100 Deer Range Ln · Port Sulphur, LA 70083

$259,900

6 bd · 3.0 ba · 3,097 sqft · SingleFamily public records · 90 Days on market

Built 2005 9,583 sqft lot $84/sqft · 46% below area Est $442k · 41% under $13/mo HOA ↓ 21% since listing

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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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.3/10.0
• 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

Discover the perfect blend of coastal charm and modern convenience in this elevated waterfront retreat. Designed with an open floor plan, the heart of the home features a spacious kitchen with a center island that seats barstools, abundant cabinet and counter space, and seamless flow into the living and dining areas. A wall of windows and an enclosed porch overlook the serene canal, flooding the space with natural light and offering panoramic views. The primary suite and an additional bedroom are conveniently located downstairs, complemented by an cargo elevator for easy access. Upstairs, you'll find four generously sized bedrooms and a full bath. Additionally, there is a bonus room accessible via a ladder, providing extra space for various uses, if you wish to finish it. Outside, the property continues to impress with multiple storage areas, one already equipped with plumbing for a future bathroom, offering flexibility for expansion or convenience. A double boat slip with lift sits beneath a covered dock, creating the perfect setup for weekend adventures or everyday waterfront living. This home is more than a getaway! Whether you're seeking a full-time residence or a vacation haven, it offers space, style, and direct water access in one stunning package.

Key facts

• Open floor plan
• Spacious kitchen
• Seamless flow

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• CENTER ISLAND
• ABUNDANT CABINET SPACE
• SEAMLESS FLOW
• WALL OF WINDOWS

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-75 ($-901/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (5.1% below list).
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $244k (6.0% 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 $4k of equity ($2k loan paydown + $3k appreciation (1.0% local appreciation)).
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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 $669/mo.
• Climate carrying-cost: in FEMA flood zone VE (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 $244,306 (6.0% 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 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.13% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

• ARV (median comp): $442,166
• List price: $259,900
• Delta: -41.22%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $544
• Equity at exit: $88,783

10-year hold

• IRR: 5.0%
• Equity multiple: 1.62×
• Total profit: $44,859
• Equity at exit: $118,028

Cash invested: $72,772 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,934 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$240 /mo · $2,878/yr
• Insurance: −$108
• Flood insurance flood zone: −$669 /mo · $8,028/yr
• HOA: −$13
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $-75

Break-even live

Break-even rent $3,029

Max offer price $246,639

Occupancy floor 98%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: water

Listing history 31 events

1. 2026-06-18
   days on market $259,900 Active 90 DOM
2. 2026-06-17
   days on market $259,900 Active 89 DOM
3. 2026-06-16
   days on market $259,900 Active 88 DOM
4. 2026-06-15
   days on market $259,900 Active 87 DOM
5. 2026-06-13
   days on market $259,900 Active 85 DOM
6. 2026-06-13
   days on market $259,900 Active 84 DOM
7. 2026-06-10
   days on market $259,900 Active 82 DOM
8. 2026-06-09
   days on market $259,900 Active 81 DOM
9. 2026-06-08
   days on market $259,900 Active 80 DOM
10. 2026-06-07
    days on market $259,900 Active 79 DOM
11. 2026-06-03
    days on market $259,900 Active 75 DOM
12. 2026-06-02
    days on market $259,900 Active 74 DOM
13. 2026-06-01
    days on market $259,900 Active 73 DOM
14. 2026-05-31
    days on market $259,900 Active 72 DOM
15. 2026-03-20
    listed $259,900 Active 1275-char remark

    Show marketing remark (1275 chars)

    Discover the perfect blend of coastal charm and modern convenience in this elevated waterfront retreat. Designed with an open floor plan, the heart of the home features a spacious kitchen with a center island that seats barstools, abundant cabinet and counter space, and seamless flow into the living and dining areas. A wall of windows and an enclosed porch overlook the serene canal, flooding the space with natural light and offering panoramic views. The primary suite and an additional bedroom are conveniently located downstairs, complemented by an cargo elevator for easy access. Upstairs, you'll find four generously sized bedrooms and a full bath. Additionally, there is a bonus room accessible via a ladder, providing extra space for various uses, if you wish to finish it. Outside, the property continues to impress with multiple storage areas, one already equipped with plumbing for a future bathroom, offering flexibility for expansion or convenience. A double boat slip with lift sits beneath a covered dock, creating the perfect setup for weekend adventures or everyday waterfront living. This home is more than a getaway! Whether you're seeking a full-time residence or a vacation haven, it offers space, style, and direct water access in one stunning package.

16. 2026-03-20
    listed $259,900 Active 1275-char remark

    Show marketing remark (1275 chars)

    Discover the perfect blend of coastal charm and modern convenience in this elevated waterfront retreat. Designed with an open floor plan, the heart of the home features a spacious kitchen with a center island that seats barstools, abundant cabinet and counter space, and seamless flow into the living and dining areas. A wall of windows and an enclosed porch overlook the serene canal, flooding the space with natural light and offering panoramic views. The primary suite and an additional bedroom are conveniently located downstairs, complemented by an cargo elevator for easy access. Upstairs, you'll find four generously sized bedrooms and a full bath. Additionally, there is a bonus room accessible via a ladder, providing extra space for various uses, if you wish to finish it. Outside, the property continues to impress with multiple storage areas, one already equipped with plumbing for a future bathroom, offering flexibility for expansion or convenience. A double boat slip with lift sits beneath a covered dock, creating the perfect setup for weekend adventures or everyday waterfront living. This home is more than a getaway! Whether you're seeking a full-time residence or a vacation haven, it offers space, style, and direct water access in one stunning package.

17. 2025-07-02
    price $298,000
18. 2025-07-02
    price $298,000
19. 2025-05-01
    price $349,000
20. 2025-05-01
    price $349,000
21. 2025-03-25
    listed $375,000 Active
22. 2023-11-04
    historical $3,500
23. 2023-10-08
    listed $3,500
24. 2021-04-26
    soldstatus $300,000 Closed
25. 2021-03-31
    status Pending
26. 2020-09-29
    listed $350,000 Active
27. 2020-09-29
    listed $350,000
28. 2008-02-28
    soldstatus $330,000
29. 2008-02-28
    soldstatus $330,000
30. 2007-09-17
    listed $330,000
31. 2007-09-17
    listed $330,000

ⓘ 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: $2,878 · $240/mo
• Projected year-2 tax: $2,878 · $240/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 VE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $35,210
• − Mortgage interest: −$14,558
• − Property taxes: −$2,878
• − Insurance: −$9,328
• − Repairs & maintenance: −$2,817
• − Management: −$2,817
• − HOA: −$156
• − Depreciation: −$7,561
• Taxable loss: −$4,904
• Est. tax savings @ 24.0%: +$1,177
• After-tax cash flow: $276/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

• 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

-21.2% since first listed

17 events — show timeline

• 2026-03-20 Listed $259,900 GSREIN
• 2026-03-20 Listed $259,900 AcadianaMLS
• 2025-07-02 Price Changed $298,000 AcadianaMLS
• 2025-07-02 Price Changed $298,000 GSREIN
• 2025-05-01 Price Changed $349,000 AcadianaMLS
• 2025-05-01 Price Changed $349,000 GSREIN
• 2025-03-25 Listed $375,000 AcadianaMLS
• 2023-11-04 Rental Removed $3,500 APPFOLIO
• 2023-10-08 Listed for Rent $3,500 APPFOLIO
• 2021-04-26 Sold (MLS) $300,000 GSREIN
• 2021-03-31 Pending — GSREIN
• 2020-09-29 Listed $350,000 AcadianaMLS
• 2020-09-29 Listed $350,000 GSREIN
• 2008-02-28 Sold (Public Records) $330,000 Public Records
• 2008-02-28 Sold (MLS) $330,000 GSREIN
• 2007-09-17 Listed $330,000 GSREIN
• 2007-09-17 Listed $330,000 AcadianaMLS

Property tax history

+2.9%/yr

Latest (2025): $2,878 · -3.6% YoY. Source: county tax records.