294 East 37th St · Cut Off, LA 70345

$92,000

3 bd · 2.0 ba · 1,170 sqft · Other public records · 24 Days on market

Built 1970 4,356 sqft lot ↓ 23% since listing

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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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is located in a quiet established neighborhood ready to move in. 3 bedrooms 2 bathrooms is great for a growing family or friends and family coming for a visit!! Bonus room in back section of home is a great location for entertaining with easy access to backyard. Call today for more details and to schedule a showing!!

Key facts

• Bonus room
• 4,356 sq ft lot
• 3 parking spots

Tags

• QUIET ESTABLISHED NEIGHBORHOOD
• BONUS ROOM
• EASY ACCESS TO BACKYARD

Property features AI

Exterior

• Parking: 3 parking spaces
• Utilities: Public water; Cesspool sewer
• Home design: Detached single-family residence; Residential property
• Construction: Frame construction; Block foundation; Built with a metal roof
• Exterior features: Above-ground private pool; Metal roof

Interior

• Kitchen: Range, Oven, Microwave, Refrigerator
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit cooling; No central heating
• Interior features: Range, Oven, Microwave, Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $92k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $68k (26.4% below list).
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $68k (26.4% below list) — sets the bar for cash-flow.
• Cap rate 10.1% vs local median 3.9% in Cut Off — 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 69/100 on livability (#78 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, 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.
• Zoned schools: Cut Off Elementary School (math 32% / reading 52%, grade F, #201 of 646 statewide, top 33%, 426 students, 57% FRL); Larose-Cut Off Middle School (math 35% / reading 56%, grade D+, #45 of 218 statewide, top 20%, 481 students, 57% FRL); South Lafourche High School (math 33% / reading 59%, grade D-, #54 of 265 statewide, top 20%, 1,108 students, 61% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 100 active listings in the ZIP; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 4 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.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,693 (26.4% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.20% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.46%
• DSCR: 1.60
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -26.9%
• Equity multiple: 0.09×
• Total profit: $-23,423
• Equity at exit: $13,717

10-year hold

• IRR: -23.3%
• Equity multiple: -0.19×
• Total profit: $-30,673
• Equity at exit: $7,954

Cash invested: $25,760 (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 70345

• Home prices YoY: -27.6%
• Active inventory: 100
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$65 /mo · $782/yr
• Insurance: −$38
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-138

Break-even live

Break-even rent $1,282

Max offer price $67,693

Occupancy floor —

Sensitivity live

Price	-10% $-86	-5% $-112	+0% $-138	+5% $-164	+10% $-190
Rent	-10% $-225	-5% $-181	+0% $-138	+5% $-94	+10% $-50
Rate	-1.0pp $-91	-0.5pp $-114	base $-138	+0.5pp $-161	+1.0pp $-186

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   days on market $92,000 Active 24 DOM
2. 2026-06-19
   days on market $92,000 Active 22 DOM
3. 2026-06-18
   days on market $92,000 Active 21 DOM
4. 2026-06-17
   days on market $92,000 Active 20 DOM
5. 2026-06-16
   days on market $92,000 Active 19 DOM
6. 2026-06-15
   days on market $92,000 Active 18 DOM
7. 2026-06-14
   days on market $92,000 Active 16 DOM
8. 2026-06-13
   days on market $92,000 Active 15 DOM
9. 2026-06-10
   days on market $92,000 Active 13 DOM
10. 2026-06-09
    days on market $92,000 Active 12 DOM
11. 2026-06-08
    days on market $92,000 Active 11 DOM
12. 2026-06-07
    days on market $92,000 Active 10 DOM
13. 2026-06-05
    days on market $92,000 Active 7 DOM
14. 2026-06-03
    days on market $92,000 Active 6 DOM
15. 2026-06-02
    days on market $92,000 Active 5 DOM
16. 2026-06-01
    days on market $92,000 Active 4 DOM
17. 2026-05-31
    days on market $92,000 Active 3 DOM
18. 2026-05-30
    days on market $92,000 Active 2 DOM
19. 2026-05-28
    price $92,000 328-char remark

    Show marketing remark (328 chars)

    This home is located in a quiet established neighborhood ready to move in. 3 bedrooms 2 bathrooms is great for a growing family or friends and family coming for a visit!! Bonus room in back section of home is a great location for entertaining with easy access to backyard. Call today for more details and to schedule a showing!!

20. 2026-05-28
    price $92,000

    Show marketing remark (328 chars)

    This home is located in a quiet established neighborhood ready to move in. 3 bedrooms 2 bathrooms is great for a growing family or friends and family coming for a visit!! Bonus room in back section of home is a great location for entertaining with easy access to backyard. Call today for more details and to schedule a showing!!

21. 2026-05-28
    listed $95,000 Active

    Show marketing remark (328 chars)

    This home is located in a quiet established neighborhood ready to move in. 3 bedrooms 2 bathrooms is great for a growing family or friends and family coming for a visit!! Bonus room in back section of home is a great location for entertaining with easy access to backyard. Call today for more details and to schedule a showing!!

22. 2026-05-28
    listed $95,000 Active 328-char remark

    Show marketing remark (328 chars)

    This home is located in a quiet established neighborhood ready to move in. 3 bedrooms 2 bathrooms is great for a growing family or friends and family coming for a visit!! Bonus room in back section of home is a great location for entertaining with easy access to backyard. Call today for more details and to schedule a showing!!

23. 2025-10-24
    price $95,000
24. 2025-10-24
    price $95,000
25. 2025-06-10
    price $107,000
26. 2025-06-10
    price $107,000
27. 2025-04-02
    listed $120,000 Active
28. 2025-04-02
    listed $120,000 Active

ⓘ 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: $782 · $65/mo
• Projected year-2 tax: $782 · $65/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 AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 22 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: $13,289
• − Mortgage interest: −$5,153
• − Property taxes: −$782
• − Insurance: −$5,578
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$2,676
• Taxable loss: −$3,027
• Est. tax savings @ 24.0%: +$726
• After-tax cash flow: $-925/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 — Cut Off

• Score: 69/100
• State rank: #78
• US rank: #8924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cut Off, LA
• Population (ZIP): 8,678

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 12% Native American 8% Two or more races 6% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 17% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 76% English-only · French/Haitian/Cajun 14% Spanish 7% Vietnamese 2%

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: ▼ -40.05%
• Current HPI: 105.2575
• 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

-23.3% since first listed

10 events — show timeline

• 2026-05-28 Price Changed $92,000 AcadianaMLS
• 2026-05-28 Price Changed $92,000 GBRMLS
• 2026-05-28 Listed $95,000 GBRMLS
• 2026-05-28 Listed $95,000 AcadianaMLS
• 2025-10-24 Price Changed $95,000 AcadianaMLS
• 2025-10-24 Price Changed $95,000 GBRMLS
• 2025-06-10 Price Changed $107,000 AcadianaMLS
• 2025-06-10 Price Changed $107,000 GBRMLS
• 2025-04-02 Listed $120,000 GBRMLS
• 2025-04-02 Listed $120,000 AcadianaMLS

Property tax history

+2.3%/yr

Latest (2024): $782 · +8.9% YoY. Source: county tax records.