1044 Jean Lafitte St · Catahoula, LA 70517

$89,900

2 bd · 2.0 ba · 750 sqft · SingleFamily public records · 158 Days on market

Built 2002 6,534 sqft lot $120/sqft · 47% above area Est $130k · 31% under

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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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a peaceful getaway or craving the Cajun lifestyle? This charming camp/home is the perfect spot--tucked away from the hustle and bustle, yet close enough for a quick escape whenever you need to recharge. Located on the Butte LaRose canal, which flows directly into the Atchafalaya Basin, this property is ideal for those who love nature and entertaining. With ample space for large gatherings, it offers all the cozy comforts of a relaxing retreat. Covered parking for 4+ vehicles and toys makes it easy to come and go.The property also includes an additional building--an outdoor kitchen/man cave/mother-in-law suite with a porch overlooking the canal. Enjoy your own private pier, perfect for fishing, boat launches, or soaking in the tranquility of the basin. Don't miss out on this incredible opportunity to own your own slice of serenity!

Key facts

• Private pier
• Outdoor kitchen
• 6,534 sq ft lot

Tags

• OUTDOOR KITCHEN
• PRIVATE PIER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#193 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• St. Martin Parish (rural): math 23% / reading 32% proficiency, ranked #49 of 98 in LA (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cecilia Primary School (693 students, 69% FRL); Cecilia Junior High School (math 20% / reading 32%, grade F, #137 of 218 statewide, top 63%, 599 students, 63% FRL); Cecilia High School (math 47% / reading 42%, grade F, #58 of 265 statewide, top 23%, 788 students, 54% FRL).
• Market conditions: 276 active listings in the ZIP; 54 units permitted in St. Martin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Martin County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $29k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.21% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.70%
• DSCR: 1.65
• GRM: 6.9

CMA / ARV

• ARV (median comp): $130,088
• List price: $89,900
• Delta: -30.89%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1008 Vermilion St	0.16mi	1/2.0 (-1)	850 (+13%)	11mo	$125,000	$147	56

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-2,856
• Equity at exit: $13,404

10-year hold

• IRR: 6.7%
• Equity multiple: 1.51×
• Total profit: $12,732
• Equity at exit: $7,773

Cash invested: $25,172 (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 70517

• Home prices YoY: -33.7%
• Active inventory: 276
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$42 /mo · $505/yr
• Insurance: −$37
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $183

Break-even live

Break-even rent $856

Max offer price $89,900

Occupancy floor 78%

Sensitivity live

Price	-10% $234	-5% $209	+0% $183	+5% $158	+10% $132
Rent	-10% $97	-5% $140	+0% $183	+5% $226	+10% $269
Rate	-1.0pp $228	-0.5pp $206	base $183	+0.5pp $160	+1.0pp $136

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $89,900 Active 158 DOM
2. 2026-06-18
   days on market $89,900 Active 155 DOM
3. 2026-06-17
   days on market $89,900 Active 154 DOM
4. 2026-06-16
   days on market $89,900 Active 153 DOM
5. 2026-06-15
   days on market $89,900 Active 152 DOM
6. 2026-06-14
   pricedays on market $89,900 Active 150 DOM
7. 2026-06-13
   days on market $98,900 Active 149 DOM
8. 2026-06-10
   days on market $98,900 Active 147 DOM
9. 2026-06-09
   days on market $98,900 Active 146 DOM
10. 2026-06-08
    days on market $98,900 Active 145 DOM
11. 2026-06-07
    days on market $98,900 Active 144 DOM
12. 2026-06-05
    days on market $98,900 Active 141 DOM
13. 2026-06-03
    price $98,900 Active 139 DOM
14. 2026-06-02
    days on market $99,900 Active 139 DOM
15. 2026-06-01
    days on market $99,900 Active 138 DOM
16. 2026-05-31
    days on market $99,900 Active 137 DOM
17. 2026-05-30
    days on market $99,900 Active 136 DOM
18. 2026-04-30
    price $99,900 854-char remark

    Show marketing remark (854 chars)

    Looking for a peaceful getaway or craving the Cajun lifestyle? This charming camp/home is the perfect spot--tucked away from the hustle and bustle, yet close enough for a quick escape whenever you need to recharge. Located on the Butte LaRose canal, which flows directly into the Atchafalaya Basin, this property is ideal for those who love nature and entertaining. With ample space for large gatherings, it offers all the cozy comforts of a relaxing retreat. Covered parking for 4+ vehicles and toys makes it easy to come and go.The property also includes an additional building--an outdoor kitchen/man cave/mother-in-law suite with a porch overlooking the canal. Enjoy your own private pier, perfect for fishing, boat launches, or soaking in the tranquility of the basin. Don't miss out on this incredible opportunity to own your own slice of serenity!

19. 2026-03-23
    price $109,900 854-char remark

    Show marketing remark (854 chars)

    Looking for a peaceful getaway or craving the Cajun lifestyle? This charming camp/home is the perfect spot--tucked away from the hustle and bustle, yet close enough for a quick escape whenever you need to recharge. Located on the Butte LaRose canal, which flows directly into the Atchafalaya Basin, this property is ideal for those who love nature and entertaining. With ample space for large gatherings, it offers all the cozy comforts of a relaxing retreat. Covered parking for 4+ vehicles and toys makes it easy to come and go.The property also includes an additional building--an outdoor kitchen/man cave/mother-in-law suite with a porch overlooking the canal. Enjoy your own private pier, perfect for fishing, boat launches, or soaking in the tranquility of the basin. Don't miss out on this incredible opportunity to own your own slice of serenity!

20. 2026-01-14
    listed $119,000 Active 854-char remark

    Show marketing remark (854 chars)

    Looking for a peaceful getaway or craving the Cajun lifestyle? This charming camp/home is the perfect spot--tucked away from the hustle and bustle, yet close enough for a quick escape whenever you need to recharge. Located on the Butte LaRose canal, which flows directly into the Atchafalaya Basin, this property is ideal for those who love nature and entertaining. With ample space for large gatherings, it offers all the cozy comforts of a relaxing retreat. Covered parking for 4+ vehicles and toys makes it easy to come and go.The property also includes an additional building--an outdoor kitchen/man cave/mother-in-law suite with a porch overlooking the canal. Enjoy your own private pier, perfect for fishing, boat launches, or soaking in the tranquility of the basin. Don't miss out on this incredible opportunity to own your own slice of serenity!

21. 2025-08-12
    status Active
22. 2025-05-19
    price $119,900
23. 2025-04-10
    price $124,900
24. 2025-02-25
    price $129,900
25. 2025-02-04
    price $134,900
26. 2024-12-16
    listed $139,900 Active
27. 2024-09-24
    price $124,900
28. 2024-09-23
    price $124,500
29. 2024-08-31
    price $129,500
30. 2024-07-26
    price $134,900
31. 2024-06-07
    price $139,900
32. 2024-06-01
    price $146,900
33. 2024-05-24
    price $147,900
34. 2024-05-04
    listed $148,900 Active
35. 2012-05-08
    listed $65,000

ⓘ 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: $505 · $42/mo
• Projected year-2 tax: $505 · $42/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 7/10 Severe FEMA zone A · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $13,053
• − Mortgage interest: −$5,036
• − Property taxes: −$505
• − Insurance: −$1,952
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$2,615
• Taxable income: $856
• Est. tax owed @ 24.0%: −$205
• After-tax cash flow: $1,992/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: St. Martin Parish
• NCES district ID: 2201590
• Math proficiency: 23% ▼ -44.00%
• Reading proficiency: 32% ▼ -36.00%
• Median HH income: $42,813
• Composite: 23.41/100
• National rank: #7897
• State rank: #49 of 98 in LA

Livability — Catahoula

• Score: 63/100
• State rank: #193
• US rank: #15305

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,570

Population outlook (St. Martin County) Hauer SSP2

• Today (2025): 57,446 people
• By 2030: 58,857 · +2.5%
• By 2040: 60,859 · +5.9%
• By 2050: 61,419 · +6.9%
• By 2075: 61,574 · +7.2%
• By 2100: 57,253 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 30% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 18% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 87% English-only · French/Haitian/Cajun 9% Spanish 3% Vietnamese 1%

Political lean MEDSL · St. Martin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -20.7pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.1 2016: R+33.4 2012: R+24.5 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.00%
• Current HPI: 143.4293
• 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

+53.7% since first listed

18 events — show timeline

• 2026-04-30 Price Changed $99,900 AcadianaMLS
• 2026-03-23 Price Changed $109,900 AcadianaMLS
• 2026-01-14 Listed $119,000 AcadianaMLS
• 2025-08-12 Relisted — AcadianaMLS
• 2025-05-19 Price Changed $119,900 AcadianaMLS
• 2025-04-10 Price Changed $124,900 AcadianaMLS
• 2025-02-25 Price Changed $129,900 AcadianaMLS
• 2025-02-04 Price Changed $134,900 AcadianaMLS
• 2024-12-16 Listed $139,900 AcadianaMLS
• 2024-09-24 Price Changed $124,900 AcadianaMLS
• 2024-09-23 Price Changed $124,500 AcadianaMLS
• 2024-08-31 Price Changed $129,500 AcadianaMLS
• 2024-07-26 Price Changed $134,900 AcadianaMLS
• 2024-06-07 Price Changed $139,900 AcadianaMLS
• 2024-06-01 Price Changed $146,900 AcadianaMLS
• 2024-05-24 Price Changed $147,900 AcadianaMLS
• 2024-05-04 Listed $148,900 AcadianaMLS
• 2012-05-08 Listed $65,000 AcadianaMLS

Property tax history

-0.6%/yr

Latest (2025): $505 · -0.6% YoY. Source: county tax records.