105 Mimosa Ln · Port Sulphur, LA 70083

$159,900

3 bd · 2.0 ba · 1,534 sqft · SingleFamily public records · 93 Days on market

Built 2006 0.26 ac lot $104/sqft · 60% above area Est $108k · 48% over

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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
• Appreciation +5.5/10.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Enjoy country style living and relaxation in this charming 3 bed/2bath modular home on a corner lot. Highlights include a large front porch (27x8), a beautiful Oak tree, and newly installed appliances such as dishwasher and water heater (2025). Luxury Vinyl Plank installed throughout kitchen, living room, and bathrooms (2025). New insulation under house also installed (2025). Bathroom vanities new (2025). Open floor plan, quartz countertops, and spacious laundry room! Fully furnished, washer/dryer included. Rear yard access, Bonus shop / Detached garage measuring 18x30!! So much storage! Fireplace is currently inoperable - Previous owners installed metal roof over chimney. Schedule a showing before it's too late!

Key facts

• Large front porch
• Beautiful oak tree
• Luxury vinyl plank

Tags

• LARGE FRONT PORCH
• BEAUTIFUL OAK TREE
• NEWLY INSTALLED APPLIANCES
• LUXURY VINYL PLANK
• NEW INSULATION
• NEW BATHROOM VANITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#112 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Zoned schools: South Plaquemines Elementary School (math 17% / reading 32%, grade F, #384 of 646 statewide, top 62%, 201 students, 99% FRL); Belle Chasse Middle School (math 40% / reading 44%, grade D-, #59 of 218 statewide, top 27%, 721 students, 62% FRL); South Plaquemines High School (math 18% / reading 43%, grade F, #124 of 265 statewide, top 47%, 412 students, 100% FRL).
• Market conditions: 49 active listings in the ZIP; 88 units permitted in Plaquemines Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.0% local appreciation)).
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 30y ago 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 $138k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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. 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.
6. 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.
7. 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: 1.70% ✓
• Cap rate: 15.10%
• Cash-on-cash: 31.44%
• DSCR: 2.40
• GRM: 4.9

CMA / ARV

• ARV (median comp): $107,935
• List price: $159,900
• Delta: 48.14%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

1.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.13×
• Total profit: $50,792
• Equity at exit: $54,622

10-year hold

• IRR: 25.2%
• Equity multiple: 4.05×
• Total profit: $136,415
• Equity at exit: $72,615

Cash invested: $44,772 (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 70083

• Home prices YoY: 1.5%
• Active inventory: 49
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,711 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$64 /mo · $763/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $747

Break-even live

Break-even rent $1,766

Max offer price $159,900

Occupancy floor 67%

Sensitivity live

Price	-10% $837	-5% $792	+0% $747	+5% $701	+10% $656
Rent	-10% $532	-5% $639	+0% $747	+5% $854	+10% $961
Rate	-1.0pp $827	-0.5pp $787	base $747	+0.5pp $705	+1.0pp $663

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-02-20
   listed $159,900 Active 723-char remark

   Show marketing remark (722 chars)

   Enjoy country style living and relaxation in this charming 3 bed/2bath modular home on a corner lot. Highlights include a large front porch (27x8), a beautiful Oak tree, and newly installed appliances such as dishwasher and water heater (2025). Luxury Vinyl Plank installed throughout kitchen, living room, and bathrooms (2025). New insulation under house also installed (2025). Bathroom vanities new (2025). Open floor plan, quartz countertops, and spacious laundry room! Fully furnished, washer/dryer included. Rear yard access, Bonus shop / Detached garage measuring 18x30!! So much storage! Fireplace is currently inoperable - Previous owners installed metal roof over chimney. Schedule a showing before it's too late!

2. 2026-02-20
   listed $159,900 Active 722-char remark

   Show marketing remark (722 chars)

   Enjoy country style living and relaxation in this charming 3 bed/2bath modular home on a corner lot. Highlights include a large front porch (27x8), a beautiful Oak tree, and newly installed appliances such as dishwasher and water heater (2025). Luxury Vinyl Plank installed throughout kitchen, living room, and bathrooms (2025). New insulation under house also installed (2025). Bathroom vanities new (2025). Open floor plan, quartz countertops, and spacious laundry room! Fully furnished, washer/dryer included. Rear yard access, Bonus shop / Detached garage measuring 18x30!! So much storage! Fireplace is currently inoperable - Previous owners installed metal roof over chimney. Schedule a showing before it's too late!

3. 2024-03-19
   soldstatus $138,000
4. 2024-03-15
   soldstatus $138,000 Closed
5. 2024-02-02
   status Pending
6. 2023-10-25
   price $210,000
7. 2023-10-25
   listed $210,000
8. 2023-10-25
   listed $21,000 Active
9. 1996-08-29
   soldstatus $49,900
10. 1996-07-30
    listed $49,900
11. 1996-07-30
    listed $49,900

ⓘ 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: $763 · $64/mo
• Projected year-2 tax: $879 · $73/mo
• Expected delta: +$117/yr (+$10/mo · 15.3%)

ⓘ 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 · 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,534
• − Mortgage interest: −$8,957
• − Property taxes: −$763
• − Insurance: −$5,918
• − Repairs & maintenance: −$2,603
• − Management: −$2,603
• − Depreciation: −$4,652
• Taxable income: $7,039
• Est. tax owed @ 24.0%: −$1,689
• After-tax cash flow: $7,269/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 — Port Sulphur

• Score: 67/100
• State rank: #112
• US rank: #11067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Sulphur, LA
• Population (ZIP): 2,456

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 0.65)
• Race & ethnicity: Black 54% White 23% Two or more races 13% Asian 6% Hispanic / Latino 2% Native American 1%
• Common ancestry: Lithuanian 6%
• Foreign-born: 1% · Vietnam
• Languages at home: 92% English-only · Vietnamese 5% Other Asian/Pacific 1% 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: ▲ 1.00%
• Current HPI: 69.1522
• 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

+220.4% since first listed

11 events — show timeline

• 2026-02-20 Listed $159,900 AcadianaMLS
• 2026-02-20 Listed $159,900 GSREIN
• 2024-03-19 Sold (Public Records) $138,000 Public Records
• 2024-03-15 Sold (MLS) $138,000 GSREIN
• 2024-02-02 Pending — GSREIN
• 2023-10-25 Price Changed $210,000 GSREIN
• 2023-10-25 Listed $21,000 GSREIN
• 2023-10-25 Listed $210,000 AcadianaMLS
• 1996-08-29 Sold (MLS) $49,900 GSREIN
• 1996-07-30 Listed $49,900 GSREIN
• 1996-07-30 Listed $49,900 AcadianaMLS

Property tax history

+9.4%/yr

Latest (2025): $763 · -3.6% YoY. Source: county tax records.