2129 Saint Mary St · Labadieville, LA 70301

$115,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 41 Days on market

Built 1980 0.42 ac lot $109/sqft · 50% below area Est $195k · 41% 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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home situated on a large highway-front lot with plenty of potential! Surrounded by beautiful mature oak trees, this property offers great curb appeal and endless possibilities for the right buyer. Whether you are looking for a starter home, investment property, or a place to customize and make your own, this home is full of opportunity. Spacious outdoor area with room to expand, entertain, or enjoy the peaceful setting. Convenient location with easy access to nearby amenities. Ready for new owners to bring their vision to life!

Key facts

• Mature oak trees
• Convenient location
• 0.42 acre lot

Tags

• MATURE OAK TREES
• SPACIOUS OUTDOOR AREA
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: 4 parking spaces
• Utilities: Septic tank sewer
• Home design: Detached single-family residence; Residential property
• Construction: Vinyl siding; Pier and block foundation
• Exterior features: Lot approximately 0.42 acres; Lot dimensions about 115 x 160; Large lot (approximately 18,295 sq ft)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% 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.
• 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: Rents rising (+2.9%/yr); 513 active listings in the ZIP; 319 units permitted in Lafourche Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 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.

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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.31% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.41%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

• ARV (median comp): $195,073
• List price: $115,000
• Delta: -41.05%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.9% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.34×
• Total profit: $10,948
• Equity at exit: $17,147

10-year hold

• IRR: 17.8%
• Equity multiple: 2.46×
• Total profit: $47,147
• Equity at exit: $9,943

Cash invested: $32,200 (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 70301

• Rents YoY: 2.9%
• Active inventory: 513
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $467

Break-even live

Break-even rent $921

Max offer price $115,000

Occupancy floor 64%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $115,000 Active 41 DOM
2. 2026-06-18
   days on market $115,000 Active 40 DOM
3. 2026-06-17
   days on market $115,000 Active 39 DOM
4. 2026-06-16
   days on market $115,000 Active 38 DOM
5. 2026-06-15
   statusdays on market $115,000 Active 37 DOM

   Show marketing remark (560 chars)

   Charming 3-bedroom, 1-bath home situated on a large highway-front lot with plenty of potential! Surrounded by beautiful mature oak trees, this property offers great curb appeal and endless possibilities for the right buyer. Whether you are looking for a starter home, investment property, or a place to customize and make your own, this home is full of opportunity. Spacious outdoor area with room to expand, entertain, or enjoy the peaceful setting. Convenient location with easy access to nearby amenities. Ready for new owners to bring their vision to life!

6. 2026-06-05
   statusdays on market $115,000 Pending 36 DOM

   Show marketing remark (560 chars)

   Charming 3-bedroom, 1-bath home situated on a large highway-front lot with plenty of potential! Surrounded by beautiful mature oak trees, this property offers great curb appeal and endless possibilities for the right buyer. Whether you are looking for a starter home, investment property, or a place to customize and make your own, this home is full of opportunity. Spacious outdoor area with room to expand, entertain, or enjoy the peaceful setting. Convenient location with easy access to nearby amenities. Ready for new owners to bring their vision to life!

7. 2026-06-03
   days on market $115,000 Active 35 DOM
8. 2026-06-02
   days on market $115,000 Active 34 DOM
9. 2026-06-01
   days on market $115,000 Active 33 DOM
10. 2026-05-31
    days on market $115,000 Active 32 DOM
11. 2026-05-30
    days on market $115,000 Active 31 DOM
12. 2026-04-29
    listed $115,000 Active 560-char remark

    Show marketing remark (560 chars)

    Charming 3-bedroom, 1-bath home situated on a large highway-front lot with plenty of potential! Surrounded by beautiful mature oak trees, this property offers great curb appeal and endless possibilities for the right buyer. Whether you are looking for a starter home, investment property, or a place to customize and make your own, this home is full of opportunity. Spacious outdoor area with room to expand, entertain, or enjoy the peaceful setting. Convenient location with easy access to nearby amenities. Ready for new owners to bring their vision to life!

13. 2026-04-29
    listed $115,000 Active 560-char remark

    Show marketing remark (560 chars)

    Charming 3-bedroom, 1-bath home situated on a large highway-front lot with plenty of potential! Surrounded by beautiful mature oak trees, this property offers great curb appeal and endless possibilities for the right buyer. Whether you are looking for a starter home, investment property, or a place to customize and make your own, this home is full of opportunity. Spacious outdoor area with room to expand, entertain, or enjoy the peaceful setting. Convenient location with easy access to nearby amenities. Ready for new owners to bring their vision to life!

ⓘ 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: $915 · $76/mo
• Projected year-2 tax: $915 · $76/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 1/10 Low FEMA zone X · 0% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,142
• − Mortgage interest: −$6,442
• − Property taxes: −$915
• − Insurance: −$575
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$3,345
• Taxable income: $3,963
• Est. tax owed @ 24.0%: −$951
• After-tax cash flow: $4,655/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 — 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

• County: Lafourche Parish · 50,095 people
• Metro: Houma-Thibodaux, LA
• Population (ZIP): 50,095
• Household income: $58,394
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 1513.0

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 (71%)
• Race & ethnicity: White 71% Black 20% Hispanic / Latino 5% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 18% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Spanish 2%

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: ▼ -98.35%
• Current HPI: 124.5559
• Rent YoY: ▲ 2.90%
• Metro: Houma-Thibodaux, LA
• 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

+0.0% since first listed

6 events — show timeline

• 2026-06-15 Relisted — AcadianaMLS
• 2026-06-15 Relisted — GBRMLS
• 2026-06-05 Pending — AcadianaMLS
• 2026-06-05 Pending — GBRMLS
• 2026-04-29 Listed $115,000 GBRMLS
• 2026-04-29 Listed $115,000 AcadianaMLS

Property tax history

+11.2%/yr

Latest (2024): $915 · +1.7% YoY. Source: county tax records.