178 E Pipeline Dr

Triumph, LA 70041

$169,000F

3 bd · 3.0 ba · 1,122 sqft · Built 1980 · SingleFamily · Active · 343 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $950/mo
• Mortgage (P&I): −$886
• Tax + insurance: −$538
• HOA: −$0
• Vac / Maint / Mgmt: −$200
• Net cashflow: $-674/mo
• Annual: $-8,091/yr
• Cap rate: 4.53%
• Cash-on-cash: -6.28%
• DSCR: 0.72
• 1% rule: 0.56%
• Cash to close: $47,320

Investor read

• This is a 3-bed/3.0-bath single-family listed at $169k.
• 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).
• It's been on market 343 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $50k (70.5% below list) — sets the bar for cash-flow.
• In year one you build about $679 of equity ($1k loan paydown + $-489 appreciation (-0.3% local appreciation)).
• 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.
• Watch-outs: flood insurance adds $427/mo.
• 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).
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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.
• 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.

Questions for listing agent

• 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?
• 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?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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?