122 West 11th St · Larose, LA 70373

$49,000

3 bd · 1.0 ba · 1,164 sqft · Other · 260 Days on market

Built 1964 5,662 sqft lot $42/sqft · 58% below area

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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
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming home situated on a corner lot. The property features a detached garage/workshop, perfect for storage, hobbies, or projects. Inside, you'll find a spacious kitchen that flows seamlessly into the living room, where a cozy gas fireplace creates a welcoming centerpiece. The bathroom includes a convenient tub/shower combination, adding comfort and functionality.

Key facts

• Spacious kitchen
• Gas fireplace
• Corner lot

Tags

• CORNER LOT
• DETACHED GARAGE
• SPACIOUS KITCHEN
• GAS FIREPLACE
• TUB SHOWER COMBINATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $49k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 2.0% in Larose — 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 62/100 on livability (#209 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, schools B+; Watch: employment D+, crime D, amenities 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: 57 active listings in the ZIP; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($339 loan paydown + $3k appreciation (6.1% local appreciation)).
• At projected returns (6.1% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 7y ago; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A99 (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 $43,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. 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?
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: 2.16% ✓
• Cap rate: 18.17%
• Cash-on-cash: 42.42%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

• ARV (median comp): $117,781
• List price: $49,000
• Delta: -58.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

6.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.4%
• Equity multiple: 3.73×
• Total profit: $37,434
• Equity at exit: $31,090

10-year hold

• IRR: 39.4%
• Equity multiple: 7.73×
• Total profit: $92,294
• Equity at exit: $56,629

Cash invested: $13,720 (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 70373

• Home prices YoY: 6.1%
• Active inventory: 57
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$20
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $360

Break-even live

Break-even rent $601

Max offer price $49,000

Occupancy floor 61%

Sensitivity live

Price	-10% $388	-5% $374	+0% $360	+5% $346	+10% $332
Rent	-10% $276	-5% $318	+0% $360	+5% $402	+10% $443
Rate	-1.0pp $385	-0.5pp $372	base $360	+0.5pp $347	+1.0pp $334

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $49,000 Active 260 DOM
2. 2026-06-18
   days on market $49,000 Active 259 DOM
3. 2026-06-17
   days on market $49,000 Active 258 DOM
4. 2026-06-16
   days on market $49,000 Active 257 DOM
5. 2026-06-15
   days on market $49,000 Active 256 DOM
6. 2026-06-14
   days on market $49,000 Active 254 DOM
7. 2026-06-13
   days on market $49,000 Active 253 DOM
8. 2026-06-10
   days on market $49,000 Active 251 DOM
9. 2026-06-09
   days on market $49,000 Active 250 DOM
10. 2026-06-08
    days on market $49,000 Active 249 DOM
11. 2026-06-07
    days on market $49,000 Active 248 DOM
12. 2026-06-05
    days on market $49,000 Active 245 DOM
13. 2026-06-03
    days on market $49,000 Active 244 DOM
14. 2026-06-02
    days on market $49,000 Active 243 DOM
15. 2026-06-01
    days on market $49,000 Active 242 DOM
16. 2026-05-31
    days on market $49,000 Active 241 DOM
17. 2026-05-30
    days on market $49,000 Active 240 DOM
18. 2026-03-26
    price $49,000 368-char remark

    Show marketing remark (374 chars)

    Charming home situated on a corner lot. The property features a detached garage/workshop, perfect for storage, hobbies, or projects. Inside, you’ll find a spacious kitchen that flows seamlessly into the living room, where a cozy gas fireplace creates a welcoming centerpiece. The bathroom includes a convenient tub/shower combination, adding comfort and functionality.

19. 2026-03-26
    price $49,000 374-char remark

    Show marketing remark (374 chars)

    Charming home situated on a corner lot. The property features a detached garage/workshop, perfect for storage, hobbies, or projects. Inside, you’ll find a spacious kitchen that flows seamlessly into the living room, where a cozy gas fireplace creates a welcoming centerpiece. The bathroom includes a convenient tub/shower combination, adding comfort and functionality.

20. 2025-10-01
    listed $59,000 Active 368-char remark

    Show marketing remark (374 chars)

    Charming home situated on a corner lot. The property features a detached garage/workshop, perfect for storage, hobbies, or projects. Inside, you’ll find a spacious kitchen that flows seamlessly into the living room, where a cozy gas fireplace creates a welcoming centerpiece. The bathroom includes a convenient tub/shower combination, adding comfort and functionality.

21. 2025-10-01
    listed $59,000 Active 374-char remark

    Show marketing remark (374 chars)

    Charming home situated on a corner lot. The property features a detached garage/workshop, perfect for storage, hobbies, or projects. Inside, you’ll find a spacious kitchen that flows seamlessly into the living room, where a cozy gas fireplace creates a welcoming centerpiece. The bathroom includes a convenient tub/shower combination, adding comfort and functionality.

22. 2023-02-10
    soldstatus Sold
23. 2023-01-24
    historical
24. 2022-07-07
    listed $65,000 Active
25. 2022-07-07
    listed $65,000
26. 2020-08-12
    soldstatus
27. 2020-03-02
    listed $22,500
28. 2020-03-02
    listed $22,500
29. 2020-01-07
    listed $29,900
30. 2020-01-07
    listed $29,900
31. 2020-01-07
    listed $29,900
32. 2019-05-07
    listed $29,900
33. 2019-05-07
    listed $29,900
34. 2019-05-07
    listed $29,900

ⓘ 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: $871 · $73/mo
• Projected year-2 tax: $871 · $73/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 A99 · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $12,684
• − Mortgage interest: −$2,745
• − Property taxes: −$871
• − Insurance: −$1,748
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$1,425
• Taxable income: $3,865
• Est. tax owed @ 24.0%: −$928
• After-tax cash flow: $3,390/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 — Larose

• Score: 62/100
• State rank: #209
• US rank: #16267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Larose, LA
• Population (ZIP): 5,700

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 (83%)
• Race & ethnicity: White 83% Two or more races 10% Native American 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 18% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 87% English-only · French/Haitian/Cajun 10% Spanish 2% Vietnamese 1%

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: ▲ 6.09%
• Current HPI: 105.4002
• 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

+63.9% since first listed

17 events — show timeline

• 2026-03-26 Price Changed $49,000 AcadianaMLS
• 2026-03-26 Price Changed $49,000 GBRMLS
• 2025-10-01 Listed $59,000 GBRMLS
• 2025-10-01 Listed $59,000 AcadianaMLS
• 2023-02-10 Sold (MLS) — GBRMLS
• 2023-01-24 Delisted — GBRMLS
• 2022-07-07 Listed $65,000 AcadianaMLS
• 2022-07-07 Listed $65,000 GBRMLS
• 2020-08-12 Sold (MLS) — GBRMLS
• 2020-03-02 Listed $22,500 AcadianaMLS
• 2020-03-02 Listed $22,500 GBRMLS
• 2020-01-07 Listed $29,900 AcadianaMLS
• 2020-01-07 Listed $29,900 GBRMLS
• 2020-01-07 Listed $29,900 GBRMLS
• 2019-05-07 Listed $29,900 AcadianaMLS
• 2019-05-07 Listed $29,900 GBRMLS
• 2019-05-07 Listed $29,900 GBRMLS

Property tax history

+1.5%/yr

Latest (2024): $871 · +9.6% YoY. Source: county tax records.