6967 Grand Caillou Rd · Dulac, LA 70363

$115,000

3 bd · 1.0 ba · 1,240 sqft · SingleFamily · 442 Days on market

Built 1942 Poor condition 16 ac lot $93/sqft · 125% above area

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Why this score? — see what drove the C+ 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property has some damage remaining from Hurricane Ida and is being sold AS IS. The home consist of 3 bedrooms , 1 bathroom, kitchen living combo, metal roof, cement driveway and water front lot just steps away that can accommodate up to a 90 ft. vessel. The bayou side lot measures approximately 96 x 130. This property is located just minutes away from of some of the best fishing Southern Louisiana has to offer. The back of the property consist of wetlands and offers some of Louisiana's Sportsman Paradise in your own back yard.

Key facts

• Metal roof
• Bayou side lot
• Water front lot

Tags

• METAL ROOF
• CEMENT DRIVEWAY
• WATER FRONT LOT
• BAYOU SIDE LOT
• WETLANDS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 206 active listings in the ZIP; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 442 days — a 12% lower offer ($101k) 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

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 442 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 9.69%
• Cash-on-cash: 12.13%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (median comp): $51,101
• List price: $115,000
• Delta: 125.04%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.7%
• Equity multiple: 1.07×
• Total profit: $2,120
• Equity at exit: $17,147

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $28,631
• Equity at exit: $9,943

Cash invested: $32,200 (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 70363

• Active inventory: 206
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $326

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 72%

Sensitivity live

Price	-10% $405	-5% $365	+0% $326	+5% $286	+10% $246
Rent	-10% $214	-5% $270	+0% $326	+5% $382	+10% $438
Rate	-1.0pp $383	-0.5pp $355	base $326	+0.5pp $296	+1.0pp $265

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $115,000 Active 442 DOM
2. 2026-06-18
   days on market $115,000 Active 441 DOM
3. 2026-06-17
   days on market $115,000 Active 440 DOM
4. 2026-06-16
   days on market $115,000 Active 439 DOM
5. 2026-06-15
   days on market $115,000 Active 438 DOM
6. 2026-06-14
   days on market $115,000 Active 436 DOM
7. 2026-06-13
   days on market $115,000 Active 435 DOM
8. 2026-06-10
   days on market $115,000 Active 433 DOM
9. 2026-06-09
   days on market $115,000 Active 432 DOM
10. 2026-06-08
    days on market $115,000 Active 431 DOM
11. 2026-06-07
    days on market $115,000 Active 430 DOM
12. 2026-06-05
    days on market $115,000 Active 427 DOM
13. 2026-06-03
    days on market $115,000 Active 426 DOM
14. 2026-06-02
    days on market $115,000 Active 425 DOM
15. 2026-06-01
    days on market $115,000 Active 424 DOM
16. 2026-05-31
    days on market $115,000 Active 423 DOM
17. 2026-05-30
    days on market $115,000 Active 422 DOM
18. 2025-04-03
    listed $115,000 Active 539-char remark

    Show marketing remark (537 chars)

    THIS PROPERTY HAS SOME DAMAGE REMAINING FROM HURRICANE IDA AND IS BEING SOLD AS IS. THE HOME CONSIST OF 3 BEDROOMS , 1 BATHROOM, KITCHEN LIVING COMBO, METAL ROOF, CEMENT DRIVEWAY AND WATER FRONT LOT JUST STEPS AWAY THAT CAN ACCOMMODATE UP TO A 90 FT. VESSEL. THE BAYOU SIDE LOT MEASURES APPROXIMATELY 96 X 130. THIS PROPERTY IS LOCATED JUST MINUTES AWAY FROM OF SOME OF THE BEST FISHING SOUTHERN LOUISIANA HAS TO OFFER. THE BACK OF THE PROPERTY CONSIST OF WETLANDS AND OFFERS SOME OF LOUISIANA'S SPORTSMAN PARADISE IN YOUR OWN BACK YARD.

19. 2025-04-03
    listed $115,000 Active 537-char remark

    Show marketing remark (537 chars)

    THIS PROPERTY HAS SOME DAMAGE REMAINING FROM HURRICANE IDA AND IS BEING SOLD AS IS. THE HOME CONSIST OF 3 BEDROOMS , 1 BATHROOM, KITCHEN LIVING COMBO, METAL ROOF, CEMENT DRIVEWAY AND WATER FRONT LOT JUST STEPS AWAY THAT CAN ACCOMMODATE UP TO A 90 FT. VESSEL. THE BAYOU SIDE LOT MEASURES APPROXIMATELY 96 X 130. THIS PROPERTY IS LOCATED JUST MINUTES AWAY FROM OF SOME OF THE BEST FISHING SOUTHERN LOUISIANA HAS TO OFFER. THE BACK OF THE PROPERTY CONSIST OF WETLANDS AND OFFERS SOME OF LOUISIANA'S SPORTSMAN PARADISE IN YOUR OWN BACK YARD.

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

Taxation est. · year 1

• Rental income: $17,017
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$3,345
• Taxable income: $2,207
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $3,377/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 · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations, including a complete kitchen and bathroom renovation, exterior siding and foundation repair, and landscaping. While it has potential, the current state significantly impacts its value.

Repairs flagged

• Major Kitchen cabinets — Severe wear and tear, likely unsafe and in need of replacement
• Major Bathroom — Outdated and in need of a full renovation
• Major Exterior siding — Weathered and damaged, likely in need of replacement
• Major Foundation — Structural damage visible, likely in need of repair or replacement

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen will attract more buyers and increase the property's value
• Resale Bathroom renovation — A modern bathroom will also attract more buyers and increase the property's value
• Both Exterior siding and foundation repair — These repairs will improve the property's curb appeal and structural integrity, benefiting both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Severe wear and tear, likely unsafe and in need of replacement	Major	$15,000–50,000
Bathroom · Outdated and in need of a full renovation	Major	$15,000–50,000
Exterior siding · Weathered and damaged, likely in need of replacement	Major	$15,000–50,000
Foundation · Structural damage visible, likely in need of repair or replacement	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen will attract more buyers and increase the property's value ↑
• Resale Bathroom renovation — A modern bathroom will also attract more buyers and increase the property's value ↑
• Both Exterior siding and foundation repair — These repairs will improve the property's curb appeal and structural integrity, benefiting both resale and 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: 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): 24,668

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Black 22% Hispanic / Latino 9% Two or more races 8% Native American 8%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 16% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 4%

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: ▼ -99.27%
• Current HPI: 91.3914
• 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

• 2025-04-03 Listed $115,000 GBRMLS
• 2025-04-03 Listed $115,000 AcadianaMLS