116 Alisha Dr · Bayou Blue, LA 70359

$99,900

3 bd · 2.0 ba · 1,547 sqft · Manufactured public records · 31 Days on market

Manufactured home 9,931 sqft lot

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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 +4.2/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bath mobile home offers great potential with a functional layout and plenty of outdoor space. The property features a fully fenced backyard, a screened-in patio perfect for relaxing or entertaining, and a small workshop ideal for storage or hobbies. With a little TLC, this home could truly shine and make a great investment or personal residence. Conveniently located and priced to sell, don't miss the opportunity to make it your own!

Key facts

• Screened-in patio
• Small workshop
• 9,931 sq ft lot

Tags

• FULLY FENCED BACKYARD
• SCREENED-IN PATIO
• SMALL WORKSHOP

Property features AI

Finance

• Other: Located in the Rachel Plantation subdivision

Exterior

• Parking: Carport (2 spaces total)
• Utilities: Public water; Septic tank sewer
• Home design: Manufactured home; Single-story
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Lot approximately 80' x 124.4' (about 0.228 acres)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $77 ($927/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 $92k (8.2% below list).
• Recommended offer: $92k (8.2% below list) — sets the bar for 1% rule.
• 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: crime F, amenities F, commute 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.
• Zoned schools: Bayou Blue Elementary School (511 students, 58% FRL); Bayou Blue Middle School (math 20% / reading 51%, grade F, #91 of 218 statewide, top 42%, 424 students, 52% FRL); Central Lafourche High School (math 28% / reading 50%, grade F, #86 of 265 statewide, top 33%, 1,360 students, 61% FRL) — zoned schools at 57% FRL track the district average.
• 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($97k) 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.
• Current owner paid $65k; list at $100k implies a 54% gain — meaningful room to come down on a strong offer.

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 $91,702 (8.2% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.92% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.31%
• DSCR: 1.15
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $64,974
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
198 Mia Dr	0.14mi	3/2.0	1,560 (+1%)	19mo	$64,900	$42	76
166 Mia Dr	0.09mi	3/2.0	1,712 (+11%)	4mo	$45,000	$26	75

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-11,281
• Equity at exit: $14,895

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-3,540
• Equity at exit: $8,638

Cash invested: $27,972 (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: 9.1×

Monthly cashflow live

• Estimated rent: $917 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$42
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $77

Break-even live

Break-even rent $819

Max offer price $99,900

Occupancy floor 87%

Sensitivity live

Price	-10% $134	-5% $106	+0% $77	+5% $49	+10% $21
Rent	-10% $5	-5% $41	+0% $77	+5% $113	+10% $150
Rate	-1.0pp $128	-0.5pp $103	base $77	+0.5pp $51	+1.0pp $25

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: $24,975
• Closing costs: $2,997
• 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	46d	1	0.26mi
261 Bon Jovi Blvd Gray, LA	3.0	1.5	1127	$1,400	$1.24	46d	1	1.33mi

Listing history 20 events

1. 2026-06-23
   days on market $99,900 Active 31 DOM
2. 2026-06-22
   status $99,900 Active 30 DOM
3. 2026-06-17
   status $99,900 Pending 30 DOM
4. 2026-06-16
   days on market $99,900 Active 30 DOM
5. 2026-06-15
   days on market $99,900 Active 29 DOM
6. 2026-06-14
   days on market $99,900 Active 27 DOM
7. 2026-06-13
   days on market $99,900 Active 26 DOM
8. 2026-06-10
   days on market $99,900 Active 24 DOM
9. 2026-06-09
   days on market $99,900 Active 23 DOM
10. 2026-06-08
    days on market $99,900 Active 22 DOM
11. 2026-06-07
    days on market $99,900 Active 21 DOM
12. 2026-06-05
    days on market $99,900 Active 18 DOM
13. 2026-06-03
    days on market $99,900 Active 17 DOM
14. 2026-06-02
    days on market $99,900 Active 16 DOM
15. 2026-06-01
    days on market $99,900 Active 15 DOM
16. 2026-05-31
    days on market $99,900 Active 14 DOM
17. 2026-05-30
    days on market $99,900 Active 13 DOM
18. 2026-05-08
    listed $99,900 Active

    Show marketing remark (454 chars)

    This 3-bedroom, 2-bath mobile home offers great potential with a functional layout and plenty of outdoor space. The property features a fully fenced backyard, a screened-in patio perfect for relaxing or entertaining, and a small workshop ideal for storage or hobbies. With a little TLC, this home could truly shine and make a great investment or personal residence. Conveniently located and priced to sell, don't miss the opportunity to make it your own!

19. 2026-05-08
    listed $99,900 Active 454-char remark

    Show marketing remark (454 chars)

    This 3-bedroom, 2-bath mobile home offers great potential with a functional layout and plenty of outdoor space. The property features a fully fenced backyard, a screened-in patio perfect for relaxing or entertaining, and a small workshop ideal for storage or hobbies. With a little TLC, this home could truly shine and make a great investment or personal residence. Conveniently located and priced to sell, don't miss the opportunity to make it your own!

20. 2012-07-06
    soldstatus $65,000

ⓘ 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: $980 · $82/mo
• Projected year-2 tax: $980 · $82/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 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: $11,004
• − Mortgage interest: −$5,596
• − Property taxes: −$980
• − Insurance: −$500
• − Repairs & maintenance: −$880
• − Management: −$880
• − Depreciation: −$2,906
• Taxable loss: −$738
• Est. tax savings @ 24.0%: +$177
• After-tax cash flow: $1,104/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 — 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

+53.7% since first listed

3 events — show timeline

• 2026-05-08 Listed $99,900 AcadianaMLS
• 2026-05-08 Listed $99,900 GBRMLS
• 2012-07-06 Sold (Public Records) $65,000 Public Records

Property tax history

+1.1%/yr

Latest (2024): $980 · +0.3% YoY. Source: county tax records.