208 West 13th St · Larose, LA 70373

$1,400

3 bd · 2.0 ba · 1,773 sqft · Other public records · 30 Days on market

Built 1994 6,098 sqft lot

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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 +15.0/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

For Lease. One year required by owner. Single Family home in Larose with access from La 1 and the 4 lane. Home offers three bedrooms and two full baths. Plenty of Storage, Call for your showing. Rent Spree application to be filled out by all adults after initial application is done and approved by Owner.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1994

Property features AI

Exterior

• Parking: Attached garage (1 parking space)
• Utilities: Public water
• Home design: Single-family detached residence; 1 story
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as residential single family
• Exterior features: Porch; Wood fencing

Interior

• Kitchen: Gas cooktop; Range; Oven; Dishwasher; Microwave
• Flooring: Tile; Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closet(s); Window treatments
• Laundry & utility: Laundry inside

🏷️ Possibly a rental listed for sale. The $1,400 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $1k.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1k).
• Recommended offer: $1k (1.5% below list) — sets the bar for market timing.
• Cap rate 820.6% vs local median 2.0% in Larose — 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 62/100 on livability (#209 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, schools B+; Watch: employment D+, crime D, amenities 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.
• Market conditions: 57 active listings in the ZIP; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $95 of equity ($10 loan paydown + $85 appreciation (6.1% local appreciation)).
• At projected returns (6.1% appreciation + 3.0% rent growth), your $392 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($1k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 12y ago 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: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A99 (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,379 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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. 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.
6. 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.
7. 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: 86.77% ✓
• Cap rate: 820.59%
• Cash-on-cash: 2908.22%
• DSCR: 130.40
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 136.31×
• Total profit: $53,040
• Equity at exit: $888

10-year hold

• IRR: —
• Equity multiple: 294.54×
• Total profit: $115,068
• Equity at exit: $1,618

Cash invested: $392 (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 70373

• Home prices YoY: 6.1%
• Active inventory: 57
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$7
• Tax est. 1.5%: −$2 /mo · $21/yr
• Insurance: −$1
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $825

Break-even live

Break-even rent $171

Max offer price $1,400

Occupancy floor 27%

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: $350
• Closing costs: $42
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-18
   days on market $1,400 Active 30 DOM
2. 2026-06-17
   days on market $1,400 Active 29 DOM
3. 2026-06-16
   days on market $1,400 Active 28 DOM
4. 2026-06-15
   days on market $1,400 Active 27 DOM
5. 2026-06-14
   days on market $1,400 Active 25 DOM
6. 2026-06-13
   days on market $1,400 Active 24 DOM
7. 2026-06-10
   days on market $1,400 Active 22 DOM
8. 2026-06-09
   days on market $1,400 Active 21 DOM
9. 2026-06-08
   days on market $1,400 Active 20 DOM
10. 2026-06-07
    days on market $1,400 Active 19 DOM
11. 2026-06-05
    days on market $1,400 Active 16 DOM
12. 2026-06-03
    days on market $1,400 Active 15 DOM
13. 2026-06-02
    days on market $1,400 Active 14 DOM
14. 2026-06-01
    days on market $1,400 Active 13 DOM
15. 2026-05-31
    days on market $1,400 Active 12 DOM
16. 2026-05-30
    days on market $1,400 Active 11 DOM
17. 2026-05-19
    listed $1,400 Active 305-char remark

    Show marketing remark (305 chars)

    For Lease. One year required by owner. Single Family home in Larose with access from La 1 and the 4 lane. Home offers three bedrooms and two full baths. Plenty of Storage, Call for your showing. Rent Spree application to be filled out by all adults after initial application is done and approved by Owner.

18. 2026-05-19
    listed $1,400 Active

    Show marketing remark (305 chars)

    For Lease. One year required by owner. Single Family home in Larose with access from La 1 and the 4 lane. Home offers three bedrooms and two full baths. Plenty of Storage, Call for your showing. Rent Spree application to be filled out by all adults after initial application is done and approved by Owner.

19. 2025-05-09
    historical $1,400
20. 2025-05-05
    soldstatus Closed
21. 2025-05-01
    listed $1,400
22. 2025-04-29
    listed $1,400 Active
23. 2025-04-29
    listed $1,400 Active
24. 2025-03-31
    listed $168,900 Active
25. 2025-03-31
    listed $168,900 Active
26. 2023-12-28
    price $1,400
27. 2023-11-10
    listed $157,500 Active
28. 2023-11-10
    listed $1,400
29. 2022-11-07
    soldstatus
30. 2022-11-02
    listed $1,400
31. 2019-06-17
    soldstatus
32. 2019-05-01
    listed $1,200
33. 2016-06-20
    soldstatus
34. 2016-05-17
    listed $1,200
35. 2016-04-12
    listed $1,200
36. 2014-11-07
    soldstatus
37. 2014-05-27
    listed $19,900
38. 2014-05-27
    listed $19,900

ⓘ 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 9/10 Extreme FEMA zone A99 · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $14,578
• − Mortgage interest: −$78
• − Property taxes: −$21
• − Insurance: −$1,510
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$41
• Taxable income: $10,596
• Est. tax owed @ 24.0%: −$2,543
• After-tax cash flow: $7,355/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 — Larose

• Score: 62/100
• State rank: #209
• US rank: #16267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Larose, LA
• Population (ZIP): 5,700

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: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 10% Native American 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 18% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 87% English-only · French/Haitian/Cajun 10% Spanish 2% 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: ▲ 6.09%
• Current HPI: 105.4002
• 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

-93.0% since first listed

22 events — show timeline

• 2026-05-19 Listed $1,400 GBRMLS
• 2026-05-19 Listed $1,400 AcadianaMLS
• 2025-05-09 Rental Removed $1,400 RENTSPREE
• 2025-05-05 Sold (MLS) — GBRMLS
• 2025-05-01 Listed for Rent $1,400 RENTSPREE
• 2025-04-29 Listed $1,400 GBRMLS
• 2025-04-29 Listed $1,400 AcadianaMLS
• 2025-03-31 Listed $168,900 GBRMLS
• 2025-03-31 Listed $168,900 AcadianaMLS
• 2023-12-28 Price Changed $1,400 GBRMLS
• 2023-11-10 Listed $1,400 AcadianaMLS
• 2023-11-10 Listed $157,500 GBRMLS
• 2022-11-07 Sold (MLS) — GBRMLS
• 2022-11-02 Listed $1,400 GBRMLS
• 2019-06-17 Sold (MLS) — GBRMLS
• 2019-05-01 Listed $1,200 GBRMLS
• 2016-06-20 Sold (MLS) — GBRMLS
• 2016-05-17 Listed $1,200 GBRMLS
• 2016-04-12 Listed $1,200 GBRMLS
• 2014-11-07 Sold (MLS) — GBRMLS
• 2014-05-27 Listed $19,900 AcadianaMLS
• 2014-05-27 Listed $19,900 GBRMLS

Property tax history

-14.3%/yr

Latest (2024): $288 · +9.3% YoY. Source: county tax records.