133 Catherine St · Lockport, LA 70374

$124,000

2 bd · 2.0 ba · 2,000 sqft · SingleFamily public records · 142 Days on market

Built 1965 6,969 sqft lot $62/sqft · 30% below area Est $195k · 36% under ↓ 17% 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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.0/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lockport home with strong potential. This property offers a functional layout, a whole-home generator, and is conveniently located near shopping, restaurants, and everyday amenities. A solid opportunity to add value with updates in a well-situated area.

Key facts

• 6,969 sq ft lot
• Parking
• Built 1965

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (9.7% below list).
• Recommended offer: $109k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#168 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, 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: 56 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 $857 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $31k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-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: 0.90% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (median comp): $194,881
• List price: $124,000
• Delta: -36.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
163 Comeaux Dr	0.14mi	3/2.0 (+1)	2,110 (+6%)	2mo	$190,000	$90	78
261 Elizabeth St	0.20mi	3/2.0 (+1)	2,018 (+1%)	23mo	$210,000	$104	65
207 Ferdinand St	0.44mi	3/2.0 (+1)	1,809 (-10%)	10mo	$199,000	$110	50
612 Ethel St	0.53mi	2/2.0	1,883 (-6%)	21mo	$175,000	$93	48
7152 9th St	0.72mi	3/2.0 (+1)	1,765 (-12%)	20mo	$130,000	$74	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-11,883
• Equity at exit: $18,489

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $98
• Equity at exit: $10,721

Cash invested: $34,720 (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 70374

• Active inventory: 56
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$53 /mo · $632/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $130

Break-even live

Break-even rent $955

Max offer price $124,000

Occupancy floor 83%

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $124,000 Active 142 DOM
2. 2026-06-18
   days on market $124,000 Active 141 DOM
3. 2026-06-17
   days on market $124,000 Active 140 DOM
4. 2026-06-16
   days on market $124,000 Active 139 DOM
5. 2026-06-15
   days on market $124,000 Active 138 DOM
6. 2026-06-14
   days on market $124,000 Active 136 DOM
7. 2026-06-13
   days on market $124,000 Active 135 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   pricedays on market $124,000 Active 133 DOM
10. 2026-06-09
    days on market $129,000 Active 132 DOM
11. 2026-06-08
    days on market $129,000 Active 131 DOM
12. 2026-06-07
    days on market $129,000 Active 130 DOM
13. 2026-06-05
    days on market $129,000 Active 127 DOM
14. 2026-06-03
    days on market $129,000 Active 126 DOM
15. 2026-06-02
    days on market $129,000 Active 125 DOM
16. 2026-06-01
    days on market $129,000 Active 124 DOM
17. 2026-05-31
    days on market $129,000 Active 123 DOM
18. 2026-05-30
    days on market $129,000 Active 122 DOM
19. 2026-04-04
    status Active 253-char remark

    Show marketing remark (253 chars)

    Lockport home with strong potential. This property offers a functional layout, a whole-home generator, and is conveniently located near shopping, restaurants, and everyday amenities. A solid opportunity to add value with updates in a well-situated area.

20. 2026-04-04
    status Active 253-char remark

    Show marketing remark (253 chars)

    Lockport home with strong potential. This property offers a functional layout, a whole-home generator, and is conveniently located near shopping, restaurants, and everyday amenities. A solid opportunity to add value with updates in a well-situated area.

21. 2026-03-30
    status Pending 253-char remark

    Show marketing remark (253 chars)

    Lockport home with strong potential. This property offers a functional layout, a whole-home generator, and is conveniently located near shopping, restaurants, and everyday amenities. A solid opportunity to add value with updates in a well-situated area.

22. 2026-03-30
    status Pending 253-char remark

    Show marketing remark (253 chars)

    Lockport home with strong potential. This property offers a functional layout, a whole-home generator, and is conveniently located near shopping, restaurants, and everyday amenities. A solid opportunity to add value with updates in a well-situated area.

23. 2026-02-22
    price $129,000 253-char remark

    Show marketing remark (253 chars)

    Lockport home with strong potential. This property offers a functional layout, a whole-home generator, and is conveniently located near shopping, restaurants, and everyday amenities. A solid opportunity to add value with updates in a well-situated area.

24. 2026-02-22
    price $129,000 253-char remark

    Show marketing remark (253 chars)

    Lockport home with strong potential. This property offers a functional layout, a whole-home generator, and is conveniently located near shopping, restaurants, and everyday amenities. A solid opportunity to add value with updates in a well-situated area.

25. 2026-01-23
    price $149,000 253-char remark

    Show marketing remark (253 chars)

    Lockport home with strong potential. This property offers a functional layout, a whole-home generator, and is conveniently located near shopping, restaurants, and everyday amenities. A solid opportunity to add value with updates in a well-situated area.

26. 2026-01-23
    status Active 253-char remark

    Show marketing remark (253 chars)

    Lockport home with strong potential. This property offers a functional layout, a whole-home generator, and is conveniently located near shopping, restaurants, and everyday amenities. A solid opportunity to add value with updates in a well-situated area.

27. 2026-01-23
    price $149,000 253-char remark

    Show marketing remark (253 chars)

    Lockport home with strong potential. This property offers a functional layout, a whole-home generator, and is conveniently located near shopping, restaurants, and everyday amenities. A solid opportunity to add value with updates in a well-situated area.

28. 2025-12-22
    listed $155,000 253-char remark

    Show marketing remark (253 chars)

    Lockport home with strong potential. This property offers a functional layout, a whole-home generator, and is conveniently located near shopping, restaurants, and everyday amenities. A solid opportunity to add value with updates in a well-situated area.

ⓘ 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: $632 · $53/mo
• Projected year-2 tax: $682 · $57/mo
• Expected delta: +$50/yr (+$4/mo · 8.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 23 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,431
• − Mortgage interest: −$6,946
• − Property taxes: −$632
• − Insurance: −$620
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$3,607
• Taxable loss: −$523
• Est. tax savings @ 24.0%: +$125
• After-tax cash flow: $1,681/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 — Lockport

• Score: 64/100
• State rank: #168
• US rank: #14113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lockport, LA
• Population (ZIP): 6,506

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 8% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 18%
• Foreign-born: 6% · Canada
• Languages at home: 84% English-only · Spanish 9% French/Haitian/Cajun 6% Korean 1%

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: ▼ -74.36%
• Current HPI: 99.1459
• 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

-16.8% since first listed

10 events — show timeline

• 2026-04-04 Relisted — AcadianaMLS
• 2026-04-04 Relisted — GBRMLS
• 2026-03-30 Pending — AcadianaMLS
• 2026-03-30 Pending — GBRMLS
• 2026-02-22 Price Changed $129,000 GBRMLS
• 2026-02-22 Price Changed $129,000 AcadianaMLS
• 2026-01-23 Price Changed $149,000 AcadianaMLS
• 2026-01-23 Relisted — GBRMLS
• 2026-01-23 Price Changed $149,000 GBRMLS
• 2025-12-22 Listed $155,000 AcadianaMLS

Property tax history

+0.8%/yr

Latest (2024): $632 · +0.5% YoY. Source: county tax records.