178 E Pipeline Dr · Triumph, LA 70041

$169,000

3 bd · 3.0 ba · 1,122 sqft · SingleFamily public records · 343 Days on market

Built 1980 $151/sqft · 80% above area Est $154k · 9% over

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Why this score? — see what drove the F 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 +7.0/30.0
• Schools +5.0/10.0
• Appreciation +4.9/10.0
• ARV discount +3.3/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• 1% rule +0.6/10.0

Listing remarks MLS

FISHERMAN'S RETREAT PLUS INCOME PRODUCING BUNKHOUSE. FISHING GUIDE READY !! 2 SEPERATE BUILDINGS - SEE ATTACHED FLOORPLANS - UPDATED AND RENOVATED WITH OPEN LAYOUTS - SELLER IS A FISHING GUIDE UNDER NAME KAYAK VENICE LA. 2 BEDROOM 2 BATH IN MAIN HOME - 4 BUNKHOUSES 1 BATH IN REAR BUNKHOUSE. LOTS OF STORAGE, METAL ROOF, TERMITE CONTRACT. LITERALLY MISSISSIPPI RIVER ACROSS THE STREET.

Key facts

• Metal roof
• Mississippi river
• Fishing guide ready

Tags

• INCOME PRODUCING BUNKHOUSE
• FISHING GUIDE READY
• UPDATED AND RENOVATED
• METAL ROOF
• MISSISSIPPI RIVER

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-674 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $50k (70.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (43.8% below list).
• Recommended offer: $50k (70.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 51/100 on livability (#420 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment D+, schools F, crime F.
• Market conditions: 52 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 88 units permitted in Plaquemines Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $679 of equity ($1k loan paydown + $-489 appreciation (-0.3% local appreciation)).
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 343 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $50k; list at $169k implies a 238% gain — meaningful room to come down on a strong offer.

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 $49,898 (70.5% 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. It's been on market 343 days. Have you received any prior offers? Is the seller open to a 70% concession, seller financing, or rate buy-down credit?
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 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?
7. Crime grade is F 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.56% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.28%
• DSCR: 0.72
• GRM: 14.8

CMA / ARV

• ARV (median comp): $154,498
• List price: $169,000
• Delta: 9.39%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-0.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: -0.06×
• Total profit: $-49,999
• Equity at exit: $46,640

10-year hold

• IRR: -16.8%
• Equity multiple: -0.66×
• Total profit: $-78,509
• Equity at exit: $54,158

Cash invested: $47,320 (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 70041

• Home prices YoY: -0.5%
• Active inventory: 52
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$41 /mo · $498/yr
• Insurance: −$70
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-674

Break-even live

Break-even rent $1,803

Max offer price $49,898

Occupancy floor —

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
187 Wildwood Dr Buras, LA	3.0	1.0	840	$950	$1.13	43d	1	1.49mi
177 Wildwood Dr Buras, LA	3.0	1.0	840	$950	$1.13	43d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $169,000 Active 343 DOM
2. 2026-06-17
   days on market $169,000 Active 342 DOM
3. 2026-06-16
   days on market $169,000 Active 341 DOM
4. 2026-06-15
   days on market $169,000 Active 340 DOM
5. 2026-06-13
   days on market $169,000 Active 338 DOM
6. 2026-06-13
   days on market $169,000 Active 337 DOM
7. 2026-06-10
   days on market $169,000 Active 335 DOM
8. 2026-06-09
   days on market $169,000 Active 334 DOM
9. 2026-06-08
   days on market $169,000 Active 333 DOM
10. 2026-06-07
    days on market $169,000 Active 332 DOM
11. 2026-06-03
    days on market $169,000 Active 328 DOM
12. 2026-06-02
    days on market $169,000 Active 327 DOM
13. 2026-06-01
    days on market $169,000 Active 326 DOM
14. 2026-05-31
    days on market $169,000 Active 325 DOM
15. 2025-07-09
    listed $169,000 Active 386-char remark

    Show marketing remark (385 chars)

    FISHERMAN'S RETREAT PLUS INCOME PRODUCING BUNKHOUSE. FISHING GUIDE READY !! 2 SEPERATE BUILDINGS - SEE ATTACHED FLOORPLANS - UPDATED AND RENOVATED WITH OPEN LAYOUTS - SELLER IS A FISHING GUIDE UNDER NAME KAYAK VENICE LA. 2 BEDROOM 2 BATH IN MAIN HOME - 4 BUNKHOUSES 1 BATH IN REAR BUNKHOUSE. LOTS OF STORAGE, METAL ROOF, TERMITE CONTRACT. LITERALLY MISSISSIPPI RIVER ACROSS THE STREET.

16. 2025-07-09
    listed $169,000 Active 385-char remark

    Show marketing remark (385 chars)

    FISHERMAN'S RETREAT PLUS INCOME PRODUCING BUNKHOUSE. FISHING GUIDE READY !! 2 SEPERATE BUILDINGS - SEE ATTACHED FLOORPLANS - UPDATED AND RENOVATED WITH OPEN LAYOUTS - SELLER IS A FISHING GUIDE UNDER NAME KAYAK VENICE LA. 2 BEDROOM 2 BATH IN MAIN HOME - 4 BUNKHOUSES 1 BATH IN REAR BUNKHOUSE. LOTS OF STORAGE, METAL ROOF, TERMITE CONTRACT. LITERALLY MISSISSIPPI RIVER ACROSS THE STREET.

17. 2012-03-23
    soldstatus $50,000

ⓘ 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: $498 · $41/mo
• Projected year-2 tax: $930 · $77/mo
• Expected delta: +$432/yr (+$36/mo · 86.7%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,400
• − Mortgage interest: −$9,467
• − Property taxes: −$498
• − Insurance: −$5,964
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$4,916
• Taxable loss: −$11,268
• Est. tax savings @ 24.0%: +$2,704
• After-tax cash flow: $-5,386/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 — Triumph

• Score: 51/100
• State rank: #420
• US rank: #25336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Triumph, LA
• City population: 2,092
• Population (ZIP): 2,092

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 0.61)
• Race & ethnicity: White 57% Asian 19% Black 15% Two or more races 6% Native American 1%
• Common ancestry: Lithuanian 25% American 1%
• Foreign-born: 16% · Vietnam, Canada
• Languages at home: 82% English-only · Vietnamese 9% Other Asian/Pacific 8% 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: ▼ -0.29%
• Current HPI: 58.8381
• 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

+238.0% since first listed

3 events — show timeline

• 2025-07-09 Listed $169,000 AcadianaMLS
• 2025-07-09 Listed $169,000 GSREIN
• 2012-03-23 Sold (Public Records) $50,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $498 · -3.6% YoY. Source: county tax records.