117 Willow D St · Larose, LA 70373

$145,000

3 bd · 2.5 ba · 2,118 sqft · SingleFamily public records · 150 Days on market

Built 1969 0.61 ac lot $68/sqft · 8% below area Est $164k · 12% under ↓ 11% 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 +16.7/30.0
• ARV discount +12.8/15.0
• Appreciation +8.0/10.0
• DSCR +5.2/10.0
• 1% rule +3.6/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This beautiful home is full of old-time southern charm. In the living room, a double window brings in natural light that hits beautifully on the accent wall. The galley kitchen has lots of cabinets and a perfectly placed peninsula. The dining room has a built-in desk and bookcase with storage and is large enough for an 8-person table. Walk out of the dining room through a sliding glass door into an unfinished sunroom with lots of natural light spilling in. The exterior sliding doors were recently replaced with New Hurricane Proof Glass Doors (up to 165+ mph winds) and insulated windows. The dining room has a built-in desk and bookcase with storage. Down the hall, you will find 2 bedrooms with reach-in closets. In the master bedroom, you will see an ensuite bathroom and a walk-in closet. All living square footage is cooled and heated. This home sits on a large lot with a large side lot included. The backyard is fenced-in. A 2-car garage is ready to keep your cars out of the weather. You can make some easy modernizations to make this home the home of your dreams. Transferable termite contract in place. * * 2 bedrooms (Master & 1 additional) have new flooring!

Key facts

• Galley kitchen
• Insulated windows
• Built-in desk

Tags

• GALLEY KITCHEN
• BUILT-IN DESK
• BOOKCASE WITH STORAGE
• SLIDING GLASS DOOR
• HURRICANE PROOF GLASS DOORS
• INSULATED WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $24 ($284/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 $125k (13.6% below list).
• Recommended offer: $125k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.0% in Larose — 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 62/100 on livability (#209 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, schools B+; Watch: employment D+, crime D, amenities 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: 57 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 $10k of equity ($1k loan paydown + $9k appreciation (6.1% local appreciation)).
• At projected returns (6.1% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $125,266 (13.6% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (median comp): $164,454
• List price: $145,000
• Delta: -11.83%
• 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
170 Ledet Ln	0.17mi	3/1.5	1,914 (-10%)	1mo	$90,000	$47	71
232 East 5th St	0.60mi	3/2.0	2,026 (-4%)	1mo	$239,000	$118	62
104 Garden Rd	0.61mi	2/2.0 (-1)	2,158 (+2%)	6mo	$70,000	$32	56
210 Lot 1 Ledet Ln	0.27mi	3/2.0	1,833 (-14%)	22mo	$157,000	$86	45
303 Sandras St	0.39mi	3/2.5	1,800 (-15%)	17mo	$220,000	$122	43

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

Projected returns pro-forma

6.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 2.09×
• Total profit: $44,168
• Equity at exit: $92,001

10-year hold

• IRR: 16.1%
• Equity multiple: 4.17×
• Total profit: $128,518
• Equity at exit: $167,576

Cash invested: $40,600 (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 70373

• Home prices YoY: 6.1%
• Active inventory: 57
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $24

Break-even live

Break-even rent $1,223

Max offer price $145,000

Occupancy floor 93%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $145,000 Active 150 DOM
2. 2026-06-18
   days on market $145,000 Active 149 DOM
3. 2026-06-17
   days on market $145,000 Active 148 DOM
4. 2026-06-16
   days on market $145,000 Active 147 DOM
5. 2026-06-15
   days on market $145,000 Active 146 DOM
6. 2026-06-14
   days on market $145,000 Active 144 DOM
7. 2026-06-13
   days on market $145,000 Active 143 DOM
8. 2026-06-10
   days on market $145,000 Active 141 DOM
9. 2026-06-09
   days on market $145,000 Active 140 DOM
10. 2026-06-08
    days on market $145,000 Active 139 DOM
11. 2026-06-07
    days on market $145,000 Active 138 DOM
12. 2026-06-05
    days on market $145,000 Active 135 DOM
13. 2026-06-03
    days on market $145,000 Active 134 DOM
14. 2026-06-02
    days on market $145,000 Active 133 DOM
15. 2026-06-01
    days on market $145,000 Active 132 DOM
16. 2026-05-31
    days on market $145,000 Active 131 DOM
17. 2026-05-30
    days on market $145,000 Active 130 DOM
18. 2026-04-26
    status Active 1182-char remark

    Show marketing remark (1182 chars)

    This beautiful home is full of old-time southern charm. In the living room, a double window brings in natural light that hits beautifully on the accent wall. The galley kitchen has lots of cabinets and a perfectly placed peninsula. The dining room has a built-in desk and bookcase with storage and is large enough for an 8-person table. Walk out of the dining room through a sliding glass door into an unfinished sunroom with lots of natural light spilling in. The exterior sliding doors were recently replaced with New Hurricane Proof Glass Doors (up to 165+ mph winds) and insulated windows. The dining room has a built-in desk and bookcase with storage. Down the hall, you will find 2 bedrooms with reach-in closets. In the master bedroom, you will see an ensuite bathroom and a walk-in closet. All living square footage is cooled and heated. This home sits on a large lot with a large side lot included. The backyard is fenced-in. A 2-car garage is ready to keep your cars out of the weather. You can make some easy modernizations to make this home the home of your dreams. Transferable termite contract in place. * * 2 bedrooms (Master & 1 additional) have new flooring!

19. 2025-07-08
    listed $160,000 Active
20. 2025-07-07
    listed $160,000 Active
21. 2025-07-03
    listed $160,000 Active 1182-char remark

    Show marketing remark (1182 chars)

    This beautiful home is full of old-time southern charm. In the living room, a double window brings in natural light that hits beautifully on the accent wall. The galley kitchen has lots of cabinets and a perfectly placed peninsula. The dining room has a built-in desk and bookcase with storage and is large enough for an 8-person table. Walk out of the dining room through a sliding glass door into an unfinished sunroom with lots of natural light spilling in. The exterior sliding doors were recently replaced with New Hurricane Proof Glass Doors (up to 165+ mph winds) and insulated windows. The dining room has a built-in desk and bookcase with storage. Down the hall, you will find 2 bedrooms with reach-in closets. In the master bedroom, you will see an ensuite bathroom and a walk-in closet. All living square footage is cooled and heated. This home sits on a large lot with a large side lot included. The backyard is fenced-in. A 2-car garage is ready to keep your cars out of the weather. You can make some easy modernizations to make this home the home of your dreams. Transferable termite contract in place. * * 2 bedrooms (Master & 1 additional) have new flooring!

22. 2025-07-03
    listed $160,000 Active

    Show marketing remark (1182 chars)

    This beautiful home is full of old-time southern charm. In the living room, a double window brings in natural light that hits beautifully on the accent wall. The galley kitchen has lots of cabinets and a perfectly placed peninsula. The dining room has a built-in desk and bookcase with storage and is large enough for an 8-person table. Walk out of the dining room through a sliding glass door into an unfinished sunroom with lots of natural light spilling in. The exterior sliding doors were recently replaced with New Hurricane Proof Glass Doors (up to 165+ mph winds) and insulated windows. The dining room has a built-in desk and bookcase with storage. Down the hall, you will find 2 bedrooms with reach-in closets. In the master bedroom, you will see an ensuite bathroom and a walk-in closet. All living square footage is cooled and heated. This home sits on a large lot with a large side lot included. The backyard is fenced-in. A 2-car garage is ready to keep your cars out of the weather. You can make some easy modernizations to make this home the home of your dreams. Transferable termite contract in place. * * 2 bedrooms (Master & 1 additional) have new flooring!

23. 2023-07-25
    historical
24. 2023-05-25
    status Active
25. 2023-05-25
    historical
26. 2022-05-31
    listed $180,000 Active
27. 2022-05-31
    listed $180,000

ⓘ 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: $944 · $79/mo
• Projected year-2 tax: $944 · $79/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 9/10 Extreme FEMA zone X (shaded) · 99% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,032
• − Mortgage interest: −$8,122
• − Property taxes: −$944
• − Insurance: −$1,522
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$4,218
• Taxable loss: −$2,180
• Est. tax savings @ 24.0%: +$523
• After-tax cash flow: $808/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 — Larose

• Score: 62/100
• State rank: #209
• US rank: #16267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Larose, LA
• Population (ZIP): 5,700

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 (83%)
• Race & ethnicity: White 83% Two or more races 10% Native American 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 18% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 87% English-only · French/Haitian/Cajun 10% Spanish 2% Vietnamese 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: ▲ 6.09%
• Current HPI: 105.4002
• 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

-11.1% since first listed

10 events — show timeline

• 2026-04-26 Relisted — GBRMLS
• 2025-07-08 Listed $160,000 GBRMLS
• 2025-07-07 Listed $160,000 AcadianaMLS
• 2025-07-03 Listed $160,000 AcadianaMLS
• 2025-07-03 Listed $160,000 GBRMLS
• 2023-07-25 Delisted — GBRMLS
• 2023-05-25 Relisted — GBRMLS
• 2023-05-25 Delisted — GBRMLS
• 2022-05-31 Listed $180,000 AcadianaMLS
• 2022-05-31 Listed $180,000 GBRMLS

Property tax history

+0.3%/yr

Latest (2024): $944 · +7.0% YoY. Source: county tax records.