155 Doucet Dr · Golden Meadow, LA 70357

$65,000

2 bd · 2.0 ba · 820 sqft · Manufactured · 345 Days on market

Built 2023 4,791 sqft lot ↓ 20% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Be the first to live in this brand new, never-lived-in 2 bedroom, 2 bathroom mobile home located just off of Hwy 3235 in Golden Meadow! This move-in ready home offers a modern layout with fresh finishes throughout and is perfect as a starter home, fishing camp, or rental investment. Enjoy the peace of mind that comes with new construction--everything is clean, updated, and ready to go! The location is ideal for quick access to nearby boat launches, local amenities, and everything South Lafourche has to offer. Don't miss your chance to own a low-maintenance home in a great location!

Key facts

• New construction
• Modern layout
• Quick access

Tags

• NEW CONSTRUCTION
• MODERN LAYOUT
• QUICK ACCESS
• LOCAL AMENITIES
• LOW MAINTENANCE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $42k (35.4% below list).
• Meets the 1% rule at list price ($863 rent vs $65k).
• Recommended offer: $42k (35.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 71/100 on livability (#46 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: 40 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 $756 of equity ($449 loan paydown + $307 appreciation (0.5% local appreciation)).

Negotiation context

• It's been on market 345 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $41,961 (35.4% 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 345 days. Have you received any prior offers? Is the seller open to a 35% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.33% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.52%
• DSCR: 1.87
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.53×
• Total profit: $-8,514
• Equity at exit: $20,424

10-year hold

• IRR: -3.3%
• Equity multiple: 0.62×
• Total profit: $-6,943
• Equity at exit: $25,825

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 70357

• Home prices YoY: 0.9%
• Active inventory: 40
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $863 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$18 /mo · $217/yr
• Insurance: −$27
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $-130

Break-even live

Break-even rent $1,029

Max offer price $41,961

Occupancy floor —

Sensitivity live

Price	-10% $-94	-5% $-112	+0% $-130	+5% $-149	+10% $-167
Rent	-10% $-199	-5% $-165	+0% $-130	+5% $-96	+10% $-62
Rate	-1.0pp $-98	-0.5pp $-114	base $-130	+0.5pp $-147	+1.0pp $-164

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 24 events

1. 2026-06-19
   days on market $65,000 Active 345 DOM
2. 2026-06-18
   days on market $65,000 Active 344 DOM
3. 2026-06-17
   days on market $65,000 Active 343 DOM
4. 2026-06-16
   days on market $65,000 Active 342 DOM
5. 2026-06-15
   price $65,000 Active 341 DOM
6. 2026-06-15
   days on market $75,000 Active 341 DOM
7. 2026-06-14
   days on market $75,000 Active 339 DOM
8. 2026-06-13
   days on market $75,000 Active 338 DOM
9. 2026-06-10
   days on market $75,000 Active 336 DOM
10. 2026-06-09
    days on market $75,000 Active 335 DOM
11. 2026-06-08
    days on market $75,000 Active 334 DOM
12. 2026-06-07
    days on market $75,000 Active 333 DOM
13. 2026-06-05
    days on market $75,000 Active 330 DOM
14. 2026-06-03
    days on market $75,000 Active 329 DOM
15. 2026-06-02
    days on market $75,000 Active 328 DOM
16. 2026-06-01
    days on market $75,000 Active 327 DOM
17. 2026-05-31
    days on market $75,000 Active 326 DOM
18. 2026-05-30
    days on market $75,000 Active 325 DOM
19. 2025-11-04
    price $75,000 588-char remark

    Show marketing remark (601 chars)

    Be the first to live in this brand new, never-lived-in 2 bedroom, 2 bathroom mobile home located just off of Hwy 3235 in Golden Meadow! This move-in ready home offers a modern layout with fresh finishes throughout and is perfect as a starter home, fishing camp, or rental investment. Enjoy the peace of mind that comes with new construction—everything is clean, updated, and ready to go! The location is ideal for quick access to nearby boat launches, local amenities, and everything South Lafourche has to offer. Don’t miss your chance to own a low-maintenance home in a great location!

20. 2025-11-04
    price $75,000 601-char remark

    Show marketing remark (601 chars)

    Be the first to live in this brand new, never-lived-in 2 bedroom, 2 bathroom mobile home located just off of Hwy 3235 in Golden Meadow! This move-in ready home offers a modern layout with fresh finishes throughout and is perfect as a starter home, fishing camp, or rental investment. Enjoy the peace of mind that comes with new construction—everything is clean, updated, and ready to go! The location is ideal for quick access to nearby boat launches, local amenities, and everything South Lafourche has to offer. Don’t miss your chance to own a low-maintenance home in a great location!

21. 2025-08-06
    price $80,000 588-char remark

    Show marketing remark (601 chars)

    Be the first to live in this brand new, never-lived-in 2 bedroom, 2 bathroom mobile home located just off of Hwy 3235 in Golden Meadow! This move-in ready home offers a modern layout with fresh finishes throughout and is perfect as a starter home, fishing camp, or rental investment. Enjoy the peace of mind that comes with new construction—everything is clean, updated, and ready to go! The location is ideal for quick access to nearby boat launches, local amenities, and everything South Lafourche has to offer. Don’t miss your chance to own a low-maintenance home in a great location!

22. 2025-08-06
    price $80,000 601-char remark

    Show marketing remark (601 chars)

    Be the first to live in this brand new, never-lived-in 2 bedroom, 2 bathroom mobile home located just off of Hwy 3235 in Golden Meadow! This move-in ready home offers a modern layout with fresh finishes throughout and is perfect as a starter home, fishing camp, or rental investment. Enjoy the peace of mind that comes with new construction—everything is clean, updated, and ready to go! The location is ideal for quick access to nearby boat launches, local amenities, and everything South Lafourche has to offer. Don’t miss your chance to own a low-maintenance home in a great location!

23. 2025-07-09
    listed $94,000 Active 601-char remark

    Show marketing remark (588 chars)

    Be the first to live in this brand new, never-lived-in 2 bedroom, 2 bathroom mobile home located just off of Hwy 3235 in Golden Meadow! This move-in ready home offers a modern layout with fresh finishes throughout and is perfect as a starter home, fishing camp, or rental investment. Enjoy the peace of mind that comes with new construction--everything is clean, updated, and ready to go! The location is ideal for quick access to nearby boat launches, local amenities, and everything South Lafourche has to offer. Don't miss your chance to own a low-maintenance home in a great location!

24. 2025-07-09
    listed $94,000 Active 588-char remark

    Show marketing remark (588 chars)

    Be the first to live in this brand new, never-lived-in 2 bedroom, 2 bathroom mobile home located just off of Hwy 3235 in Golden Meadow! This move-in ready home offers a modern layout with fresh finishes throughout and is perfect as a starter home, fishing camp, or rental investment. Enjoy the peace of mind that comes with new construction--everything is clean, updated, and ready to go! The location is ideal for quick access to nearby boat launches, local amenities, and everything South Lafourche has to offer. Don't miss your chance to own a low-maintenance home in a great location!

ⓘ 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: $217 · $18/mo
• Projected year-2 tax: $358 · $30/mo
• Expected delta: +$140/yr (+$12/mo · 64.7%)

ⓘ 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 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: $10,362
• − Mortgage interest: −$3,641
• − Property taxes: −$217
• − Insurance: −$5,444
• − Repairs & maintenance: −$829
• − Management: −$829
• − Depreciation: −$1,891
• Taxable loss: −$2,488
• Est. tax savings @ 24.0%: +$597
• After-tax cash flow: $-968/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 — Golden Meadow

• Score: 71/100
• State rank: #46
• US rank: #6908

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

• Census place: Golden Meadow, LA
• Population (ZIP): 2,401

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 6% Two or more races 6% Native American 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 12% Danish 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 75% English-only · French/Haitian/Cajun 19% Spanish 5%

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: ▲ 0.47%
• Current HPI: 55.3337
• 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

-20.2% since first listed

6 events — show timeline

• 2025-11-04 Price Changed $75,000 AcadianaMLS
• 2025-11-04 Price Changed $75,000 GBRMLS
• 2025-08-06 Price Changed $80,000 AcadianaMLS
• 2025-08-06 Price Changed $80,000 GBRMLS
• 2025-07-09 Listed $94,000 GBRMLS
• 2025-07-09 Listed $94,000 AcadianaMLS

Property tax history

+3.4%/yr

Latest (2024): $217 · +6.7% YoY. Source: county tax records.