or an investment opportunity, this property offers great potential. Schedule a viewing today and see all that this lovely home has to offer!

2. 2026-06-17
   listed $55,000 Active 1 DOM

   Show marketing remark (782 chars)

   Discover this 2 bedroom, 2 bath mobile home situated on River Oaks Drive in Belle Chasse. The open-concept living area offers a warm and inviting space, seamlessly connected to the kitchen, which features a convenient bar area ideal for casual dining or entertaining guests. The attached laundry and pantry provide added practicality for daily living. The primary bedroom boasts a private ensuite bathroom and a spacious walk-in closet, offering comfort and convenience. Please note that the sale includes only the mobile home itself; the buyer will need to apply for a land lease to occupy the lot. Whether you're looking for a cozy retreat or an investment opportunity, this property offers great potential. Schedule a viewing today and see all that this lovely home has to offer!

ⓘ 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: $286 · $24/mo
• Projected year-2 tax: $302 · $25/mo
• Expected delta: +$16/yr (+$1/mo · 5.8%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,267
• − Mortgage interest: −$3,081
• − Property taxes: −$286
• − Insurance: −$1,072
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$1,600
• Taxable income: $7,625
• Est. tax owed @ 24.0%: −$1,830
• After-tax cash flow: $6,202/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 — New Orleans Station

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Plaquemines Parish · 16,639 people
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 16,639
• Household income: $98,983
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 453.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 13% Hispanic / Latino 12% Two or more races 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Lithuanian 14% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam, United Kingdom
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% Vietnamese 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: ▼ -56.25%
• Current HPI: 165.3973
• Rent YoY: ▼ -13.63%
• Metro: New Orleans-Metairie, LA
• 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

2 events — show timeline

• 2026-06-17 Listed $55,000 AcadianaMLS
• 2026-06-17 Listed $55,000 GSREIN

Property tax history

+3.8%/yr

Latest (2021): $286 · +1.2% YoY. Source: county tax records.