367 East 43rd St · Cut Off, LA 70345

$100,000

3 bd · 2.0 ba · 2,208 sqft · SingleFamily public records · 320 Days on market

Built 1976 3,375 sqft lot $45/sqft · 33% below area Est $195k · 49% under

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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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.7/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a fixer upper? This could be just what you are looking for. Located in Cut Off, this 3-bedroom 2 bath home also comes with a second kitchen and a bonus room that can be converted into a 4th bedroom. There is another bonus room upstairs. The seller had started to make some renovations and is leaving all the materials he had purchased with the sale of the property. Transferrable flood insurance. The home also comes with a large tract of land. Seller is willing to do owner financing. Seller had house treated for termites and it is now under a termite contract which is transferable. This is an "AS IS SALE". All measurements are to be determined by the buyer/appraiser.

Key facts

• Large tract of land
• Second kitchen
• Bonus room

Tags

• SECOND KITCHEN
• BONUS ROOM
• LARGE TRACT OF LAND

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $72k (28.0% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $72k (28.0% below list) — sets the bar for cash-flow.
• Cap rate 9.5% vs local median 3.9% in Cut Off — 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 69/100 on livability (#78 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, 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: Cut Off Elementary School (math 32% / reading 52%, grade F, #201 of 646 statewide, top 33%, 426 students, 57% FRL); Larose-Cut Off Middle School (math 35% / reading 56%, grade D+, #45 of 218 statewide, top 20%, 481 students, 57% FRL); South Lafourche High School (math 33% / reading 59%, grade D-, #54 of 265 statewide, top 20%, 1,108 students, 61% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 100 active listings in the ZIP; 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 320 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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 $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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,968 (28.0% 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 320 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.27% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.48%
• DSCR: 1.51
• GRM: 6.6

CMA / ARV

• ARV (median comp): $194,715
• List price: $100,000
• Delta: -48.64%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -27.6%
• Equity multiple: 0.07×
• Total profit: $-26,003
• Equity at exit: $14,910

10-year hold

• IRR: -24.4%
• Equity multiple: -0.23×
• Total profit: $-34,406
• Equity at exit: $8,646

Cash invested: $28,000 (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 70345

• Home prices YoY: -27.6%
• Active inventory: 100
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$168 /mo · $2,017/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-159

Break-even live

Break-even rent $1,469

Max offer price $71,968

Occupancy floor —

Sensitivity live

Price	-10% $-102	-5% $-130	+0% $-159	+5% $-187	+10% $-215
Rent	-10% $-259	-5% $-209	+0% $-159	+5% $-109	+10% $-58
Rate	-1.0pp $-108	-0.5pp $-133	base $-159	+0.5pp $-185	+1.0pp $-211

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-19
   status Pending 694-char remark

   Show marketing remark (694 chars)

   Looking for a fixer upper? This could be just what you are looking for. Located in Cut Off, this 3-bedroom 2 bath home also comes with a second kitchen and a bonus room that can be converted into a 4th bedroom. There is another bonus room upstairs. The seller had started to make some renovations and is leaving all the materials he had purchased with the sale of the property. Transferrable flood insurance. The home also comes with a large tract of land. Seller is willing to do owner financing. Seller had house treated for termites and it is now under a termite contract which is transferable. This is an "AS IS SALE". All measurements are to be determined by the buyer/appraiser.

2. 2026-05-19
   status Pending 694-char remark

   Show marketing remark (694 chars)

   Looking for a fixer upper? This could be just what you are looking for. Located in Cut Off, this 3-bedroom 2 bath home also comes with a second kitchen and a bonus room that can be converted into a 4th bedroom. There is another bonus room upstairs. The seller had started to make some renovations and is leaving all the materials he had purchased with the sale of the property. Transferrable flood insurance. The home also comes with a large tract of land. Seller is willing to do owner financing. Seller had house treated for termites and it is now under a termite contract which is transferable. This is an "AS IS SALE". All measurements are to be determined by the buyer/appraiser.

3. 2025-07-02
   listed $100,000 Active 694-char remark

   Show marketing remark (694 chars)

   Looking for a fixer upper? This could be just what you are looking for. Located in Cut Off, this 3-bedroom 2 bath home also comes with a second kitchen and a bonus room that can be converted into a 4th bedroom. There is another bonus room upstairs. The seller had started to make some renovations and is leaving all the materials he had purchased with the sale of the property. Transferrable flood insurance. The home also comes with a large tract of land. Seller is willing to do owner financing. Seller had house treated for termites and it is now under a termite contract which is transferable. This is an "AS IS SALE". All measurements are to be determined by the buyer/appraiser.

4. 2025-07-02
   listed $100,000 Active 694-char remark

   Show marketing remark (694 chars)

   Looking for a fixer upper? This could be just what you are looking for. Located in Cut Off, this 3-bedroom 2 bath home also comes with a second kitchen and a bonus room that can be converted into a 4th bedroom. There is another bonus room upstairs. The seller had started to make some renovations and is leaving all the materials he had purchased with the sale of the property. Transferrable flood insurance. The home also comes with a large tract of land. Seller is willing to do owner financing. Seller had house treated for termites and it is now under a termite contract which is transferable. This is an "AS IS SALE". All measurements are to be determined by the buyer/appraiser.

5. 2011-06-27
   listed $49,900
6. 2010-12-28
   listed $79,950
7. 2010-12-28
   listed $79,950
8. 2010-12-28
   listed $79,950
9. 2006-01-28
   listed $59,500

ⓘ 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: $2,017 · $168/mo
• Projected year-2 tax: $2,017 · $168/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $15,221
• − Mortgage interest: −$5,602
• − Property taxes: −$2,017
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$2,909
• Taxable loss: −$3,361
• Est. tax savings @ 24.0%: +$807
• After-tax cash flow: $-1,098/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 — Cut Off

• Score: 69/100
• State rank: #78
• US rank: #8924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cut Off, LA
• Population (ZIP): 8,678

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 12% Native American 8% Two or more races 6% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 17% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 76% English-only · French/Haitian/Cajun 14% Spanish 7% Vietnamese 2%

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: ▼ -40.05%
• Current HPI: 105.2575
• 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

+68.1% since first listed

9 events — show timeline

• 2026-05-19 Pending — AcadianaMLS
• 2026-05-19 Pending — GBRMLS
• 2025-07-02 Listed $100,000 GBRMLS
• 2025-07-02 Listed $100,000 AcadianaMLS
• 2011-06-27 Listed $49,900 AcadianaMLS
• 2010-12-28 Listed $79,950 AcadianaMLS
• 2010-12-28 Listed $79,950 GBRMLS
• 2010-12-28 Listed $79,950 GBRMLS
• 2006-01-28 Listed $59,500 AcadianaMLS

Property tax history

+10.5%/yr

Latest (2024): $2,017 · +9.2% YoY. Source: county tax records.