228 Hyland Dr · Des Allemands, LA 70355

$96,000

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 98 Days on market

Built 1955 6,969 sqft lot $119/sqft · at area comps Est $139k · 31% under

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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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.1/10.0
• Appreciation +5.0/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

HUD OWNED PROPERTY CASE # 221- 609022 SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www.HUDHOMESTORE.gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing. 2 bedroom 1 bathroom cottage home with a potential 3rd bedroom, carport, storage, and screened patio.

Key facts

• 6,969 sq ft lot
• Built 1955
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $-32 ($-382/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (5.9% below list).
• Meets the 1% rule at list price ($966 rent vs $96k).
• Recommended offer: $87k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#197 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: schools F, 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.
• Market conditions: 4 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 $4k of equity ($664 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, 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 98 days — a 9% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (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 $87,360 (9.0% 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 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.01% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (median comp): $139,094
• List price: $96,000
• Delta: -30.98%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.2%
• Equity multiple: 1.36×
• Total profit: $9,631
• Equity at exit: $43,166

10-year hold

• IRR: 9.2%
• Equity multiple: 2.39×
• Total profit: $37,274
• Equity at exit: $66,524

Cash invested: $26,880 (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 70355

• Active inventory: 4
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$99 /mo · $1,193/yr
• Insurance: −$40
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $-32

Break-even live

Break-even rent $1,006

Max offer price $90,371

Occupancy floor 98%

Sensitivity live

Price	-10% $22	-5% $-5	+0% $-32	+5% $-59	+10% $-86
Rent	-10% $-108	-5% $-70	+0% $-32	+5% $6	+10% $44
Rate	-1.0pp $16	-0.5pp $-7	base $-32	+0.5pp $-57	+1.0pp $-82

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $96,000 Active 98 DOM
2. 2026-06-18
   days on market $96,000 Active 97 DOM
3. 2026-06-17
   days on market $96,000 Active 96 DOM
4. 2026-06-16
   days on market $96,000 Active 95 DOM
5. 2026-06-15
   days on market $96,000 Active 94 DOM
6. 2026-06-14
   days on market $96,000 Active 92 DOM
7. 2026-06-13
   days on market $96,000 Active 91 DOM
8. 2026-06-10
   days on market $96,000 Active 89 DOM
9. 2026-06-09
   days on market $96,000 Active 88 DOM
10. 2026-06-08
    days on market $96,000 Active 87 DOM
11. 2026-06-07
    days on market $96,000 Active 86 DOM
12. 2026-06-05
    days on market $96,000 Active 83 DOM
13. 2026-06-03
    days on market $96,000 Active 82 DOM
14. 2026-06-03
    price $96,000 Active 81 DOM
15. 2026-06-02
    days on market $110,400 Active 81 DOM
16. 2026-06-01
    days on market $110,400 Active 80 DOM
17. 2026-05-31
    days on market $110,400 Active 79 DOM
18. 2026-05-30
    days on market $110,400 Active 78 DOM
19. 2026-04-30
    price $110,400 347-char remark

    Show marketing remark (349 chars)

    HUD OWNED PROPERTY CASE # 221- 609022 SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www. HUDHOMESTORE. gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing. 2 bedroom 1 bathroom cottage home with a potential 3rd bedroom, carport, storage, and screened patio.

20. 2026-04-30
    price $110,400 349-char remark

    Show marketing remark (349 chars)

    HUD OWNED PROPERTY CASE # 221- 609022 SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www. HUDHOMESTORE. gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing. 2 bedroom 1 bathroom cottage home with a potential 3rd bedroom, carport, storage, and screened patio.

21. 2026-03-13
    listed $120,000 Active 347-char remark

    Show marketing remark (349 chars)

    HUD OWNED PROPERTY CASE # 221- 609022 SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www. HUDHOMESTORE. gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing. 2 bedroom 1 bathroom cottage home with a potential 3rd bedroom, carport, storage, and screened patio.

22. 2026-03-13
    listed $120,000 Active 349-char remark

    Show marketing remark (349 chars)

    HUD OWNED PROPERTY CASE # 221- 609022 SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www. HUDHOMESTORE. gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing. 2 bedroom 1 bathroom cottage home with a potential 3rd bedroom, carport, storage, and screened patio.

23. 2020-01-15
    soldstatus $105,800
24. 2012-02-29
    soldstatus $75,000

ⓘ 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: $1,193 · $99/mo
• Projected year-2 tax: $1,193 · $99/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 AH · 99% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,590
• − Mortgage interest: −$5,377
• − Property taxes: −$1,193
• − Insurance: −$2,304
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$2,793
• Taxable loss: −$1,932
• Est. tax savings @ 24.0%: +$464
• After-tax cash flow: $81/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 — Des Allemands

• Score: 63/100
• State rank: #197
• US rank: #15576

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,040

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Lithuanian 29% Russian 2% Slovak 1%
• Languages at home: 97% English-only · French/Haitian/Cajun 3%

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: —
• Current HPI: —
• 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

+47.2% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $110,400 AcadianaMLS
• 2026-04-30 Price Changed $110,400 GBRMLS
• 2026-03-13 Listed $120,000 GBRMLS
• 2026-03-13 Listed $120,000 AcadianaMLS
• 2020-01-15 Sold (Public Records) $105,800 Public Records
• 2012-02-29 Sold (Public Records) $75,000 Public Records

Property tax history

+3.7%/yr

Latest (2024): $1,193 · +2.9% YoY. Source: county tax records.