2501 Atchafalaya River Hwy · Henderson, LA 70517

$87,000

3 bd · 2.0 ba · 1,194 sqft · SingleFamily · 139 Days on market

Poor condition 0.68 ac lot $73/sqft · 32% below area Est $128k · 32% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HIGHLY MOTIVATED SELLERS. BRING US AN OFFER AND LETS MAKE A DEAL!! Tucked away along the beautiful Atchafalaya River, this quiet and private property offers the perfect escape from the hustle and bustle. Whether you're dreaming of a weekend camp, fishing getaway, or a place to create your own rustic retreat, this property is full of potential.The older mobile home is being sold as is and will need some work, but it provides a starting point for the right buyer with vision. Outside, you'll find ample storage, plenty of space for boats, gear, and outdoor toys, and excellent privacy surrounded by nature.Enjoy peaceful river days, starry nights, and the freedom to make this place your own.

Key facts

• Excellent privacy
• Surrounded by nature
• Ample storage

Tags

• AMPLE STORAGE
• SPACE FOR BOATS
• EXCELLENT PRIVACY
• SURROUNDED BY NATURE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $87k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#263 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B+; Watch: schools F, amenities F, commute 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.
• 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 $601 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
8. 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.
9. 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: 1.52% ✓
• Cap rate: 12.41%
• Cash-on-cash: 21.84%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (median comp): $127,515
• List price: $87,000
• Delta: -31.77%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2147 Atchafalaya River Hwy	0.70mi	2/2.0 (-1)	1,250 (+5%)	1mo	$210,000	$168	54

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: 6.6%
• Equity multiple: 1.26×
• Total profit: $6,266
• Equity at exit: $12,972

10-year hold

• IRR: 16.0%
• Equity multiple: 2.31×
• Total profit: $31,947
• Equity at exit: $7,522

Cash invested: $24,360 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $318

Break-even live

Break-even rent $920

Max offer price $87,000

Occupancy floor 71%

Sensitivity live

Price	-10% $378	-5% $348	+0% $318	+5% $288	+10% $258
Rent	-10% $214	-5% $266	+0% $318	+5% $370	+10% $423
Rate	-1.0pp $362	-0.5pp $340	base $318	+0.5pp $296	+1.0pp $273

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $87,000 Active 139 DOM
2. 2026-06-18
   days on market $87,000 Active 136 DOM
3. 2026-06-17
   days on market $87,000 Active 135 DOM
4. 2026-06-16
   days on market $87,000 Active 134 DOM
5. 2026-06-15
   days on market $87,000 Active 133 DOM
6. 2026-06-14
   days on market $87,000 Active 131 DOM
7. 2026-06-13
   days on market $87,000 Active 130 DOM
8. 2026-06-10
   days on market $87,000 Active 128 DOM
9. 2026-06-09
   days on market $87,000 Active 127 DOM
10. 2026-06-08
    days on market $87,000 Active 126 DOM
11. 2026-06-07
    days on market $87,000 Active 125 DOM
12. 2026-06-05
    days on market $87,000 Active 122 DOM
13. 2026-06-02
    days on market $87,000 Active 120 DOM
14. 2026-06-01
    days on market $87,000 Active 119 DOM
15. 2026-05-31
    days on market $87,000 Active 118 DOM
16. 2026-05-30
    days on market $87,000 Active 117 DOM
17. 2026-02-01
    listed $87,000 Active 695-char remark

    Show marketing remark (695 chars)

    HIGHLY MOTIVATED SELLERS. BRING US AN OFFER AND LETS MAKE A DEAL!! Tucked away along the beautiful Atchafalaya River, this quiet and private property offers the perfect escape from the hustle and bustle. Whether you're dreaming of a weekend camp, fishing getaway, or a place to create your own rustic retreat, this property is full of potential.The older mobile home is being sold as is and will need some work, but it provides a starting point for the right buyer with vision. Outside, you'll find ample storage, plenty of space for boats, gear, and outdoor toys, and excellent privacy surrounded by nature.Enjoy peaceful river days, starry nights, and the freedom to make this place your own.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $15,868
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$1,937
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$2,531
• Taxable income: $2,683
• Est. tax owed @ 24.0%: −$644
• After-tax cash flow: $3,175/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property presents significant opportunities for renovation and improvement, with extensive repairs and maintenance needed to bring it up to a livable condition. The location along the Atchafalaya River offers a unique opportunity for a rustic retreat, but the current state of the property is not suitable for immediate occupancy.

Repairs flagged

• Major painting — extensive peeling and outdated paint
• Major roof repair — visible damage
• Major exterior siding repair — mobile home siding appears damaged
• Major HVAC repair — visible damage
• Major kitchen renovation — dated cabinets and countertops
• Major bathroom renovation — dated fixtures and worn tiles
• Major flooring replacement — worn carpet and uneven flooring
• Major landscaping — overgrown vegetation and unkempt appearance

Value-add opportunities

• Resale exterior painting — enhances curb appeal and property value
• Resale kitchen renovation — modernizes the space and adds value
• Resale bathroom renovation — modernizes the space and adds value
• Rental HVAC repair — improves comfort and tenant satisfaction
• Both landscaping — enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
painting · extensive peeling and outdated paint	Major	$15,000–50,000
roof repair · visible damage	Major	$15,000–50,000
exterior siding repair · mobile home siding appears damaged	Major	$15,000–50,000
HVAC repair · visible damage	Major	$15,000–50,000
kitchen renovation · dated cabinets and countertops	Major	$15,000–50,000
bathroom renovation · dated fixtures and worn tiles	Major	$15,000–50,000
flooring replacement · worn carpet and uneven flooring	Major	$15,000–50,000
landscaping · overgrown vegetation and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Resale exterior painting — enhances curb appeal and property value ↑
• Resale kitchen renovation — modernizes the space and adds value ↑
• Resale bathroom renovation — modernizes the space and adds value ↑
• Rental HVAC repair — improves comfort and tenant satisfaction ↑
• Both landscaping — enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Henderson

• Score: 60/100
• State rank: #263
• US rank: #19364

Category grades

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

1 event — show timeline

• 2026-02-01 Listed $87,000 AcadianaMLS