1058 Four Point Rd · Dulac, LA 70353

$64,900

1 bd · 1.0 ba · 665 sqft · Other · 427 Days on market

Built 2000 0.28 ac lot $98/sqft · 45% below area Est $119k · 45% under ↓ 8% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Just in time for peak fishing season! 1058 Four Point Rd is located in sportsman's paradise and features a spacious open concept living and kitchen, 1 large bedroom, 1 bath, and a laundry room. Extra perks include enclosed entry porch, new roof, new flooring, 2 new A/C units, new windows, and 14' X 30' covered boat/RV port with 50-AMP electrical outlet. This property is in close proximity to a public launch and is centrally located allowing access to some of the best saltwater fishing that Terrebonne Parish has to offer! Camp is on leased land. Buyer to verify all measurements and information contained herein. Call for your showing today!

Key facts

• Open concept living
• Enclosed entry porch
• New flooring

Tags

• OPEN CONCEPT LIVING
• ENCLOSED ENTRY PORCH
• NEW ROOF
• NEW FLOORING
• NEW A/C UNITS
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($796 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 0.9% in Dulac — 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 53/100 on livability (#395 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Terrebonne Parish (other): math 32% / reading 46% proficiency, ranked #23 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 34 active listings in the ZIP; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 427 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 427 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. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.94%
• DSCR: 1.71
• GRM: 6.8

CMA / ARV

• ARV (median comp): $119,080
• List price: $64,900
• Delta: -45.50%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.4%
• Equity multiple: 2.27×
• Total profit: $23,167
• Equity at exit: $29,182

10-year hold

• IRR: 23.4%
• Equity multiple: 4.35×
• Total profit: $60,901
• Equity at exit: $44,973

Cash invested: $18,172 (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 70353

• Active inventory: 34
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $796 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$20 /mo · $245/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $241

Break-even live

Break-even rent $491

Max offer price $64,900

Occupancy floor 65%

Sensitivity live

Price	-10% $278	-5% $260	+0% $241	+5% $223	+10% $205
Rent	-10% $178	-5% $210	+0% $241	+5% $273	+10% $304
Rate	-1.0pp $274	-0.5pp $258	base $241	+0.5pp $225	+1.0pp $207

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $64,900 Active 427 DOM
2. 2026-06-18
   days on market $64,900 Active 426 DOM
3. 2026-06-17
   days on market $64,900 Active 425 DOM
4. 2026-06-16
   days on market $64,900 Active 424 DOM
5. 2026-06-15
   days on market $64,900 Active 423 DOM
6. 2026-06-14
   days on market $64,900 Active 421 DOM
7. 2026-06-13
   days on market $64,900 Active 420 DOM
8. 2026-06-10
   days on market $64,900 Active 418 DOM
9. 2026-06-09
   days on market $64,900 Active 417 DOM
10. 2026-06-08
    days on market $64,900 Active 416 DOM
11. 2026-06-07
    days on market $64,900 Active 415 DOM
12. 2026-06-05
    pricedays on market $64,900 Active 412 DOM
13. 2026-06-03
    days on market $69,000 Active 411 DOM
14. 2026-06-02
    days on market $69,000 Active 410 DOM
15. 2026-06-01
    days on market $69,000 Active 409 DOM
16. 2026-05-31
    days on market $69,000 Active 408 DOM
17. 2026-05-30
    days on market $69,000 Active 407 DOM
18. 2025-09-11
    price $69,000 646-char remark

    Show marketing remark (649 chars)

    Just in time for peak fishing season! 1058 Four Point Rd is located in sportsman's paradise and features a spacious open concept living and kitchen, 1 large bedroom, 1 bath, and a laundry room. Extra perks include enclosed entry porch, new roof, new flooring, 2 new A/C units, new windows, and 14' X 30' covered boat/RV port with 50-AMP electrical outlet. This property is in close proximity to a public launch and is centrally located allowing access to some of the best saltwater fishing that Terrebonne Parish has to offer! Camp is on leased land. Buyer to verify all measurements and information contained herein. Call for your showing today!

19. 2025-09-11
    price $69,000 649-char remark

    Show marketing remark (649 chars)

    Just in time for peak fishing season! 1058 Four Point Rd is located in sportsman's paradise and features a spacious open concept living and kitchen, 1 large bedroom, 1 bath, and a laundry room. Extra perks include enclosed entry porch, new roof, new flooring, 2 new A/C units, new windows, and 14' X 30' covered boat/RV port with 50-AMP electrical outlet. This property is in close proximity to a public launch and is centrally located allowing access to some of the best saltwater fishing that Terrebonne Parish has to offer! Camp is on leased land. Buyer to verify all measurements and information contained herein. Call for your showing today!

20. 2025-04-18
    listed $74,500 Active 646-char remark

    Show marketing remark (649 chars)

    Just in time for peak fishing season! 1058 Four Point Rd is located in sportsman's paradise and features a spacious open concept living and kitchen, 1 large bedroom, 1 bath, and a laundry room. Extra perks include enclosed entry porch, new roof, new flooring, 2 new A/C units, new windows, and 14' X 30' covered boat/RV port with 50-AMP electrical outlet. This property is in close proximity to a public launch and is centrally located allowing access to some of the best saltwater fishing that Terrebonne Parish has to offer! Camp is on leased land. Buyer to verify all measurements and information contained herein. Call for your showing today!

21. 2025-04-18
    listed $74,500 Active 649-char remark

    Show marketing remark (649 chars)

    Just in time for peak fishing season! 1058 Four Point Rd is located in sportsman's paradise and features a spacious open concept living and kitchen, 1 large bedroom, 1 bath, and a laundry room. Extra perks include enclosed entry porch, new roof, new flooring, 2 new A/C units, new windows, and 14' X 30' covered boat/RV port with 50-AMP electrical outlet. This property is in close proximity to a public launch and is centrally located allowing access to some of the best saltwater fishing that Terrebonne Parish has to offer! Camp is on leased land. Buyer to verify all measurements and information contained herein. Call for your showing today!

22. 2024-10-17
    historical
23. 2024-04-16
    listed $75,000 Active
24. 2024-04-16
    listed $75,000 Active

ⓘ 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: $245 · $20/mo
• Projected year-2 tax: $357 · $30/mo
• Expected delta: +$112/yr (+$9/mo · 45.9%)

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

Taxation est. · year 1

• Rental income: $9,557
• − Mortgage interest: −$3,635
• − Property taxes: −$245
• − Insurance: −$324
• − Repairs & maintenance: −$765
• − Management: −$765
• − Depreciation: −$1,888
• Taxable income: $1,935
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $2,432/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: Terrebonne Parish
• NCES district ID: 2201740
• Math proficiency: 32% ▼ -36.00%
• Reading proficiency: 46% ▼ -30.00%
• Median HH income: $47,612
• Composite: 33.38/100
• National rank: #5480
• State rank: #23 of 98 in LA

Livability — Dulac

• Score: 53/100
• State rank: #395
• US rank: #24560

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dulac, LA
• Population (ZIP): 522

Population outlook (Terrebonne County) Hauer SSP2

• Today (2025): 118,724 people
• By 2030: 120,321 · +1.3%
• By 2040: 121,894 · +2.7%
• By 2050: 121,119 · +2.0%
• By 2075: 117,270 · -1.2%
• By 2100: 107,544 · -9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Native American 10% Hispanic / Latino 8% Two or more races 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 41%
• Foreign-born: 2% · Canada
• Languages at home: 80% English-only · French/Haitian/Cajun 17% Spanish 3%

Political lean MEDSL · Terrebonne

• 2024 margin: Solid R (+51.8) · D 23.5% · R 75.3% · Other 1.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -40.9pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+50.0 2016: R+48.4 2012: R+41.2 2008: R+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-8.0% since first listed

7 events — show timeline

• 2025-09-11 Price Changed $69,000 AcadianaMLS
• 2025-09-11 Price Changed $69,000 GBRMLS
• 2025-04-18 Listed $74,500 GBRMLS
• 2025-04-18 Listed $74,500 AcadianaMLS
• 2024-10-17 Delisted — GBRMLS
• 2024-04-16 Listed $75,000 AcadianaMLS
• 2024-04-16 Listed $75,000 GBRMLS

Property tax history

+9.4%/yr

Latest (2025): $245 · +5.7% YoY. Source: county tax records.