231 West 111th St · Galliano, LA 70345

$89,900

4 bd · 2.0 ba · 1,276 sqft · Other public records · 205 Days on market

Built 1965 9,583 sqft lot $70/sqft · 16% below area Est $159k · 43% under ↓ 49% since listing

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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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Centrally located in Cut Off, this brick ranch home has alot to offer. The home is situated on a large corner lot and features 4 bedrooms and 2 full bathrooms. Call today to schedule your private tour!

Key facts

• Large corner lot
• 9,583 sq ft lot
• Parking

Tags

• LARGE CORNER LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $73k (18.7% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $73k (18.7% below list) — sets the bar for cash-flow.
• Cap rate 10.7% vs local median 2.4% in Galliano — 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 68/100 on livability (#96 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D-, amenities F, commute F.
• Lafourche Parish (other): math 31% / reading 49% proficiency, ranked #22 of 98 in LA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 100 active listings in the ZIP; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $40k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,100 (18.7% 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 205 days. Have you received any prior offers? Is the seller open to a 19% 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. 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?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. 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: 1.36% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.80%
• DSCR: 1.70
• GRM: 6.1

CMA / ARV

• ARV (median comp): $158,996
• List price: $89,900
• Delta: -43.46%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.5%
• Equity multiple: 0.19×
• Total profit: $-20,337
• Equity at exit: $13,404

10-year hold

• IRR: -17.3%
• Equity multiple: 0.03×
• Total profit: $-24,340
• Equity at exit: $7,773

Cash invested: $25,172 (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 70345

• Home prices YoY: -27.6%
• Active inventory: 100
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$124 /mo · $1,488/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-95

Break-even live

Break-even rent $1,341

Max offer price $73,100

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $89,900 Active 205 DOM
2. 2026-06-18
   days on market $89,900 Active 204 DOM
3. 2026-06-17
   days on market $89,900 Active 203 DOM
4. 2026-06-16
   days on market $89,900 Active 202 DOM
5. 2026-06-15
   days on market $89,900 Active 201 DOM
6. 2026-06-14
   days on market $89,900 Active 199 DOM
7. 2026-06-13
   days on market $89,900 Active 198 DOM
8. 2026-06-10
   days on market $89,900 Active 196 DOM
9. 2026-06-09
   days on market $89,900 Active 195 DOM
10. 2026-06-08
    days on market $89,900 Active 194 DOM
11. 2026-06-07
    days on market $89,900 Active 193 DOM
12. 2026-06-05
    remarks 528-char remark
13. 2026-06-05
    days on market $89,900 Active 190 DOM
14. 2026-06-03
    days on market $89,900 Active 189 DOM
15. 2026-06-02
    days on market $89,900 Active 188 DOM
16. 2026-06-01
    days on market $89,900 Active 187 DOM
17. 2026-05-31
    days on market $89,900 Active 186 DOM
18. 2026-05-30
    days on market $89,900 Active 185 DOM
19. 2026-05-18
    price $89,900 201-char remark

    Show marketing remark (201 chars)

    Centrally located in Cut Off, this brick ranch home has alot to offer. The home is situated on a large corner lot and features 4 bedrooms and 2 full bathrooms. Call today to schedule your private tour!

20. 2026-05-18
    price $89,900 201-char remark

    Show marketing remark (201 chars)

    Centrally located in Cut Off, this brick ranch home has alot to offer. The home is situated on a large corner lot and features 4 bedrooms and 2 full bathrooms. Call today to schedule your private tour!

21. 2026-04-15
    price $104,900 201-char remark

    Show marketing remark (201 chars)

    Centrally located in Cut Off, this brick ranch home has alot to offer. The home is situated on a large corner lot and features 4 bedrooms and 2 full bathrooms. Call today to schedule your private tour!

22. 2026-04-15
    price $104,900 201-char remark

    Show marketing remark (201 chars)

    Centrally located in Cut Off, this brick ranch home has alot to offer. The home is situated on a large corner lot and features 4 bedrooms and 2 full bathrooms. Call today to schedule your private tour!

23. 2026-03-09
    price $109,900 201-char remark

    Show marketing remark (201 chars)

    Centrally located in Cut Off, this brick ranch home has alot to offer. The home is situated on a large corner lot and features 4 bedrooms and 2 full bathrooms. Call today to schedule your private tour!

24. 2026-03-09
    price $109,900 201-char remark

    Show marketing remark (201 chars)

    Centrally located in Cut Off, this brick ranch home has alot to offer. The home is situated on a large corner lot and features 4 bedrooms and 2 full bathrooms. Call today to schedule your private tour!

25. 2026-02-03
    price $119,900 201-char remark

    Show marketing remark (201 chars)

    Centrally located in Cut Off, this brick ranch home has alot to offer. The home is situated on a large corner lot and features 4 bedrooms and 2 full bathrooms. Call today to schedule your private tour!

26. 2026-02-03
    price $119,900 201-char remark

    Show marketing remark (201 chars)

    Centrally located in Cut Off, this brick ranch home has alot to offer. The home is situated on a large corner lot and features 4 bedrooms and 2 full bathrooms. Call today to schedule your private tour!

27. 2025-12-30
    price $124,900 201-char remark

    Show marketing remark (201 chars)

    Centrally located in Cut Off, this brick ranch home has alot to offer. The home is situated on a large corner lot and features 4 bedrooms and 2 full bathrooms. Call today to schedule your private tour!

28. 2025-12-30
    price $124,900 201-char remark

    Show marketing remark (201 chars)

    Centrally located in Cut Off, this brick ranch home has alot to offer. The home is situated on a large corner lot and features 4 bedrooms and 2 full bathrooms. Call today to schedule your private tour!

29. 2025-11-26
    listed $129,900 Active 201-char remark

    Show marketing remark (201 chars)

    Centrally located in Cut Off, this brick ranch home has alot to offer. The home is situated on a large corner lot and features 4 bedrooms and 2 full bathrooms. Call today to schedule your private tour!

30. 2025-11-25
    listed $129,900 Active 201-char remark

    Show marketing remark (201 chars)

    Centrally located in Cut Off, this brick ranch home has alot to offer. The home is situated on a large corner lot and features 4 bedrooms and 2 full bathrooms. Call today to schedule your private tour!

31. 2021-08-27
    soldstatus
32. 2021-08-27
    soldstatus $170,000
33. 2021-01-12
    listed $175,000
34. 2021-01-12
    listed $175,000

ⓘ 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: $1,488 · $124/mo
• Projected year-2 tax: $1,488 · $124/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 22 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: $14,649
• − Mortgage interest: −$5,036
• − Property taxes: −$1,488
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$2,615
• Taxable loss: −$2,403
• Est. tax savings @ 24.0%: +$577
• After-tax cash flow: $-565/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: Lafourche Parish
• NCES district ID: 2200900
• Math proficiency: 31% ▼ -43.00%
• Reading proficiency: 49% ▼ -32.00%
• Median HH income: $49,703
• Composite: 34.4/100
• National rank: #5205
• State rank: #22 of 98 in LA

Livability — Galliano

• Score: 68/100
• State rank: #96
• US rank: #9844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galliano, LA
• Population (ZIP): 8,678

Population outlook (Lafourche County) Hauer SSP2

• Today (2025): 102,122 people
• By 2030: 103,361 · +1.2%
• By 2040: 104,401 · +2.2%
• By 2050: 102,795 · +0.7%
• By 2075: 95,599 · -6.4%
• By 2100: 82,303 · -19.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 12% Native American 8% Two or more races 6% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 17% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 76% English-only · French/Haitian/Cajun 14% Spanish 7% Vietnamese 2%

Political lean MEDSL · Lafourche

• 2024 margin: Solid R (+62.1) · D 18.4% · R 80.4% · Other 1.2%
• 2008→2024 swing: -16.1pp toward R · 2008: -46.0pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+60.3 2016: R+56.5 2012: R+48.5 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.05%
• Current HPI: 105.2575
• 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

-48.6% since first listed

16 events — show timeline

• 2026-05-18 Price Changed $89,900 AcadianaMLS
• 2026-05-18 Price Changed $89,900 GBRMLS
• 2026-04-15 Price Changed $104,900 AcadianaMLS
• 2026-04-15 Price Changed $104,900 GBRMLS
• 2026-03-09 Price Changed $109,900 AcadianaMLS
• 2026-03-09 Price Changed $109,900 GBRMLS
• 2026-02-03 Price Changed $119,900 AcadianaMLS
• 2026-02-03 Price Changed $119,900 GBRMLS
• 2025-12-30 Price Changed $124,900 AcadianaMLS
• 2025-12-30 Price Changed $124,900 GBRMLS
• 2025-11-26 Listed $129,900 GBRMLS
• 2025-11-25 Listed $129,900 AcadianaMLS
• 2021-08-27 Sold (Public Records) $170,000 Public Records
• 2021-08-27 Sold (MLS) — GBRMLS
• 2021-01-12 Listed $175,000 AcadianaMLS
• 2021-01-12 Listed $175,000 GBRMLS

Property tax history

+15.4%/yr

Latest (2024): $1,488 · +9.9% YoY. Source: county tax records.