12863 Highway 23 · Jean Lafitte, LA 70037

$149,000

5 bd · 2.0 ba · 2,014 sqft · Manufactured · 111 Days on market

Built 2006 0.37 ac lot $74/sqft · 68% below area

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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
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0
• Rent growth +0.0/5.0

Listing remarks MLS

LARGE FIVE BEDROOM home offers potential CASH COW INVESTMENT OPPORTUNITY or chance to owner occupy on 1/3+ acre of land! Spacious, open living room and kitchen with island and an abundance of cabinetry for storage. The primary suite has a large walk-in closet and an ensuite featuring both a shower and a stand-alone garden tub. Indoor Laundry Room – Washer and Dryer Remain! HUGE covered porch. Desirable, award-winning public school system. Located in proximity to the LNG Plant and Naval Base – just minutes away from groceries, restaurants, and more.

Key facts

• Ensuite
• Open living room
• Walk-in closet

Tags

• 1/3+ ACRE OF LAND
• OPEN LIVING ROOM
• ABUNDANCE OF CABINETRY
• WALK-IN CLOSET
• ENSUITE
• HUGE COVERED PORCH

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 3.5% in Jean Lafitte — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 57/100 on livability (#322 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• Zoned schools: Belle Chasse Elementary School (math 54% / reading 60%, grade C+, #79 of 646 statewide, top 13%, 579 students, 58% FRL); Belle Chasse Middle School (math 40% / reading 44%, grade D-, #59 of 218 statewide, top 27%, 721 students, 62% FRL); Belle Chasse High School (math 51% / reading 54%, grade C-, #30 of 265 statewide, top 12%, 959 students, 51% FRL).
• Market conditions: Rents falling (-13.6%/yr); 185 active listings in the ZIP; solid renter incomes; 88 units permitted in Plaquemines Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $8k; list at $149k implies a 1762% gain — meaningful room to come down on a strong offer.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
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: 1.59% ✓
• Cap rate: 14.15%
• Cash-on-cash: 28.07%
• DSCR: 2.25
• GRM: 5.2

CMA / ARV

• ARV (median comp): $469,173
• List price: $149,000
• Delta: -68.24%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.10×
• Total profit: $4,123
• Equity at exit: $22,216

10-year hold

• IRR: 8.5%
• Equity multiple: 1.54×
• Total profit: $22,700
• Equity at exit: $12,883

Cash invested: $41,720 (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 70037

• Home prices YoY: -25.4%
• Rents YoY: -13.6%
• Active inventory: 185
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,368 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $549

Break-even live

Break-even rent $1,673

Max offer price $149,000

Occupancy floor 72%

Sensitivity live

Price	-10% $634	-5% $592	+0% $549	+5% $507	+10% $465
Rent	-10% $362	-5% $456	+0% $549	+5% $643	+10% $737
Rate	-1.0pp $624	-0.5pp $587	base $549	+0.5pp $511	+1.0pp $472

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $149,000 Active 111 DOM
2. 2026-06-18
   days on market $149,000 Active 108 DOM
3. 2026-06-17
   days on market $149,000 Active 107 DOM
4. 2026-06-16
   days on market $149,000 Active 106 DOM
5. 2026-06-15
   days on market $149,000 Active 105 DOM
6. 2026-06-13
   days on market $149,000 Active 103 DOM
7. 2026-06-13
   days on market $149,000 Active 102 DOM
8. 2026-06-10
   days on market $149,000 Active 100 DOM
9. 2026-06-09
   days on market $149,000 Active 99 DOM
10. 2026-06-08
    days on market $149,000 Active 98 DOM
11. 2026-06-07
    days on market $149,000 Active 97 DOM
12. 2026-06-03
    days on market $149,000 Active 93 DOM
13. 2026-06-02
    days on market $149,000 Active 92 DOM
14. 2026-06-01
    days on market $149,000 Active 91 DOM
15. 2026-05-31
    days on market $149,000 Active 90 DOM
16. 2026-03-02
    listed $149,000 Active 566-char remark

    Show marketing remark (554 chars)

    LARGE FIVE BEDROOM home offers potential CASH COW INVESTMENT OPPORTUNITY or chance to owner occupy on 1/3+ acre of land! Spacious, open living room and kitchen with island and an abundance of cabinetry for storage. The primary suite has a large walk-in closet and an ensuite featuring both a shower and a stand-alone garden tub. Indoor Laundry Room - Washer and Dryer Remain! HUGE covered porch. Desirable, award-winning public school system. Located in proximity to the LNG Plant and Naval Base - just minutes away from groceries, restaurants, and more.

17. 2026-03-02
    listed $149,000 Active 554-char remark

    Show marketing remark (554 chars)

    LARGE FIVE BEDROOM home offers potential CASH COW INVESTMENT OPPORTUNITY or chance to owner occupy on 1/3+ acre of land! Spacious, open living room and kitchen with island and an abundance of cabinetry for storage. The primary suite has a large walk-in closet and an ensuite featuring both a shower and a stand-alone garden tub. Indoor Laundry Room - Washer and Dryer Remain! HUGE covered porch. Desirable, award-winning public school system. Located in proximity to the LNG Plant and Naval Base - just minutes away from groceries, restaurants, and more.

18. 2025-12-15
    price $159,000
19. 2025-12-15
    price $159,000
20. 2025-05-28
    listed $169,000 Active
21. 2006-10-25
    soldstatus $8,000

ⓘ 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: $620 · $52/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$200/yr (+$17/mo · 32.2%)

ⓘ 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 · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 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: $28,422
• − Mortgage interest: −$8,346
• − Property taxes: −$620
• − Insurance: −$5,864
• − Repairs & maintenance: −$2,274
• − Management: −$2,274
• − Depreciation: −$4,335
• Taxable income: $4,710
• Est. tax owed @ 24.0%: −$1,130
• After-tax cash flow: $5,463/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 — Jean Lafitte

• Score: 57/100
• State rank: #322
• US rank: #21888

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Plaquemines Parish · 16,639 people
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 16,639
• Household income: $98,983
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 453.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 13% Hispanic / Latino 12% Two or more races 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Lithuanian 14% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam, United Kingdom
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% Vietnamese 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: ▼ -56.25%
• Current HPI: 165.3973
• Rent YoY: ▼ -13.63%
• Metro: New Orleans-Metairie, LA
• 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

+1762.5% since first listed

6 events — show timeline

• 2026-03-02 Listed $149,000 AcadianaMLS
• 2026-03-02 Listed $149,000 GSREIN
• 2025-12-15 Price Changed $159,000 AcadianaMLS
• 2025-12-15 Price Changed $159,000 GSREIN
• 2025-05-28 Listed $169,000 AcadianaMLS
• 2006-10-25 Sold (Public Records) $8,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $620 · -3.6% YoY. Source: county tax records.