3240 Bayou Blue Rd · Bayou Blue, LA 70359

$125,000

3 bd · 2.0 ba · 1,350 sqft · Manufactured · 304 Days on market

Built 2007 Good condition 10,454 sqft lot $93/sqft · 77% above area

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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).

• Cash flow +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained mobile home conveniently located in Gray, just minutes from the interstate. This property features a large covered aluminum parking area and patio, perfect for outdoor living. Enjoy a spacious backyard along with a sizable shed for storage or hobbies. Offering comfort and convenience in a great location, this home is an excellent opportunity at an affordable price. All measurements and zoning to be verified by the Buyer.

Key facts

• Spacious backyard
• Sizable shed
• 0.24 acre lot

Tags

• COVERED ALUMINUM PARKING AREA
• SPACIOUS BACKYARD
• SIZABLE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $95 ($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 $121k (2.9% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.5% in Bayou Blue — 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 59/100 on livability (#275 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, 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: 112 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($110k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F 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?
6. 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?
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: 0.97% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.26%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (median comp): $70,500
• List price: $125,000
• Delta: 77.30%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
158 Silver Crk	0.44mi	3/2.0	1,183 (-12%)	3mo	$96,000	$81	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-14,183
• Equity at exit: $18,638

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-4,480
• Equity at exit: $10,808

Cash invested: $35,000 (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 70359

• Home prices YoY: -26.8%
• Active inventory: 112
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $95

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 87%

Sensitivity live

Price	-10% $181	-5% $138	+0% $95	+5% $52	+10% $9
Rent	-10% $-1	-5% $47	+0% $95	+5% $143	+10% $191
Rate	-1.0pp $158	-0.5pp $127	base $95	+0.5pp $63	+1.0pp $30

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
266 Mia Dr Gray, LA	3.0	2.0	1140	$1,150	$1.01	44d	1	0.41mi
261 Bon Jovi Blvd Gray, LA	3.0	1.5	1127	$1,400	$1.24	44d	1	1.20mi

Listing history 19 events

1. 2026-06-19
   days on market $125,000 Active 304 DOM
2. 2026-06-18
   days on market $125,000 Active 303 DOM
3. 2026-06-17
   days on market $125,000 Active 302 DOM
4. 2026-06-16
   days on market $125,000 Active 301 DOM
5. 2026-06-15
   days on market $125,000 Active 300 DOM
6. 2026-06-14
   days on market $125,000 Active 298 DOM
7. 2026-06-13
   days on market $125,000 Active 297 DOM
8. 2026-06-10
   days on market $125,000 Active 295 DOM
9. 2026-06-09
   days on market $125,000 Active 294 DOM
10. 2026-06-08
    days on market $125,000 Active 293 DOM
11. 2026-06-07
    days on market $125,000 Active 292 DOM
12. 2026-06-05
    days on market $125,000 Active 289 DOM
13. 2026-06-03
    days on market $125,000 Active 288 DOM
14. 2026-06-02
    days on market $125,000 Active 287 DOM
15. 2026-06-01
    days on market $125,000 Active 286 DOM
16. 2026-05-31
    days on market $125,000 Active 285 DOM
17. 2026-05-30
    days on market $125,000 Active 284 DOM
18. 2025-08-19
    listed $125,000 Active 440-char remark

    Show marketing remark (440 chars)

    Well-maintained mobile home conveniently located in Gray, just minutes from the interstate. This property features a large covered aluminum parking area and patio, perfect for outdoor living. Enjoy a spacious backyard along with a sizable shed for storage or hobbies. Offering comfort and convenience in a great location, this home is an excellent opportunity at an affordable price. All measurements and zoning to be verified by the Buyer.

19. 2025-08-19
    listed $125,000 Active 440-char remark

    Show marketing remark (440 chars)

    Well-maintained mobile home conveniently located in Gray, just minutes from the interstate. This property features a large covered aluminum parking area and patio, perfect for outdoor living. Enjoy a spacious backyard along with a sizable shed for storage or hobbies. Offering comfort and convenience in a great location, this home is an excellent opportunity at an affordable price. All measurements and zoning to be verified by the Buyer.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 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: $14,566
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$3,636
• Taxable loss: −$903
• Est. tax savings @ 24.0%: +$217
• After-tax cash flow: $1,357/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.

Condition & rehab AI · 14 photos

Good 75/100 Cosmetic rehab

The home is in good condition with a well-maintained exterior and interior. It has a covered parking area and a spacious backyard. Painting the exterior siding and improving the landscaping can further enhance its value.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and make it more attractive to potential buyers.
• Both Landscaping improvements — Landscaping improvements can enhance the home's curb appeal and increase its rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Both Landscaping improvements — Landscaping improvements can enhance the home's curb appeal and increase its rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Bayou Blue

• Score: 59/100
• State rank: #275
• US rank: #19981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bayou Blue, LA
• City population: 28,990
• Population (ZIP): 9,472

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 30% Two or more races 7% Hispanic / Latino 7% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 12% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 1% 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: ▼ -46.42%
• Current HPI: 126.6099
• 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

+0.0% since first listed

2 events — show timeline

• 2025-08-19 Listed $125,000 AcadianaMLS
• 2025-08-19 Listed $125,000 GBRMLS