106 Country Estates Dr · Bayou Blue, LA 70364

$365,000

None bd · None ba · 3,227 sqft · MultiFamily · 4 Days on market

0.70 ac lot ↓ 6% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Price Improvement! Investment Property. One duplex residence, paired with two separate homes, all nestled on approximately one acre in a desirable area offering the best of both worlds: access to amenities and serene country living! Great for investors looking to add to your portfolio, or friends and families wanting to live close together in separate dwellings! Don't wait call your favorite REALTOR to see this property today! All measurements and zoning to be verified by purchaser and certified appraiser.

Key facts

• 0.7 acre lot
• 10 parking spots
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $365k.

Deal economics

• At list price, monthly cash flow is $-498 ($-6k/yr) — negative. Per door: $-249/mo.
• To cash-flow at today's rent, offer at most $293k (19.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (29.8% below list).
• Recommended offer: $256k (29.8% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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.
• 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: 311 active listings in the ZIP; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 45% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $35k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $256,200 (29.8% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.70% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.85%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -26.3%
• Equity multiple: 0.11×
• Total profit: $-90,854
• Equity at exit: $54,423

10-year hold

• IRR: -23.3%
• Equity multiple: -0.17×
• Total profit: $-119,836
• Equity at exit: $31,559

Cash invested: $102,200 (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 70364

• Active inventory: 311
• Price-to-rent: 23.7×

Monthly cashflow live

• Estimated rent: $2,562 medium
• Mortgage (P&I): −$1,914
• Tax est. 1.5%: −$456 /mo · $5,475/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-498

Break-even live

Break-even rent $3,193

Max offer price $292,873

Occupancy floor —

Sensitivity live

Price	-10% $-246	-5% $-372	+0% $-498	+5% $-625	+10% $-751
Rent	-10% $-701	-5% $-600	+0% $-498	+5% $-397	+10% $-296
Rate	-1.0pp $-315	-0.5pp $-406	base $-498	+0.5pp $-593	+1.0pp $-689

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$2,562
Total (2 units)			$2,562

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $365,000 Active 4 DOM
2. 2026-06-18
   days on market $365,000 Active 3 DOM
3. 2026-06-17
   days on market $365,000 Active 2 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-16
   pricedays on marketlisting id $365,000 Active 1 DOM
6. 2026-06-05
   days on market $375,000 Active 270 DOM
7. 2026-06-03
   days on market $375,000 Active 269 DOM
8. 2026-06-02
   days on market $375,000 Active 268 DOM
9. 2026-06-01
   days on market $375,000 Active 267 DOM
10. 2026-05-31
    days on market $375,000 Active 266 DOM
11. 2026-05-30
    days on market $375,000 Active 265 DOM
12. 2026-03-06
    price $375,000 511-char remark

    Show marketing remark (512 chars)

    Price Improvement! Investment Property. One duplex residence, paired with two separate homes, all nestled on approximately one acre in a desirable area offering the best of both worlds: access to amenities and serene country living! Great for investors looking to add to your portfolio, or friends and families wanting to live close together in separate dwellings! Don't wait call your favorite REALTOR to see this property today! All measurements and zoning to be verified by purchaser and certified appraiser.

13. 2026-03-06
    price $375,000 512-char remark

    Show marketing remark (512 chars)

    Price Improvement! Investment Property. One duplex residence, paired with two separate homes, all nestled on approximately one acre in a desirable area offering the best of both worlds: access to amenities and serene country living! Great for investors looking to add to your portfolio, or friends and families wanting to live close together in separate dwellings! Don't wait call your favorite REALTOR to see this property today! All measurements and zoning to be verified by purchaser and certified appraiser.

14. 2026-02-07
    price $385,000 511-char remark

    Show marketing remark (512 chars)

    Price Improvement! Investment Property. One duplex residence, paired with two separate homes, all nestled on approximately one acre in a desirable area offering the best of both worlds: access to amenities and serene country living! Great for investors looking to add to your portfolio, or friends and families wanting to live close together in separate dwellings! Don't wait call your favorite REALTOR to see this property today! All measurements and zoning to be verified by purchaser and certified appraiser.

15. 2026-02-07
    price $385,000 512-char remark

    Show marketing remark (512 chars)

    Price Improvement! Investment Property. One duplex residence, paired with two separate homes, all nestled on approximately one acre in a desirable area offering the best of both worlds: access to amenities and serene country living! Great for investors looking to add to your portfolio, or friends and families wanting to live close together in separate dwellings! Don't wait call your favorite REALTOR to see this property today! All measurements and zoning to be verified by purchaser and certified appraiser.

16. 2025-09-07
    listed $400,000 Active 512-char remark

    Show marketing remark (512 chars)

    Price Improvement! Investment Property. One duplex residence, paired with two separate homes, all nestled on approximately one acre in a desirable area offering the best of both worlds: access to amenities and serene country living! Great for investors looking to add to your portfolio, or friends and families wanting to live close together in separate dwellings! Don't wait call your favorite REALTOR to see this property today! All measurements and zoning to be verified by purchaser and certified appraiser.

17. 2025-09-06
    listed $400,000 Active 511-char remark

    Show marketing remark (511 chars)

    Price Improvement! Investment Property. One duplex residence, paired with two separate homes, all nestled on approximately one acre in a desirable area offering the best of both worlds: access to amenities and serene country living! Great for investors looking to add to your portfolio, or friends and families wanting to live close together in separate dwellings! Don't wait call your favorite REALTOR to see this property today! All measurements and zoning to be verified by purchaser and certified appraiser.

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 50% 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: $30,744
• − Mortgage interest: −$20,446
• − Property taxes: −$5,475
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,460
• − Management: −$2,460
• − Depreciation: −$10,618
• Taxable loss: −$12,539
• Est. tax savings @ 24.0%: +$3,009
• After-tax cash flow: $-2,972/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 — 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
• County: Terrebonne Parish · 57,290 people
• City population: 28,990
• Metro: Houma-Thibodaux, LA
• Population (ZIP): 28,716
• Household income: $68,843
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 387.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 16% Hispanic / Latino 9% Two or more races 9% Native American 7% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Lithuanian 17% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 2% Other Indo-European 1%

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: ▼ -99.75%
• Current HPI: 113.1047
• Rent YoY: —
• Metro: Houma-Thibodaux, LA
• 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

-6.2% since first listed

6 events — show timeline

• 2026-03-06 Price Changed $375,000 AcadianaMLS
• 2026-03-06 Price Changed $375,000 GBRMLS
• 2026-02-07 Price Changed $385,000 AcadianaMLS
• 2026-02-07 Price Changed $385,000 GBRMLS
• 2025-09-07 Listed $400,000 GBRMLS
• 2025-09-06 Listed $400,000 AcadianaMLS