201 Caroline Dr · Port Sulphur, LA 70083

$65,000

2 bd · 1.0 ba · 960 sqft · Other · 398 Days on market

Built 2006 0.55 ac lot $68/sqft · 43% below area Est $113k · 43% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.5/10.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 16' x 80' mobile home presents an excellent opportunity for your own fishing and hunting camp, or even a cozy personal residence. It features a spacious living area perfect for relaxing after a long day. The kitchen includes an attached breakfast area and plenty of counter space. The laundry room is conveniently located inside. Property features a covered patio offering a comfortable outdoor space to enjoy nature. Situated near numerous fishing and hunting spots, this property truly is a sportsman's paradise. Contact us today for award-winning service and to schedule your private viewing!

Key facts

• Spacious living area
• Covered patio
• 0.55 acre lot

Tags

• SPACIOUS LIVING AREA
• ATTACHED BREAKFAST AREA
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $811 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#112 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Market conditions: 49 active listings in the ZIP; 88 units permitted in Plaquemines Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($449 loan paydown + $653 appreciation (1.0% local appreciation)).
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 398 days — a 12% lower offer ($57k) 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: 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 398 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.15% ✓
• Cap rate: 29.15%
• Cash-on-cash: 81.62%
• DSCR: 4.63
• GRM: 2.6

CMA / ARV

• ARV (median comp): $113,062
• List price: $65,000
• Delta: -42.51%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

1.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.4%
• Equity multiple: 3.92×
• Total profit: $53,160
• Equity at exit: $22,204

10-year hold

• IRR: 57.9%
• Equity multiple: 7.93×
• Total profit: $126,081
• Equity at exit: $29,518

Cash invested: $18,200 (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 70083

• Home prices YoY: 1.5%
• Active inventory: 49
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$14 /mo · $165/yr
• Insurance: −$27
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $811

Break-even live

Break-even rent $1,023

Max offer price $65,000

Occupancy floor 55%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $65,000 Active 398 DOM
2. 2026-06-17
   days on market $65,000 Active 397 DOM
3. 2026-06-16
   days on market $65,000 Active 396 DOM
4. 2026-06-15
   days on market $65,000 Active 395 DOM
5. 2026-06-13
   days on market $65,000 Active 393 DOM
6. 2026-06-13
   days on market $65,000 Active 392 DOM
7. 2026-06-10
   days on market $65,000 Active 390 DOM
8. 2026-06-09
   days on market $65,000 Active 389 DOM
9. 2026-06-08
   days on market $65,000 Active 388 DOM
10. 2026-06-07
    days on market $65,000 Active 387 DOM
11. 2026-06-03
    days on market $65,000 Active 383 DOM
12. 2026-06-02
    days on market $65,000 Active 382 DOM
13. 2026-06-01
    days on market $65,000 Active 381 DOM
14. 2026-05-31
    days on market $65,000 Active 380 DOM
15. 2025-05-16
    listed $65,000 Active 600-char remark

    Show marketing remark (600 chars)

    This 16' x 80' mobile home presents an excellent opportunity for your own fishing and hunting camp, or even a cozy personal residence. It features a spacious living area perfect for relaxing after a long day. The kitchen includes an attached breakfast area and plenty of counter space. The laundry room is conveniently located inside. Property features a covered patio offering a comfortable outdoor space to enjoy nature. Situated near numerous fishing and hunting spots, this property truly is a sportsman's paradise. Contact us today for award-winning service and to schedule your private viewing!

16. 2025-05-16
    listed $65,000 Active 600-char remark

    Show marketing remark (600 chars)

    This 16' x 80' mobile home presents an excellent opportunity for your own fishing and hunting camp, or even a cozy personal residence. It features a spacious living area perfect for relaxing after a long day. The kitchen includes an attached breakfast area and plenty of counter space. The laundry room is conveniently located inside. Property features a covered patio offering a comfortable outdoor space to enjoy nature. Situated near numerous fishing and hunting spots, this property truly is a sportsman's paradise. Contact us today for award-winning service and to schedule your private viewing!

ⓘ 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: $165 · $14/mo
• Projected year-2 tax: $358 · $30/mo
• Expected delta: +$193/yr (+$16/mo · 117.1%)

ⓘ 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 10/10 Extreme 7 d/yr ≥106°F today · 23 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: $24,602
• − Mortgage interest: −$3,641
• − Property taxes: −$165
• − Insurance: −$5,444
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$1,891
• Taxable income: $9,526
• Est. tax owed @ 24.0%: −$2,286
• After-tax cash flow: $7,451/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)

No district data.

Livability — Port Sulphur

• Score: 67/100
• State rank: #112
• US rank: #11067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Sulphur, LA
• Population (ZIP): 2,456

Population outlook (Plaquemines County) Hauer SSP2

• Today (2025): 24,526 people
• By 2030: 24,843 · +1.3%
• By 2040: 25,441 · +3.7%
• By 2050: 26,074 · +6.3%
• By 2075: 28,300 · +15.4%
• By 2100: 30,195 · +23.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 54% White 23% Two or more races 13% Asian 6% Hispanic / Latino 2% Native American 1%
• Common ancestry: Lithuanian 6%
• Foreign-born: 1% · Vietnam
• Languages at home: 92% English-only · Vietnamese 5% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Plaquemines

• 2024 margin: Solid R (+38.0) · D 30.4% · R 68.4% · Other 1.2%
• 2008→2024 swing: -4.4pp toward R · 2008: -33.6pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+36.3 2016: R+33.6 2012: R+28.1 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.00%
• Current HPI: 69.1522
• 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

• 2025-05-16 Listed $65,000 GSREIN
• 2025-05-16 Listed $65,000 AcadianaMLS

Property tax history

+35.1%/yr

Latest (2025): $165 · -3.6% YoY. Source: county tax records.