1435 La Hwy 55 · Montegut, LA 70377

$75,000

4 bd · 3.0 ba · 1,240 sqft · SingleFamily public records · 200 Days on market

Built 1974 4.08 ac lot $60/sqft · 44% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover your amazing opportunity in Montegut with this great home on just over four acres of land. This spacious four-bedroom, three-bathroom house has so much potential to become your dream full-time residence or the perfect fishing and hunting camp. The property includes valuable batture, giving you direct access to the water right from your land. The location is excellent for those who love the water, as the public boat launch is under a five-minute drive away. You are also immersed in local culture, just ten minutes from the unique French immersion school, Ecole Pointe aux Chien, and the beautiful Chauvin Sculpture Garden. This is an awesome opportunity for the right person looking for a great location and plenty of land. Note: Due to the condition, this property will not qualify for most standard financing. Seller is offering Owner Financing to qualified buyers--making this exceptional opportunity within reach!

Key facts

• Four acres of land
• Public boat launch
• 4.08 acre lot

Tags

• FOUR ACRES OF LAND
• DIRECT ACCESS TO THE WATER
• PUBLIC BOAT LAUNCH
• CHAUVIN SCULPTURE GARDEN

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $6 ($70/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#110 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, amenities F, commute 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: 42 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 $3k of equity ($519 loan paydown + $3k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $45k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $75k implies a 477% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
7. 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.
8. 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.
9. 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: 1.55% ✓
• Cap rate: 13.21%
• Cash-on-cash: 24.71%
• DSCR: 2.10
• GRM: 5.4

CMA / ARV

• ARV (median comp): $187,070
• List price: $75,000
• Delta: -59.91%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.60×
• Total profit: $12,703
• Equity at exit: $36,956

10-year hold

• IRR: 12.2%
• Equity multiple: 2.97×
• Total profit: $41,427
• Equity at exit: $59,606

Cash invested: $21,000 (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 70377

• Home prices YoY: 3.6%
• Active inventory: 42
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$60 /mo · $714/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $6

Break-even live

Break-even rent $1,153

Max offer price $75,000

Occupancy floor 94%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $75,000 Active 200 DOM
2. 2026-06-18
   days on market $75,000 Active 199 DOM
3. 2026-06-17
   days on market $75,000 Active 198 DOM
4. 2026-06-17
   price $75,000 Active 197 DOM
5. 2026-06-16
   days on market $100,000 Active 197 DOM
6. 2026-06-15
   days on market $100,000 Active 196 DOM
7. 2026-06-14
   days on market $100,000 Active 194 DOM
8. 2026-06-13
   days on market $100,000 Active 193 DOM
9. 2026-06-10
   days on market $100,000 Active 191 DOM
10. 2026-06-09
    days on market $100,000 Active 190 DOM
11. 2026-06-08
    days on market $100,000 Active 189 DOM
12. 2026-06-07
    days on market $100,000 Active 188 DOM
13. 2026-06-05
    days on market $100,000 Active 185 DOM
14. 2026-06-03
    days on market $100,000 Active 184 DOM
15. 2026-06-02
    days on market $100,000 Active 183 DOM
16. 2026-06-01
    days on market $100,000 Active 182 DOM
17. 2026-05-31
    days on market $100,000 Active 181 DOM
18. 2026-05-30
    days on market $100,000 Active 180 DOM
19. 2026-03-31
    price $100,000 930-char remark

    Show marketing remark (942 chars)

    Discover your amazing opportunity in Montegut with this great home on just over four acres of land. This spacious four-bedroom, three-bathroom house has so much potential to become your dream full-time residence or the perfect fishing and hunting camp. The property includes valuable batture, giving you direct access to the water right from your land. The location is excellent for those who love the water, as the public boat launch is under a five-minute drive away. You are also immersed in local culture, just ten minutes from the unique French immersion school, École Pointe aux Chien, and the beautiful Chauvin Sculpture Garden. This is an awesome opportunity for the right person looking for a great location and plenty of land. Note: Due to the condition, this property will not qualify for most standard financing. Seller is offering Owner Financing to qualified buyers—making this exceptional opportunity within reach!

20. 2026-03-31
    price $100,000 942-char remark

    Show marketing remark (942 chars)

    Discover your amazing opportunity in Montegut with this great home on just over four acres of land. This spacious four-bedroom, three-bathroom house has so much potential to become your dream full-time residence or the perfect fishing and hunting camp. The property includes valuable batture, giving you direct access to the water right from your land. The location is excellent for those who love the water, as the public boat launch is under a five-minute drive away. You are also immersed in local culture, just ten minutes from the unique French immersion school, École Pointe aux Chien, and the beautiful Chauvin Sculpture Garden. This is an awesome opportunity for the right person looking for a great location and plenty of land. Note: Due to the condition, this property will not qualify for most standard financing. Seller is offering Owner Financing to qualified buyers—making this exceptional opportunity within reach!

21. 2026-03-04
    price $110,000 930-char remark

    Show marketing remark (942 chars)

    Discover your amazing opportunity in Montegut with this great home on just over four acres of land. This spacious four-bedroom, three-bathroom house has so much potential to become your dream full-time residence or the perfect fishing and hunting camp. The property includes valuable batture, giving you direct access to the water right from your land. The location is excellent for those who love the water, as the public boat launch is under a five-minute drive away. You are also immersed in local culture, just ten minutes from the unique French immersion school, École Pointe aux Chien, and the beautiful Chauvin Sculpture Garden. This is an awesome opportunity for the right person looking for a great location and plenty of land. Note: Due to the condition, this property will not qualify for most standard financing. Seller is offering Owner Financing to qualified buyers—making this exceptional opportunity within reach!

22. 2026-03-04
    price $110,000 942-char remark

    Show marketing remark (942 chars)

    Discover your amazing opportunity in Montegut with this great home on just over four acres of land. This spacious four-bedroom, three-bathroom house has so much potential to become your dream full-time residence or the perfect fishing and hunting camp. The property includes valuable batture, giving you direct access to the water right from your land. The location is excellent for those who love the water, as the public boat launch is under a five-minute drive away. You are also immersed in local culture, just ten minutes from the unique French immersion school, École Pointe aux Chien, and the beautiful Chauvin Sculpture Garden. This is an awesome opportunity for the right person looking for a great location and plenty of land. Note: Due to the condition, this property will not qualify for most standard financing. Seller is offering Owner Financing to qualified buyers—making this exceptional opportunity within reach!

23. 2025-12-01
    listed $120,000 Active 930-char remark

    Show marketing remark (942 chars)

    Discover your amazing opportunity in Montegut with this great home on just over four acres of land. This spacious four-bedroom, three-bathroom house has so much potential to become your dream full-time residence or the perfect fishing and hunting camp. The property includes valuable batture, giving you direct access to the water right from your land. The location is excellent for those who love the water, as the public boat launch is under a five-minute drive away. You are also immersed in local culture, just ten minutes from the unique French immersion school, École Pointe aux Chien, and the beautiful Chauvin Sculpture Garden. This is an awesome opportunity for the right person looking for a great location and plenty of land. Note: Due to the condition, this property will not qualify for most standard financing. Seller is offering Owner Financing to qualified buyers—making this exceptional opportunity within reach!

24. 2025-12-01
    listed $120,000 Active 942-char remark

    Show marketing remark (942 chars)

    Discover your amazing opportunity in Montegut with this great home on just over four acres of land. This spacious four-bedroom, three-bathroom house has so much potential to become your dream full-time residence or the perfect fishing and hunting camp. The property includes valuable batture, giving you direct access to the water right from your land. The location is excellent for those who love the water, as the public boat launch is under a five-minute drive away. You are also immersed in local culture, just ten minutes from the unique French immersion school, École Pointe aux Chien, and the beautiful Chauvin Sculpture Garden. This is an awesome opportunity for the right person looking for a great location and plenty of land. Note: Due to the condition, this property will not qualify for most standard financing. Seller is offering Owner Financing to qualified buyers—making this exceptional opportunity within reach!

25. 2020-07-23
    listed $110,000
26. 2020-07-23
    listed $110,000
27. 2008-03-07
    soldstatus
28. 1999-08-18
    soldstatus $13,000
29. 1972-05-11
    soldstatus

ⓘ 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: $714 · $60/mo
• Projected year-2 tax: $714 · $60/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 9/10 Extreme FEMA zone AE · 79% 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: $13,920
• − Mortgage interest: −$4,201
• − Property taxes: −$714
• − Insurance: −$5,494
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$2,182
• Taxable loss: −$897
• Est. tax savings @ 24.0%: +$215
• After-tax cash flow: $285/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 — Montegut

• Score: 67/100
• State rank: #110
• US rank: #10885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montegut, LA
• Population (ZIP): 3,386

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 14% Two or more races 3%
• Common ancestry: Lithuanian 25% Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 87% English-only · French/Haitian/Cajun 13%

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: ▲ 3.75%
• Current HPI: 108.1467
• 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

+669.2% since first listed

11 events — show timeline

• 2026-03-31 Price Changed $100,000 AcadianaMLS
• 2026-03-31 Price Changed $100,000 GBRMLS
• 2026-03-04 Price Changed $110,000 AcadianaMLS
• 2026-03-04 Price Changed $110,000 GBRMLS
• 2025-12-01 Listed $120,000 GBRMLS
• 2025-12-01 Listed $120,000 AcadianaMLS
• 2020-07-23 Listed $110,000 AcadianaMLS
• 2020-07-23 Listed $110,000 GBRMLS
• 2008-03-07 Sold (Public Records) — Public Records
• 1999-08-18 Sold (Public Records) $13,000 Public Records
• 1972-05-11 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $714 · -1.5% YoY. Source: county tax records.