112 Norah Ln · Grand Isle, LA 70358

$179,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 55 Days on market

Built 2008 3,484 sqft lot $114/sqft · 55% below 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 +13.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• DSCR +3.9/10.0
• 1% rule +2.9/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Experience the charm of Gulf Coast living with salt air, stunning sunsets, and peaceful coastal breezes. Whether you're looking for a relaxing getaway or a smart investment opportunity, this property offers the best of both. Enjoy your morning coffee while taking in views of both the Gulf and bay from the spacious front and back porches. This 28x56 camp provides plenty of room for family and friends and comes fully furnished, including appliances and a washer/dryer (ice maker does not remain). Zoned commercial, this property is ideal for rental income or vacation use. Major updates include hurricane straps replaced in 2021 (exceeding code), upgraded insulation with ceramic coating for improved energy efficiency, a new metal roof, a new HVAC system, a new power pole, and concrete work. This Camp survived Hurricane Ida! Conveniently located just 1 mile from the bridge -- bring your boat and let's go fishing!

Key facts

• New metal roof
• Fully furnished
• Zoned commercial

Tags

• GULF COAST LOCATION
• FRONT AND BACK PORCHES
• FULLY FURNISHED
• ZONED COMMERCIAL
• HURRICANE STRAPS REPLACED
• NEW METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-11 ($-129/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (20.8% below list).
• Recommended offer: $142k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 1.6% in Grand Isle — 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 52/100 on livability (#402 in LA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A, cost of living A; Watch: amenities F, commute F, employment F.
• Jefferson Parish (suburban): math 24% / reading 34% proficiency, ranked #44 of 98 in LA (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 227 active listings in the ZIP; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.2% local appreciation)).
• At projected returns (2.2% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $40k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $179k implies a 2883% gain — meaningful room to come down on a strong offer.

Recommended offer $141,840 (20.8% 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. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.79% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (median comp): $400,988
• List price: $179,000
• Delta: -55.36%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Collins Ln	0.12mi	3/2.0	1,573 (+0%)	3mo	$375,000	$238	92

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

Projected returns pro-forma

2.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.27×
• Total profit: $13,311
• Equity at exit: $72,483

10-year hold

• IRR: 8.3%
• Equity multiple: 2.16×
• Total profit: $57,990
• Equity at exit: $105,842

Cash invested: $50,120 (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 70358

• Home prices YoY: 2.6%
• Active inventory: 227
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$118 /mo · $1,416/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-11

Break-even live

Break-even rent $1,432

Max offer price $177,098

Occupancy floor 96%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-19
   status Pending 919-char remark

   Show marketing remark (937 chars)

   Experience the charm of Gulf Coast living with salt air, stunning sunsets, and peaceful coastal breezes. Whether you’re looking for a relaxing getaway or a smart investment opportunity, this property offers the best of both. Enjoy your morning coffee while taking in views of both the Gulf and bay from the spacious front and back porches. This 28x56 camp provides plenty of room for family and friends and comes fully furnished, including appliances and a washer/dryer (ice maker does not remain). Zoned commercial, this property is ideal for rental income or vacation use. Major updates include hurricane straps replaced in 2021 (exceeding code), upgraded insulation with ceramic coating for improved energy efficiency, a new metal roof, a new HVAC system, a new power pole, and concrete work. This Camp survived Hurricane Ida! Conveniently located just 1 mile from the bridge — bring your boat and let’s go fishing!

2. 2026-05-19
   status Pending 937-char remark

   Show marketing remark (937 chars)

   Experience the charm of Gulf Coast living with salt air, stunning sunsets, and peaceful coastal breezes. Whether you’re looking for a relaxing getaway or a smart investment opportunity, this property offers the best of both. Enjoy your morning coffee while taking in views of both the Gulf and bay from the spacious front and back porches. This 28x56 camp provides plenty of room for family and friends and comes fully furnished, including appliances and a washer/dryer (ice maker does not remain). Zoned commercial, this property is ideal for rental income or vacation use. Major updates include hurricane straps replaced in 2021 (exceeding code), upgraded insulation with ceramic coating for improved energy efficiency, a new metal roof, a new HVAC system, a new power pole, and concrete work. This Camp survived Hurricane Ida! Conveniently located just 1 mile from the bridge — bring your boat and let’s go fishing!

3. 2026-04-28
   price $179,000 919-char remark

   Show marketing remark (937 chars)

   Experience the charm of Gulf Coast living with salt air, stunning sunsets, and peaceful coastal breezes. Whether you’re looking for a relaxing getaway or a smart investment opportunity, this property offers the best of both. Enjoy your morning coffee while taking in views of both the Gulf and bay from the spacious front and back porches. This 28x56 camp provides plenty of room for family and friends and comes fully furnished, including appliances and a washer/dryer (ice maker does not remain). Zoned commercial, this property is ideal for rental income or vacation use. Major updates include hurricane straps replaced in 2021 (exceeding code), upgraded insulation with ceramic coating for improved energy efficiency, a new metal roof, a new HVAC system, a new power pole, and concrete work. This Camp survived Hurricane Ida! Conveniently located just 1 mile from the bridge — bring your boat and let’s go fishing!

4. 2026-04-28
   price $179,000 937-char remark

   Show marketing remark (937 chars)

   Experience the charm of Gulf Coast living with salt air, stunning sunsets, and peaceful coastal breezes. Whether you’re looking for a relaxing getaway or a smart investment opportunity, this property offers the best of both. Enjoy your morning coffee while taking in views of both the Gulf and bay from the spacious front and back porches. This 28x56 camp provides plenty of room for family and friends and comes fully furnished, including appliances and a washer/dryer (ice maker does not remain). Zoned commercial, this property is ideal for rental income or vacation use. Major updates include hurricane straps replaced in 2021 (exceeding code), upgraded insulation with ceramic coating for improved energy efficiency, a new metal roof, a new HVAC system, a new power pole, and concrete work. This Camp survived Hurricane Ida! Conveniently located just 1 mile from the bridge — bring your boat and let’s go fishing!

5. 2026-04-14
   price $200,000 919-char remark

   Show marketing remark (937 chars)

   Experience the charm of Gulf Coast living with salt air, stunning sunsets, and peaceful coastal breezes. Whether you’re looking for a relaxing getaway or a smart investment opportunity, this property offers the best of both. Enjoy your morning coffee while taking in views of both the Gulf and bay from the spacious front and back porches. This 28x56 camp provides plenty of room for family and friends and comes fully furnished, including appliances and a washer/dryer (ice maker does not remain). Zoned commercial, this property is ideal for rental income or vacation use. Major updates include hurricane straps replaced in 2021 (exceeding code), upgraded insulation with ceramic coating for improved energy efficiency, a new metal roof, a new HVAC system, a new power pole, and concrete work. This Camp survived Hurricane Ida! Conveniently located just 1 mile from the bridge — bring your boat and let’s go fishing!

6. 2026-04-14
   price $200,000 937-char remark

   Show marketing remark (937 chars)

   Experience the charm of Gulf Coast living with salt air, stunning sunsets, and peaceful coastal breezes. Whether you’re looking for a relaxing getaway or a smart investment opportunity, this property offers the best of both. Enjoy your morning coffee while taking in views of both the Gulf and bay from the spacious front and back porches. This 28x56 camp provides plenty of room for family and friends and comes fully furnished, including appliances and a washer/dryer (ice maker does not remain). Zoned commercial, this property is ideal for rental income or vacation use. Major updates include hurricane straps replaced in 2021 (exceeding code), upgraded insulation with ceramic coating for improved energy efficiency, a new metal roof, a new HVAC system, a new power pole, and concrete work. This Camp survived Hurricane Ida! Conveniently located just 1 mile from the bridge — bring your boat and let’s go fishing!

7. 2026-03-24
   listed $219,000 Active 919-char remark

   Show marketing remark (937 chars)

   Experience the charm of Gulf Coast living with salt air, stunning sunsets, and peaceful coastal breezes. Whether you’re looking for a relaxing getaway or a smart investment opportunity, this property offers the best of both. Enjoy your morning coffee while taking in views of both the Gulf and bay from the spacious front and back porches. This 28x56 camp provides plenty of room for family and friends and comes fully furnished, including appliances and a washer/dryer (ice maker does not remain). Zoned commercial, this property is ideal for rental income or vacation use. Major updates include hurricane straps replaced in 2021 (exceeding code), upgraded insulation with ceramic coating for improved energy efficiency, a new metal roof, a new HVAC system, a new power pole, and concrete work. This Camp survived Hurricane Ida! Conveniently located just 1 mile from the bridge — bring your boat and let’s go fishing!

8. 2026-03-24
   listed $219,000 Active 937-char remark

   Show marketing remark (937 chars)

   Experience the charm of Gulf Coast living with salt air, stunning sunsets, and peaceful coastal breezes. Whether you’re looking for a relaxing getaway or a smart investment opportunity, this property offers the best of both. Enjoy your morning coffee while taking in views of both the Gulf and bay from the spacious front and back porches. This 28x56 camp provides plenty of room for family and friends and comes fully furnished, including appliances and a washer/dryer (ice maker does not remain). Zoned commercial, this property is ideal for rental income or vacation use. Major updates include hurricane straps replaced in 2021 (exceeding code), upgraded insulation with ceramic coating for improved energy efficiency, a new metal roof, a new HVAC system, a new power pole, and concrete work. This Camp survived Hurricane Ida! Conveniently located just 1 mile from the bridge — bring your boat and let’s go fishing!

9. 2024-11-01
   historical
10. 2024-06-04
    price $230,000
11. 2024-05-14
    price $250,000
12. 2024-04-17
    price $260,000
13. 2024-02-20
    price $275,000
14. 2023-10-23
    listed $280,000 Active
15. 2023-10-23
    listed $230,000 Active
16. 1991-04-01
    soldstatus $6,000

ⓘ 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: $1,416 · $118/mo
• Projected year-2 tax: $1,416 · $118/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $17,021
• − Mortgage interest: −$10,027
• − Property taxes: −$1,416
• − Insurance: −$895
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$5,207
• Taxable loss: −$3,248
• Est. tax savings @ 24.0%: +$779
• After-tax cash flow: $650/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: Jefferson Parish
• NCES district ID: 2200840
• Math proficiency: 24% ▼ -36.00%
• Reading proficiency: 34% ▼ -30.00%
• Median HH income: $48,421
• Composite: 25.19/100
• National rank: #7511
• State rank: #44 of 98 in LA

Livability — Grand Isle

• Score: 52/100
• State rank: #402
• US rank: #24827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Isle, LA
• City population: 644
• Population (ZIP): 644

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 451,696 people
• By 2030: 455,451 · +0.8%
• By 2040: 458,308 · +1.5%
• By 2050: 461,031 · +2.1%
• By 2075: 476,351 · +5.5%
• By 2100: 499,377 · +10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Black 1%
• Common ancestry: Lithuanian 28% Subsaharan African 2% Slovak 1%
• Languages at home: 92% English-only · French/Haitian/Cajun 5% Spanish 2%

Political lean MEDSL · Jefferson

• 2024 margin: R (+12.9) · D 42.5% · R 55.5% · Other 2.1%
• 2008→2024 swing: +13.6pp toward D · 2008: -26.6pp · 2024: -12.9pp
• All cycles: 2024: R+12.9 2020: R+11.1 2016: R+14.8 2012: R+18.4 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.19%
• Current HPI: 85.7935
• 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

+2883.3% since first listed

16 events — show timeline

• 2026-05-19 Pending — AcadianaMLS
• 2026-05-19 Pending — GBRMLS
• 2026-04-28 Price Changed $179,000 AcadianaMLS
• 2026-04-28 Price Changed $179,000 GBRMLS
• 2026-04-14 Price Changed $200,000 AcadianaMLS
• 2026-04-14 Price Changed $200,000 GBRMLS
• 2026-03-24 Listed $219,000 GBRMLS
• 2026-03-24 Listed $219,000 AcadianaMLS
• 2024-11-01 Delisted — GBRMLS
• 2024-06-04 Price Changed $230,000 GBRMLS
• 2024-05-14 Price Changed $250,000 GBRMLS
• 2024-04-17 Price Changed $260,000 GBRMLS
• 2024-02-20 Price Changed $275,000 GBRMLS
• 2023-10-23 Listed $230,000 AcadianaMLS
• 2023-10-23 Listed $280,000 GBRMLS
• 1991-04-01 Sold (Public Records) $6,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,416 · +7.9% YoY. Source: county tax records.