160 Josephine St · Hackberry, LA 70607

$129,900

2 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 120 Days on market

Built 1965 0.70 ac lot $93/sqft · 23% below area Est $170k · 23% under ↓ 17% 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).

• Cash flow +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.6/10.0
• Rent growth +4.6/5.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly painted in neutral colors, this charming cottage is tucked away in the Old Settlement neighborhood on Big Lake. In addition to 2 bedrooms and 1 bath, it offers a small office, perfect for working from home or creative projects. A spacious screened porch and a large backyard with beautiful live oak trees provide a picturesque setting to enjoy. A new roof was installed in 2020, and the home is located less than 250 yards from Big Lake, making it ideal as a primary residence, weekend retreat, or rental investment.

Key facts

• Large backyard
• New roof
• 0.7 acre lot

Tags

• SPACIOUS SCREENED PORCH
• LARGE BACKYARD
• NEW ROOF
• 250 YARDS FROM BIG LAKE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/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 $125k (3.5% below list).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#132 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Cameron Parish (rural): math 36% / reading 52% proficiency, ranked #16 of 98 in LA (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+8.6%/yr); 567 active listings in the ZIP; 27 units permitted in Cameron Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $32k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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?
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: 0.96% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (median comp): $169,636
• List price: $129,900
• Delta: -23.42%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.81×
• Total profit: $-6,971
• Equity at exit: $19,369

10-year hold

• IRR: 9.8%
• Equity multiple: 1.93×
• Total profit: $33,682
• Equity at exit: $11,231

Cash invested: $36,372 (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 70607

• Rents YoY: 8.6%
• Active inventory: 567
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $117

Break-even live

Break-even rent $1,105

Max offer price $129,900

Occupancy floor 86%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $129,900 Active 120 DOM
2. 2026-06-18
   days on market $129,900 Active 119 DOM
3. 2026-06-17
   days on market $129,900 Active 118 DOM
4. 2026-06-16
   days on market $129,900 Active 117 DOM
5. 2026-06-15
   days on market $129,900 Active 116 DOM
6. 2026-06-14
   days on market $129,900 Active 114 DOM
7. 2026-06-13
   pricedays on market $129,900 Active 113 DOM
8. 2026-06-10
   days on market $161,900 Active 111 DOM
9. 2026-06-09
   days on market $161,900 Active 110 DOM
10. 2026-06-08
    days on market $161,900 Active 109 DOM
11. 2026-06-07
    days on market $161,900 Active 108 DOM
12. 2026-06-02
    days on market $161,900 Active 103 DOM
13. 2026-06-01
    days on market $161,900 Active 102 DOM
14. 2026-05-31
    days on market $161,900 Active 101 DOM
15. 2026-05-30
    days on market $161,900 Active 100 DOM
16. 2026-02-19
    listed $161,900 Active 524-char remark

    Show marketing remark (524 chars)

    Freshly painted in neutral colors, this charming cottage is tucked away in the Old Settlement neighborhood on Big Lake. In addition to 2 bedrooms and 1 bath, it offers a small office, perfect for working from home or creative projects. A spacious screened porch and a large backyard with beautiful live oak trees provide a picturesque setting to enjoy. A new roof was installed in 2020, and the home is located less than 250 yards from Big Lake, making it ideal as a primary residence, weekend retreat, or rental investment.

17. 2023-10-31
    price $189,900
18. 2023-09-02
    status Active
19. 2023-08-23
    historical
20. 2023-06-28
    listed $195,000 Active

ⓘ 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: $854 · $71/mo
• Projected year-2 tax: $854 · $71/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $15,037
• − Mortgage interest: −$7,276
• − Property taxes: −$854
• − Insurance: −$1,447
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,779
• Taxable loss: −$725
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $1,578/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: Cameron Parish
• NCES district ID: 2200390
• Math proficiency: 36% ▼ -45.00%
• Reading proficiency: 52% ▼ -29.00%
• Median HH income: $59,171
• Composite: 38.62/100
• National rank: #4156
• State rank: #16 of 98 in LA

Livability — Hackberry

• Score: 66/100
• State rank: #132
• US rank: #12149

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

• County: Calcasieu Parish · 170,889 people
• Metro: Lake Charles, LA
• Population (ZIP): 27,080
• Household income: $60,351
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1267.0

Population outlook (Cameron County) Hauer SSP2

• Today (2025): 6,800 people
• By 2030: 6,766 · -0.5%
• By 2040: 6,676 · -1.8%
• By 2050: 6,608 · -2.8%
• By 2075: 7,007 · +3.0%
• By 2100: 7,526 · +10.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 46% Black 36% Two or more races 11% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 10% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Cameron

• 2024 margin: Solid R (+86.3) · D 6.5% · R 92.8%
• 2008→2024 swing: -21.0pp toward R · 2008: -65.3pp · 2024: -86.3pp
• All cycles: 2024: R+86.3 2020: R+82.9 2016: R+79.4 2012: R+76.2 2008: R+65.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.59%
• Current HPI: 93.679
• Rent YoY: ▲ 8.55%
• Metro: Lake Charles, 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

-17.0% since first listed

5 events — show timeline

• 2026-02-19 Listed $161,900 SWLAR
• 2023-10-31 Price Changed $189,900 GFPAR
• 2023-09-02 Relisted — GFPAR
• 2023-08-23 Delisted — GFPAR
• 2023-06-28 Listed $195,000 GFPAR

Property tax history

+0.1%/yr

Latest (2025): $854 · +5.0% YoY. Source: county tax records.