136 Catherine St · Lockport, LA 70374

$61,900

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 68 Days on market

Built 1960 5,662 sqft lot $70/sqft · 56% below area ↓ 32% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 1 bathroom home in Lockport, along the parade route!

Key facts

• 5,662 sq ft lot
• Built 1960
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $58k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#168 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Lafourche Parish (other): math 31% / reading 49% proficiency, ranked #22 of 98 in LA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $428 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,186 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.02% ✓
• Cap rate: 17.10%
• Cash-on-cash: 38.59%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (median comp): $132,080
• List price: $61,900
• Delta: -53.13%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Catherine St	0.03mi	3/1.0	963 (+8%)	19mo	$75,000	$78	69
261 Catherine St	0.17mi	2/1.0 (-1)	959 (+8%)	9mo	$135,000	$141	66
236 East Lerille St	0.33mi	2/1.5 (-1)	952 (+7%)	3mo	$136,000	$143	64

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: 34.8%
• Equity multiple: 2.47×
• Total profit: $25,493
• Equity at exit: $9,229

10-year hold

• IRR: 41.6%
• Equity multiple: 4.92×
• Total profit: $67,997
• Equity at exit: $5,352

Cash invested: $17,332 (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 70374

• Active inventory: 56
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$325
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $557

Break-even live

Break-even rent $544

Max offer price $61,900

Occupancy floor 50%

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: $15,475
• Closing costs: $1,857
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 McCloud Rd Lockport, LA	3.0	1.0	910	$1,250	$1.37	43d	1	0.70mi

Listing history 22 events

1. 2026-06-18
   status $61,900 Pending 68 DOM
2. 2026-06-18
   days on market $61,900 Active 68 DOM
3. 2026-06-17
   days on market $61,900 Active 67 DOM
4. 2026-06-16
   days on market $61,900 Active 66 DOM
5. 2026-06-15
   days on market $61,900 Active 65 DOM
6. 2026-06-14
   days on market $61,900 Active 63 DOM
7. 2026-06-13
   pricedays on market $61,900 Active 62 DOM
8. 2026-06-10
   days on market $72,000 Active 60 DOM
9. 2026-06-09
   days on market $72,000 Active 59 DOM
10. 2026-06-08
    days on market $72,000 Active 58 DOM
11. 2026-06-07
    days on market $72,000 Active 57 DOM
12. 2026-06-05
    days on market $72,000 Active 54 DOM
13. 2026-06-03
    days on market $72,000 Active 53 DOM
14. 2026-06-02
    days on market $72,000 Active 52 DOM
15. 2026-06-01
    days on market $72,000 Active 51 DOM
16. 2026-05-31
    days on market $72,000 Active 50 DOM
17. 2026-05-30
    days on market $72,000 Active 49 DOM
18. 2026-05-16
    price $72,000 62-char remark

    Show marketing remark (62 chars)

    3 bedroom 1 bathroom home in Lockport, along the parade route!

19. 2026-05-16
    price $72,000 62-char remark

    Show marketing remark (62 chars)

    3 bedroom 1 bathroom home in Lockport, along the parade route!

20. 2026-04-11
    listed $80,000 Active 62-char remark

    Show marketing remark (62 chars)

    3 bedroom 1 bathroom home in Lockport, along the parade route!

21. 2026-04-09
    listed $80,000 Active 62-char remark

    Show marketing remark (62 chars)

    3 bedroom 1 bathroom home in Lockport, along the parade route!

22. 2016-05-24
    soldstatus $106,000

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $956 · $80/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 6/10 Major FEMA zone X · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,000
• − Mortgage interest: −$3,467
• − Property taxes: −$956
• − Insurance: −$310
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$1,801
• Taxable income: $6,066
• Est. tax owed @ 24.0%: −$1,456
• After-tax cash flow: $5,233/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: Lafourche Parish
• NCES district ID: 2200900
• Math proficiency: 31% ▼ -43.00%
• Reading proficiency: 49% ▼ -32.00%
• Median HH income: $49,703
• Composite: 34.4/100
• National rank: #5205
• State rank: #22 of 98 in LA

Livability — Lockport

• Score: 64/100
• State rank: #168
• US rank: #14113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lockport, LA
• Population (ZIP): 6,506

Population outlook (Lafourche County) Hauer SSP2

• Today (2025): 102,122 people
• By 2030: 103,361 · +1.2%
• By 2040: 104,401 · +2.2%
• By 2050: 102,795 · +0.7%
• By 2075: 95,599 · -6.4%
• By 2100: 82,303 · -19.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 8% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 18%
• Foreign-born: 6% · Canada
• Languages at home: 84% English-only · Spanish 9% French/Haitian/Cajun 6% Korean 1%

Political lean MEDSL · Lafourche

• 2024 margin: Solid R (+62.1) · D 18.4% · R 80.4% · Other 1.2%
• 2008→2024 swing: -16.1pp toward R · 2008: -46.0pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+60.3 2016: R+56.5 2012: R+48.5 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.36%
• Current HPI: 99.1459
• 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

-32.1% since first listed

5 events — show timeline

• 2026-05-16 Price Changed $72,000 AcadianaMLS
• 2026-05-16 Price Changed $72,000 GBRMLS
• 2026-04-11 Listed $80,000 GBRMLS
• 2026-04-09 Listed $80,000 AcadianaMLS
• 2016-05-24 Sold (Public Records) $106,000 Public Records

Property tax history

+21.9%/yr

Latest (2024): $956 · -15.2% YoY. Source: county tax records.