2637 Highway 308 · Labadieville, LA 70372

$90,000

2 bd · 1.0 ba · 833 sqft · SingleFamily · 205 Days on market

Built 1960 0.38 ac lot ↓ 5% 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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• 1% rule +6.3/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NEW PRICE!!! Set along the quiet banks of Bayou Lafourche, this well-kept 2-bedroom, 1-bath home offers a simple, comfortable lifestyle with plenty of room to create your own space. The property sits on the batture, giving you direct bayou-side enjoyment right from your back yard -- whether that means relaxing under the shade, fishing, or watching the boats ease by. The home features an efficient 833 sq ft layout with solid wood floors, a spacious eat-in kitchen, and generous natural light throughout. Outside, the covered carport adds practical protection and easy access, while the large backyard offers a wide, open feel along the bayou. An additional power pole is already in place, making it convenient for RV parking, a guest trailer, or future expansion needs. With no flood insurance required and a setting that blends open green space with bayouside living, this property is a great fit for anyone looking for comfort, functionality, and a peaceful location in Labadieville.

Key facts

• Covered carport
• Large backyard
• Open green space

Tags

• COVERED CARPORT
• LARGE BACKYARD
• OPEN GREEN SPACE

Property features AI

Exterior

• Parking: Carport (1 space); Off-street parking; RV access/parking; Total 1 parking space
• Utilities: Septic tank
• Home design: Single-family detached residence; 1 story
• Construction: Frame construction; Asbestos siding/materials; Composition roof
• Exterior features: Porch; Chain link fencing (partial); Shed(s); Waterfront property on a river

Interior

• Kitchen: Range; Oven
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units; Ceiling fans
• Interior features: Range, Oven, Gas water heater; Porch (covered entry)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $178 ($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 65/100 on livability (#156 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, employment B; Watch: schools C-, amenities F, commute F.
• Assumption Parish (other): math 30% / reading 35% proficiency, ranked #39 of 98 in LA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP; 30 units permitted in Assumption Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $4k appreciation (4.3% local appreciation)).
• Assumption County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, 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 205 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.14×
• Total profit: $28,692
• Equity at exit: $47,371

10-year hold

• IRR: 19.0%
• Equity multiple: 4.12×
• Total profit: $78,718
• Equity at exit: $78,901

Cash invested: $25,200 (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 70372

• Home prices YoY: 3.1%
• Active inventory: 16
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $178

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 77%

Sensitivity live

Price	-10% $240	-5% $209	+0% $178	+5% $147	+10% $116
Rent	-10% $98	-5% $138	+0% $178	+5% $218	+10% $258
Rate	-1.0pp $223	-0.5pp $201	base $178	+0.5pp $155	+1.0pp $131

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $90,000 Active 205 DOM
2. 2026-06-19
   days on market $90,000 Active 203 DOM
3. 2026-06-18
   days on market $90,000 Active 202 DOM
4. 2026-06-17
   days on market $90,000 Active 201 DOM
5. 2026-06-16
   days on market $90,000 Active 200 DOM
6. 2026-06-15
   days on market $90,000 Active 199 DOM
7. 2026-06-14
   days on market $90,000 Active 197 DOM
8. 2026-06-13
   days on market $90,000 Active 196 DOM
9. 2026-06-10
   days on market $90,000 Active 194 DOM
10. 2026-06-09
    days on market $90,000 Active 193 DOM
11. 2026-06-08
    days on market $90,000 Active 192 DOM
12. 2026-06-07
    days on market $90,000 Active 191 DOM
13. 2026-06-03
    days on market $90,000 Active 187 DOM
14. 2026-06-02
    days on market $90,000 Active 186 DOM
15. 2026-06-01
    days on market $90,000 Active 185 DOM
16. 2026-05-31
    days on market $90,000 Active 184 DOM
17. 2026-05-30
    days on market $90,000 Active 183 DOM
18. 2026-04-10
    price $90,000 988-char remark

    Show marketing remark (988 chars)

    NEW PRICE!!! Set along the quiet banks of Bayou Lafourche, this well-kept 2-bedroom, 1-bath home offers a simple, comfortable lifestyle with plenty of room to create your own space. The property sits on the batture, giving you direct bayou-side enjoyment right from your back yard -- whether that means relaxing under the shade, fishing, or watching the boats ease by. The home features an efficient 833 sq ft layout with solid wood floors, a spacious eat-in kitchen, and generous natural light throughout. Outside, the covered carport adds practical protection and easy access, while the large backyard offers a wide, open feel along the bayou. An additional power pole is already in place, making it convenient for RV parking, a guest trailer, or future expansion needs. With no flood insurance required and a setting that blends open green space with bayouside living, this property is a great fit for anyone looking for comfort, functionality, and a peaceful location in Labadieville.

19. 2026-04-10
    price $90,000

    Show marketing remark (988 chars)

    NEW PRICE!!! Set along the quiet banks of Bayou Lafourche, this well-kept 2-bedroom, 1-bath home offers a simple, comfortable lifestyle with plenty of room to create your own space. The property sits on the batture, giving you direct bayou-side enjoyment right from your back yard -- whether that means relaxing under the shade, fishing, or watching the boats ease by. The home features an efficient 833 sq ft layout with solid wood floors, a spacious eat-in kitchen, and generous natural light throughout. Outside, the covered carport adds practical protection and easy access, while the large backyard offers a wide, open feel along the bayou. An additional power pole is already in place, making it convenient for RV parking, a guest trailer, or future expansion needs. With no flood insurance required and a setting that blends open green space with bayouside living, this property is a great fit for anyone looking for comfort, functionality, and a peaceful location in Labadieville.

20. 2025-11-28
    listed $98,000 Active

    Show marketing remark (988 chars)

    NEW PRICE!!! Set along the quiet banks of Bayou Lafourche, this well-kept 2-bedroom, 1-bath home offers a simple, comfortable lifestyle with plenty of room to create your own space. The property sits on the batture, giving you direct bayou-side enjoyment right from your back yard -- whether that means relaxing under the shade, fishing, or watching the boats ease by. The home features an efficient 833 sq ft layout with solid wood floors, a spacious eat-in kitchen, and generous natural light throughout. Outside, the covered carport adds practical protection and easy access, while the large backyard offers a wide, open feel along the bayou. An additional power pole is already in place, making it convenient for RV parking, a guest trailer, or future expansion needs. With no flood insurance required and a setting that blends open green space with bayouside living, this property is a great fit for anyone looking for comfort, functionality, and a peaceful location in Labadieville.

21. 2025-11-28
    listed $98,000 Active 988-char remark

    Show marketing remark (988 chars)

    NEW PRICE!!! Set along the quiet banks of Bayou Lafourche, this well-kept 2-bedroom, 1-bath home offers a simple, comfortable lifestyle with plenty of room to create your own space. The property sits on the batture, giving you direct bayou-side enjoyment right from your back yard -- whether that means relaxing under the shade, fishing, or watching the boats ease by. The home features an efficient 833 sq ft layout with solid wood floors, a spacious eat-in kitchen, and generous natural light throughout. Outside, the covered carport adds practical protection and easy access, while the large backyard offers a wide, open feel along the bayou. An additional power pole is already in place, making it convenient for RV parking, a guest trailer, or future expansion needs. With no flood insurance required and a setting that blends open green space with bayouside living, this property is a great fit for anyone looking for comfort, functionality, and a peaceful location in Labadieville.

22. 2023-09-28
    soldstatus $90,000
23. 2023-09-27
    soldstatus Sold 897-char remark

    Show marketing remark (897 chars)

    Welcome to the serene world of bayou side living! This inviting property offers not just a comfortable 2-bedroom, 1-bath home, but also the charm of hardwood floors throughout, creating a warm and inviting atmosphere. The large eat-in kitchen provides a perfect space for delightful culinary experiences, and the exterior utility/storage room offers valuable bonus square footage for your convenience. Embrace the tranquility and beauty of the bayou while having all the storage space you need with an additional storage shed. For those who love to explore and enjoy the great outdoors, this property also provides ample room for an additional camper, RV, or mobile home, including a separate sewer and electrical pole. Whether you're seeking a peaceful retreat or an adventurous getaway, this property has it all. Make it yours today and experience the wonders of bayou side living at its finest!

24. 2023-09-13
    historical 897-char remark

    Show marketing remark (897 chars)

    Welcome to the serene world of bayou side living! This inviting property offers not just a comfortable 2-bedroom, 1-bath home, but also the charm of hardwood floors throughout, creating a warm and inviting atmosphere. The large eat-in kitchen provides a perfect space for delightful culinary experiences, and the exterior utility/storage room offers valuable bonus square footage for your convenience. Embrace the tranquility and beauty of the bayou while having all the storage space you need with an additional storage shed. For those who love to explore and enjoy the great outdoors, this property also provides ample room for an additional camper, RV, or mobile home, including a separate sewer and electrical pole. Whether you're seeking a peaceful retreat or an adventurous getaway, this property has it all. Make it yours today and experience the wonders of bayou side living at its finest!

25. 2023-08-20
    status Pending 897-char remark

    Show marketing remark (897 chars)

    Welcome to the serene world of bayou side living! This inviting property offers not just a comfortable 2-bedroom, 1-bath home, but also the charm of hardwood floors throughout, creating a warm and inviting atmosphere. The large eat-in kitchen provides a perfect space for delightful culinary experiences, and the exterior utility/storage room offers valuable bonus square footage for your convenience. Embrace the tranquility and beauty of the bayou while having all the storage space you need with an additional storage shed. For those who love to explore and enjoy the great outdoors, this property also provides ample room for an additional camper, RV, or mobile home, including a separate sewer and electrical pole. Whether you're seeking a peaceful retreat or an adventurous getaway, this property has it all. Make it yours today and experience the wonders of bayou side living at its finest!

26. 2023-08-09
    historical 897-char remark

    Show marketing remark (897 chars)

    Welcome to the serene world of bayou side living! This inviting property offers not just a comfortable 2-bedroom, 1-bath home, but also the charm of hardwood floors throughout, creating a warm and inviting atmosphere. The large eat-in kitchen provides a perfect space for delightful culinary experiences, and the exterior utility/storage room offers valuable bonus square footage for your convenience. Embrace the tranquility and beauty of the bayou while having all the storage space you need with an additional storage shed. For those who love to explore and enjoy the great outdoors, this property also provides ample room for an additional camper, RV, or mobile home, including a separate sewer and electrical pole. Whether you're seeking a peaceful retreat or an adventurous getaway, this property has it all. Make it yours today and experience the wonders of bayou side living at its finest!

27. 2023-07-29
    listed $95,000 Active 897-char remark

    Show marketing remark (897 chars)

    Welcome to the serene world of bayou side living! This inviting property offers not just a comfortable 2-bedroom, 1-bath home, but also the charm of hardwood floors throughout, creating a warm and inviting atmosphere. The large eat-in kitchen provides a perfect space for delightful culinary experiences, and the exterior utility/storage room offers valuable bonus square footage for your convenience. Embrace the tranquility and beauty of the bayou while having all the storage space you need with an additional storage shed. For those who love to explore and enjoy the great outdoors, this property also provides ample room for an additional camper, RV, or mobile home, including a separate sewer and electrical pole. Whether you're seeking a peaceful retreat or an adventurous getaway, this property has it all. Make it yours today and experience the wonders of bayou side living at its finest!

28. 2023-07-29
    listed $95,000

    Show marketing remark (897 chars)

    Welcome to the serene world of bayou side living! This inviting property offers not just a comfortable 2-bedroom, 1-bath home, but also the charm of hardwood floors throughout, creating a warm and inviting atmosphere. The large eat-in kitchen provides a perfect space for delightful culinary experiences, and the exterior utility/storage room offers valuable bonus square footage for your convenience. Embrace the tranquility and beauty of the bayou while having all the storage space you need with an additional storage shed. For those who love to explore and enjoy the great outdoors, this property also provides ample room for an additional camper, RV, or mobile home, including a separate sewer and electrical pole. Whether you're seeking a peaceful retreat or an adventurous getaway, this property has it all. Make it yours today and experience the wonders of bayou side living at its finest!

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 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: $12,154
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$2,618
• Taxable income: $749
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $1,958/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: Assumption Parish
• NCES district ID: 2200120
• Math proficiency: 30% ▼ -34.00%
• Reading proficiency: 35% ▼ -35.00%
• Median HH income: $45,552
• Composite: 27.84/100
• National rank: #6882
• State rank: #39 of 98 in LA

Livability — Labadieville

• Score: 65/100
• State rank: #156
• US rank: #13333

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,846

Population outlook (Assumption County) Hauer SSP2

• Today (2025): 22,270 people
• By 2030: 21,696 · -2.6%
• By 2040: 20,325 · -8.7%
• By 2050: 18,921 · -15.0%
• By 2075: 16,597 · -25.5%
• By 2100: 15,429 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 11% Two or more races 8% Hispanic / Latino 6%
• Common ancestry: Lithuanian 22%
• Foreign-born: 7%
• Languages at home: 89% English-only · Spanish 6% Arabic 5% French/Haitian/Cajun 1%

Political lean MEDSL · Assumption

• 2024 margin: Solid R (+35.6) · D 31.6% · R 67.2% · Other 1.3%
• 2008→2024 swing: -24.4pp toward R · 2008: -11.2pp · 2024: -35.6pp
• All cycles: 2024: R+35.6 2020: R+30.6 2016: R+25.5 2012: R+12.1 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.33%
• Current HPI: 143.2606
• 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

-5.3% since first listed

11 events — show timeline

• 2026-04-10 Price Changed $90,000 AcadianaMLS
• 2026-04-10 Price Changed $90,000 GBRMLS
• 2025-11-28 Listed $98,000 GBRMLS
• 2025-11-28 Listed $98,000 AcadianaMLS
• 2023-09-28 Sold (Public Records) $90,000 Public Records
• 2023-09-27 Sold (MLS) — GBRMLS
• 2023-09-13 Delisted — GBRMLS
• 2023-08-20 Pending — GBRMLS
• 2023-08-09 Delisted — GBRMLS
• 2023-07-29 Listed $95,000 AcadianaMLS
• 2023-07-29 Listed $95,000 GBRMLS

Property tax history

-12.5%/yr

Latest (2024): $96 · -79.7% YoY. Source: county tax records.