187 Wildwood Dr · Buras, LA 70041

$49,000

3 bd · 1.0 ba · 840 sqft · Other · 1 Days on market

Built 1989 4,791 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +4.9/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This welcoming 3 bedroom, 1 bath mobile home is for sale! Conveniently accessible from Highway 23 and Highway 11, it offers easy access to the surrounding area. You'll be within driving distance of some of the best hunting and fishing locations in the region, making it a great spot for outdoor lovers. Additionally, the property's location offers convenient access to a variety of employment opportunities and supports the area's continued economic growth. Whether you're seeking a cozy home or an investment in a growing community, this property offers exceptional potential. Reach out today to discover all the advantages of living in South Plaquemines!

Key facts

• 4,791 sq ft lot
• 2 parking spots
• Built 1989

Property features AI

Finance

• Other: No pets allowed (pet restrictions apply)

Exterior

• Parking: Driveway with two parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Raised foundation; Metal roof; Vinyl siding
• Construction: Vinyl siding construction; Metal roof; Raised foundation; Built as a single-story structure
• Exterior features: Porch; City lot; Rectangular lot; Lot dimensions 70' x 79'

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Window heating unit; Window cooling unit
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $49k.

Deal economics

• At list price, monthly cash flow is $-15 ($-176/yr) — negative.
• To cash-flow at today's rent, offer at most $47k (4.3% below list).
• Meets the 1% rule at list price ($950 rent vs $49k).
• Recommended offer: $47k (4.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 52/100 on livability (#409 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools D+, crime F.
• Market conditions: 52 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 88 units permitted in Plaquemines Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $197 of equity ($339 loan paydown + $-142 appreciation (-0.3% local appreciation)).
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 4y ago; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,877 (4.3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 1.94% ✓
• Cap rate: 16.38%
• Cash-on-cash: 36.02%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.80×
• Total profit: $-2,754
• Equity at exit: $13,523

10-year hold

• IRR: 2.2%
• Equity multiple: 1.23×
• Total profit: $3,211
• Equity at exit: $15,703

Cash invested: $13,720 (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 70041

• Home prices YoY: -0.5%
• Active inventory: 52
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-15

Break-even live

Break-even rent $969

Max offer price $46,877

Occupancy floor 97%

Sensitivity live

Price	-10% $19	-5% $2	+0% $-15	+5% $-32	+10% $-49
Rent	-10% $-90	-5% $-52	+0% $-15	+5% $23	+10% $60
Rate	-1.0pp $10	-0.5pp $-2	base $-15	+0.5pp $-27	+1.0pp $-40

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
187 Wildwood Dr Buras, LA	3.0	1.0	840	$950	$1.13	44d	1	0.02mi
177 Wildwood Dr Buras, LA	3.0	1.0	840	$950	$1.13	44d	1	0.03mi

Listing history 2 events

1. 2026-06-17
   remarks 656-char remark

   Show marketing remark (656 chars)

   This welcoming 3 bedroom, 1 bath mobile home is for sale! Conveniently accessible from Highway 23 and Highway 11, it offers easy access to the surrounding area. You'll be within driving distance of some of the best hunting and fishing locations in the region, making it a great spot for outdoor lovers. Additionally, the property's location offers convenient access to a variety of employment opportunities and supports the area's continued economic growth. Whether you're seeking a cozy home or an investment in a growing community, this property offers exceptional potential. Reach out today to discover all the advantages of living in South Plaquemines!

2. 2026-06-17
   listed $49,000 Active 1 DOM

   Show marketing remark (656 chars)

   This welcoming 3 bedroom, 1 bath mobile home is for sale! Conveniently accessible from Highway 23 and Highway 11, it offers easy access to the surrounding area. You'll be within driving distance of some of the best hunting and fishing locations in the region, making it a great spot for outdoor lovers. Additionally, the property's location offers convenient access to a variety of employment opportunities and supports the area's continued economic growth. Whether you're seeking a cozy home or an investment in a growing community, this property offers exceptional potential. Reach out today to discover all the advantages of living in South Plaquemines!

ⓘ 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 AE · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,400
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$5,364
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$1,425
• Taxable loss: −$693
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $-10/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 — Buras

• Score: 52/100
• State rank: #409
• US rank: #24935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buras, LA
• Population (ZIP): 2,092

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 0.61)
• Race & ethnicity: White 57% Asian 19% Black 15% Two or more races 6% Native American 1%
• Common ancestry: Lithuanian 25% American 1%
• Foreign-born: 16% · Vietnam, Canada
• Languages at home: 82% English-only · Vietnamese 9% Other Asian/Pacific 8% 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: ▼ -0.29%
• Current HPI: 58.8381
• 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

+8.9% since first listed

13 events — show timeline

• 2026-06-17 Price Changed $49,000 AcadianaMLS
• 2026-06-17 Price Changed $49,000 GSREIN
• 2026-06-17 Listed $45,000 GSREIN
• 2026-06-17 Listed $45,000 AcadianaMLS
• 2026-05-07 Listed $45,000 AcadianaMLS
• 2026-02-24 Listed for Rent $950 RAAMLS
• 2026-02-24 Rental Removed $950 GSREIN
• 2026-01-06 Price Changed $950 GSREIN
• 2025-06-18 Price Changed $1,000 GSREIN
• 2024-12-03 Price Changed $1,100 GSREIN
• 2024-11-09 Listed for Rent $1,200 GSREIN
• 2023-12-05 Price Changed $45,000 GSREIN
• 2022-04-04 Listed $45,000 AcadianaMLS

Property tax history

+4.9%/yr

Latest (2025): $57 · -3.6% YoY. Source: county tax records.