134 Rosethorne Ln · Grand Isle, LA 70358

$253,000

4 bd · 2.0 ba · 1,260 sqft · SingleFamily · 233 Days on market

Built 1979 5,662 sqft lot $201/sqft · 26% below area Est $342k · 26% under

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Why this score? — see what drove the D 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 +7.0/30.0
• Appreciation +6.1/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• 1% rule +0.8/10.0

Listing remarks MLS

This home is move in ready. With 4 bedrooms and lots of closet space. The home is in excellent condition. Great neighborhood. Furnishings remain.

Key facts

• 5,662 sq ft lot
• 4 parking spots
• Built 1979

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $253k.

Deal economics

• At list price, monthly cash flow is $-368 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (25.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (42.2% below list).
• Recommended offer: $146k (42.2% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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.
• 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 $7k of equity ($2k loan paydown + $6k appreciation (2.2% local appreciation)).
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $140k; list at $253k implies a 81% gain — meaningful room to come down on a strong offer.

Recommended offer $146,325 (42.2% 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 233 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.58% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.23%
• DSCR: 0.72
• GRM: 14.4

CMA / ARV

• ARV (median comp): $341,861
• List price: $253,000
• Delta: -25.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 Dewberry Ln	0.29mi	4/2.0	1,164 (-8%)	15mo	$170,000	$146	61
161 Raspberry Ln	0.42mi	3/2.0 (-1)	1,288 (+2%)	20mo	$340,000	$264	54
2649 Highway 1	0.47mi	3/3.0 (-1)	1,442 (+14%)	12mo	$399,000	$277	35

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: -1.0%
• Equity multiple: 0.95×
• Total profit: $-3,710
• Equity at exit: $102,449

10-year hold

• IRR: 3.3%
• Equity multiple: 1.47×
• Total profit: $33,195
• Equity at exit: $149,598

Cash invested: $70,840 (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: 14.4×

Monthly cashflow live

• Estimated rent: $1,463 medium
• Mortgage (P&I): −$1,327
• Tax from tax record: −$92 /mo · $1,102/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-368

Break-even live

Break-even rent $1,929

Max offer price $187,987

Occupancy floor —

Sensitivity live

Price	-10% $-225	-5% $-296	+0% $-368	+5% $-440	+10% $-511
Rent	-10% $-484	-5% $-426	+0% $-368	+5% $-310	+10% $-252
Rate	-1.0pp $-241	-0.5pp $-304	base $-368	+0.5pp $-434	+1.0pp $-500

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: $63,250
• Closing costs: $7,590
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $253,000 Active 233 DOM
2. 2026-06-18
   days on market $253,000 Active 230 DOM
3. 2026-06-17
   days on market $253,000 Active 229 DOM
4. 2026-06-16
   days on market $253,000 Active 228 DOM
5. 2026-06-15
   days on market $253,000 Active 227 DOM
6. 2026-06-13
   days on market $253,000 Active 225 DOM
7. 2026-06-10
   days on market $253,000 Active 222 DOM
8. 2026-06-09
   days on market $253,000 Active 221 DOM
9. 2026-06-08
   days on market $253,000 Active 220 DOM
10. 2026-06-07
    days on market $253,000 Active 219 DOM
11. 2026-06-03
    days on market $253,000 Active 215 DOM
12. 2026-06-02
    days on market $253,000 Active 214 DOM
13. 2026-06-01
    days on market $253,000 Active 213 DOM
14. 2026-05-31
    days on market $253,000 Active 212 DOM
15. 2025-10-22
    listed $253,000 Active 145-char remark

    Show marketing remark (145 chars)

    This home is move in ready. With 4 bedrooms and lots of closet space. The home is in excellent condition. Great neighborhood. Furnishings remain.

16. 2025-10-22
    listed $253,000 Active 145-char remark

    Show marketing remark (145 chars)

    This home is move in ready. With 4 bedrooms and lots of closet space. The home is in excellent condition. Great neighborhood. Furnishings remain.

17. 2011-02-22
    soldstatus $140,000
18. 1979-08-01
    soldstatus $41,500

ⓘ 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: $1,102 · $92/mo
• Projected year-2 tax: $1,392 · $116/mo
• Expected delta: +$290/yr (+$24/mo · 26.3%)

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

Taxation est. · year 1

• Rental income: $17,559
• − Mortgage interest: −$14,172
• − Property taxes: −$1,102
• − Insurance: −$1,265
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$7,360
• Taxable loss: −$9,149
• Est. tax savings @ 24.0%: +$2,196
• After-tax cash flow: $-2,220/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: 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

+509.6% since first listed

4 events — show timeline

• 2025-10-22 Listed $253,000 AcadianaMLS
• 2025-10-22 Listed $253,000 GBRMLS
• 2011-02-22 Sold (Public Records) $140,000 Public Records
• 1979-08-01 Sold (Public Records) $41,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,102 · +7.8% YoY. Source: county tax records.