135 Drounett Ln · Hackberry, LA 70645

$99,750

4 bd · 1.5 ba · 1,296 sqft · SingleFamily public records · 77 Days on market

Built 1954 0.36 ac lot $77/sqft · 81% below area ↓ 47% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

FISHING, RELAXING, AND FUN This fishing camp boast four bedrooms and two baths. It has a separate enclosed barn with four bays to fit all of your boats. All of the living area is located on the second floor with the screened in porch and storage on the first floor. There is one full bathroom on the second floor and one bathroom with a shower on the first floor. There is a freight elevator which makes it easy to reach the second floor of this camp. If your looking for a place to relax after a day fishing you will not be disappointed. There is a 900+/- sqft screened in porch for cooking or just relaxing and telling stories about the fish you caught that day. The porch area includes an ice machine and fish cleaning facility. It has a nice size storage room which is accessible from the porch. There is a beautiful view of the channel so you can sit, relax, and watch the boats come by your camp. Getting your boat in the water will not take long because this fishing camp is located less than a 1/2 a mile from the public landing at Hackberry. Call today for your showing.

Key facts

• Freight elevator
• Screened in porch
• Ice machine

Tags

• SEPARATE ENCLOSED BARN
• FREIGHT ELEVATOR
• SCREENED IN PORCH
• ICE MACHINE
• FISH CLEANING FACILITY
• PUBLIC LANDING AT HACKBERRY

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-1 ($-16/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (0.2% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% 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: 31 active listings in the ZIP; 27 units permitted in Cameron Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($690 loan paydown + $6k appreciation (5.8% local appreciation)).
• At projected returns (5.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 2y ago; this cycle's ask has dropped $24k (19%) 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; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,765 (6.0% 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 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — 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. 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: 1.34% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.27%
• DSCR: 1.81
• GRM: 6.2

CMA / ARV

• ARV (median comp): $547,268
• List price: $99,750
• Delta: -81.77%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

5.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.99×
• Total profit: $27,533
• Equity at exit: $61,183

10-year hold

• IRR: 15.2%
• Equity multiple: 3.93×
• Total profit: $81,945
• Equity at exit: $109,660

Cash invested: $27,930 (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 70645

• Home prices YoY: 5.0%
• Active inventory: 31
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$523
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-1

Break-even live

Break-even rent $1,342

Max offer price $99,520

Occupancy floor 95%

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: $24,938
• Closing costs: $2,992
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $99,750 Active 77 DOM
2. 2026-06-18
   days on market $99,750 Active 76 DOM
3. 2026-06-17
   days on market $99,750 Active 75 DOM
4. 2026-06-16
   days on market $99,750 Active 74 DOM
5. 2026-06-15
   days on market $99,750 Active 73 DOM
6. 2026-06-14
   days on market $99,750 Active 71 DOM
7. 2026-06-13
   days on market $99,750 Active 70 DOM
8. 2026-06-10
   days on market $99,750 Active 68 DOM
9. 2026-06-09
   days on market $99,750 Active 67 DOM
10. 2026-06-08
    days on market $99,750 Active 66 DOM
11. 2026-06-07
    days on market $99,750 Active 65 DOM
12. 2026-06-02
    days on market $99,750 Active 60 DOM
13. 2026-06-01
    days on market $99,750 Active 59 DOM
14. 2026-05-31
    days on market $99,750 Active 58 DOM
15. 2026-05-30
    days on market $99,750 Active 57 DOM
16. 2026-05-19
    price $99,750 1079-char remark

    Show marketing remark (1079 chars)

    FISHING, RELAXING, AND FUN This fishing camp boast four bedrooms and two baths. It has a separate enclosed barn with four bays to fit all of your boats. All of the living area is located on the second floor with the screened in porch and storage on the first floor. There is one full bathroom on the second floor and one bathroom with a shower on the first floor. There is a freight elevator which makes it easy to reach the second floor of this camp. If your looking for a place to relax after a day fishing you will not be disappointed. There is a 900+/- sqft screened in porch for cooking or just relaxing and telling stories about the fish you caught that day. The porch area includes an ice machine and fish cleaning facility. It has a nice size storage room which is accessible from the porch. There is a beautiful view of the channel so you can sit, relax, and watch the boats come by your camp. Getting your boat in the water will not take long because this fishing camp is located less than a 1/2 a mile from the public landing at Hackberry. Call today for your showing.

17. 2026-04-03
    listed $123,256 Active 1079-char remark

    Show marketing remark (1079 chars)

    FISHING, RELAXING, AND FUN This fishing camp boast four bedrooms and two baths. It has a separate enclosed barn with four bays to fit all of your boats. All of the living area is located on the second floor with the screened in porch and storage on the first floor. There is one full bathroom on the second floor and one bathroom with a shower on the first floor. There is a freight elevator which makes it easy to reach the second floor of this camp. If your looking for a place to relax after a day fishing you will not be disappointed. There is a 900+/- sqft screened in porch for cooking or just relaxing and telling stories about the fish you caught that day. The porch area includes an ice machine and fish cleaning facility. It has a nice size storage room which is accessible from the porch. There is a beautiful view of the channel so you can sit, relax, and watch the boats come by your camp. Getting your boat in the water will not take long because this fishing camp is located less than a 1/2 a mile from the public landing at Hackberry. Call today for your showing.

18. 2026-04-03
    listed $123,256 Active 1079-char remark

    Show marketing remark (1079 chars)

    FISHING, RELAXING, AND FUN This fishing camp boast four bedrooms and two baths. It has a separate enclosed barn with four bays to fit all of your boats. All of the living area is located on the second floor with the screened in porch and storage on the first floor. There is one full bathroom on the second floor and one bathroom with a shower on the first floor. There is a freight elevator which makes it easy to reach the second floor of this camp. If your looking for a place to relax after a day fishing you will not be disappointed. There is a 900+/- sqft screened in porch for cooking or just relaxing and telling stories about the fish you caught that day. The porch area includes an ice machine and fish cleaning facility. It has a nice size storage room which is accessible from the porch. There is a beautiful view of the channel so you can sit, relax, and watch the boats come by your camp. Getting your boat in the water will not take long because this fishing camp is located less than a 1/2 a mile from the public landing at Hackberry. Call today for your showing.

19. 2025-08-31
    listed $155,300 Active
20. 2025-08-31
    listed $155,300 Active
21. 2025-05-19
    listed $155,300 Active
22. 2025-05-19
    listed $155,300 Active
23. 2024-12-11
    listed $169,370 Active
24. 2024-12-11
    historical
25. 2024-08-02
    listed $169,370 Active
26. 2024-08-02
    listed $169,370 Active
27. 2024-07-02
    historical
28. 2024-05-07
    listed $188,000 Active
29. 2024-05-07
    listed $188,000

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $831 · $69/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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $16,088
• − Mortgage interest: −$5,588
• − Property taxes: −$831
• − Insurance: −$5,617
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$2,902
• Taxable loss: −$1,423
• Est. tax savings @ 24.0%: +$342
• After-tax cash flow: $326/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

• Census place: Hackberry, LA
• Population (ZIP): 830

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: Predominantly White (99%)
• Race & ethnicity: White 99% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Lithuanian 6% Italian 3% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 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: ▲ 5.76%
• Current HPI: 120.7393
• 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

-46.9% since first listed

14 events — show timeline

• 2026-05-19 Price Changed $99,750 GBRMLS
• 2026-04-03 Listed $123,256 AcadianaMLS
• 2026-04-03 Listed $123,256 GBRMLS
• 2025-08-31 Listed $155,300 GBRMLS
• 2025-08-31 Listed $155,300 AcadianaMLS
• 2025-05-19 Listed $155,300 GBRMLS
• 2025-05-19 Listed $155,300 AcadianaMLS
• 2024-12-11 Listed $169,370 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-08-02 Listed $169,370 GBRMLS
• 2024-08-02 Listed $169,370 AcadianaMLS
• 2024-07-02 Delisted — GBRMLS
• 2024-05-07 Listed $188,000 AcadianaMLS
• 2024-05-07 Listed $188,000 GBRMLS

Property tax history

+3.0%/yr

Latest (2025): $831 · +2.4% YoY. Source: county tax records.