292 St Louis St · Raceland, LA 70394

$96,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 63 Days on market

Built 1955 4,356 sqft lot $81/sqft · 15% above area Est $94k · at est.

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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 +5.9/15.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an affordable home or solid investment opportunity under $100K? This updated 3-bedroom Raceland home delivers strong value at an attractive price point. Inside, you'll find luxury vinyl plank flooring throughout, crown molding in the spacious living area, and an updated kitchen featuring gray shaker cabinets, granite-look countertops, and a gas range. The refrigerator, washer, and dryer are all included--making this a true move-in ready opportunity. All three bedrooms offer comfortable sizing and natural light, and the updated bathroom is clean and well-maintained. Outside, enjoy a fenced backyard with mature trees and a storage shed--perfect for relaxing or entertaining. The home is being sold as-is, with pricing already reflecting condition--creating a great opportunity for buyers looking to purchase smart. At $96,900 with appliances included, this is one of the better values in Lafourche Parish. Schedule your showing today--homes at this price point don't last when positioned right.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Recommended offer: $91k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 7.1% in Raceland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 58/100 on livability (#295 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, 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: 128 active listings in the ZIP; 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 $670 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago 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 $84k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,086 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1955 — 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 B-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. 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?
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: 1.63% ✓
• Cap rate: 14.25%
• Cash-on-cash: 28.42%
• DSCR: 2.26
• GRM: 5.1

CMA / ARV

• ARV (median comp): $93,576
• List price: $96,900
• Delta: 3.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
259 Leonard St	0.06mi	3/1.0	1,200 (0%)	12mo	$146,000	$122	87
1983 Highway 182 Hwy	0.20mi	3/2.0	1,216 (+1%)	16mo	$64,900	$53	70
151 Wilson St	0.33mi	3/1.5	1,351 (+13%)	5mo	$155,000	$115	58
555 St Philip St	0.51mi	3/1.5	1,085 (-10%)	5mo	$64,700	$60	54
223 St Phillip St	0.05mi	2/1.0 (-1)	1,037 (-14%)	21mo	$43,000	$41	53
627 St Louis St	0.56mi	3/1.0	1,139 (-5%)	18mo	$24,900	$22	50
1938 Highway 182 Hwy	0.30mi	2/1.0 (-1)	1,077 (-10%)	18mo	$129,900	$121	49
220 Wilson St	0.30mi	2/1.0 (-1)	1,038 (-14%)	13mo	$124,900	$120	48
269 Morristown Rd	0.25mi	3/1.0	1,023 (-15%)	22mo	$137,000	$134	46
635 St. Louis St	0.58mi	3/1.0	1,300 (+8%)	19mo	$24,000	$18	43
454 St Ann St	0.72mi	3/2.0	1,241 (+3%)	24mo	$151,000	$122	37

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: 22.6%
• Equity multiple: 1.93×
• Total profit: $25,200
• Equity at exit: $14,448

10-year hold

• IRR: 30.6%
• Equity multiple: 3.75×
• Total profit: $74,561
• Equity at exit: $8,378

Cash invested: $27,132 (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 70394

• Active inventory: 128
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$508
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $642

Break-even live

Break-even rent $762

Max offer price $96,900

Occupancy floor 54%

Sensitivity live

Price	-10% $697	-5% $670	+0% $642	+5% $615	+10% $588
Rent	-10% $518	-5% $580	+0% $642	+5% $705	+10% $767
Rate	-1.0pp $691	-0.5pp $667	base $642	+0.5pp $617	+1.0pp $592

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: $24,225
• Closing costs: $2,907
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $96,900 Active 63 DOM
2. 2026-06-18
   days on market $96,900 Active 62 DOM
3. 2026-06-17
   days on market $96,900 Active 61 DOM
4. 2026-06-16
   days on market $96,900 Active 60 DOM
5. 2026-06-15
   days on market $96,900 Active 59 DOM
6. 2026-06-14
   days on market $96,900 Active 57 DOM
7. 2026-06-13
   days on market $96,900 Active 56 DOM
8. 2026-06-10
   days on market $96,900 Active 54 DOM
9. 2026-06-09
   days on market $96,900 Active 53 DOM
10. 2026-06-08
    days on market $96,900 Active 52 DOM
11. 2026-06-07
    days on market $96,900 Active 51 DOM
12. 2026-06-05
    days on market $96,900 Active 48 DOM
13. 2026-06-03
    days on market $96,900 Active 47 DOM
14. 2026-06-02
    days on market $96,900 Active 46 DOM
15. 2026-06-01
    days on market $96,900 Active 45 DOM
16. 2026-05-31
    days on market $96,900 Active 44 DOM
17. 2026-05-30
    days on market $96,900 Active 43 DOM
18. 2026-04-17
    listed $96,900 Active 1012-char remark

    Show marketing remark (1044 chars)

    Looking for an affordable home or solid investment opportunity under $100K? This updated 3-bedroom Raceland home delivers strong value at an attractive price point. Inside, you’ll find luxury vinyl plank flooring throughout, crown molding in the spacious living area, and an updated kitchen featuring gray shaker cabinets, granite-look countertops, and a gas range. The refrigerator, washer, and dryer are all included—making this a true move-in ready opportunity. All three bedrooms offer comfortable sizing and natural light, and the updated bathroom is clean and well-maintained. Outside, enjoy a fenced backyard with mature trees and a storage shed—perfect for relaxing or entertaining. The home is being sold as-is, with pricing already reflecting condition—creating a great opportunity for buyers looking to purchase smart. At $96,900 with appliances included, this is one of the better values in Lafourche Parish. Schedule your showing today—homes at this price point don’t last when positioned right.

19. 2026-04-17
    listed $96,900 Active 1044-char remark

    Show marketing remark (1044 chars)

    Looking for an affordable home or solid investment opportunity under $100K? This updated 3-bedroom Raceland home delivers strong value at an attractive price point. Inside, you’ll find luxury vinyl plank flooring throughout, crown molding in the spacious living area, and an updated kitchen featuring gray shaker cabinets, granite-look countertops, and a gas range. The refrigerator, washer, and dryer are all included—making this a true move-in ready opportunity. All three bedrooms offer comfortable sizing and natural light, and the updated bathroom is clean and well-maintained. Outside, enjoy a fenced backyard with mature trees and a storage shed—perfect for relaxing or entertaining. The home is being sold as-is, with pricing already reflecting condition—creating a great opportunity for buyers looking to purchase smart. At $96,900 with appliances included, this is one of the better values in Lafourche Parish. Schedule your showing today—homes at this price point don’t last when positioned right.

20. 2021-08-16
    soldstatus $84,000
21. 2021-08-11
    soldstatus
22. 2021-05-25
    listed $93,000
23. 2021-05-25
    listed $93,000
24. 2019-04-23
    soldstatus $64,000
25. 2019-04-12
    soldstatus
26. 2019-01-21
    listed $68,000
27. 2019-01-21
    listed $68,000

ⓘ 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: $638 · $53/mo
• Projected year-2 tax: $638 · $53/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 5/10 Major FEMA zone X · 14% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 22 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: $18,899
• − Mortgage interest: −$5,428
• − Property taxes: −$638
• − Insurance: −$484
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$2,819
• Taxable income: $6,506
• Est. tax owed @ 24.0%: −$1,561
• After-tax cash flow: $6,148/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 — Raceland

• Score: 58/100
• State rank: #295
• US rank: #20904

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raceland, LA
• Population (ZIP): 13,683

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 (73%)
• Race & ethnicity: White 73% Black 21% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 23% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 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: ▼ -81.48%
• Current HPI: 136.5498
• 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

+42.5% since first listed

10 events — show timeline

• 2026-04-17 Listed $96,900 GBRMLS
• 2026-04-17 Listed $96,900 AcadianaMLS
• 2021-08-16 Sold (Public Records) $84,000 Public Records
• 2021-08-11 Sold (MLS) — GBRMLS
• 2021-05-25 Listed $93,000 AcadianaMLS
• 2021-05-25 Listed $93,000 GBRMLS
• 2019-04-23 Sold (Public Records) $64,000 Public Records
• 2019-04-12 Sold (MLS) — GBRMLS
• 2019-01-21 Listed $68,000 AcadianaMLS
• 2019-01-21 Listed $68,000 GBRMLS

Property tax history

+0.2%/yr

Latest (2024): $638 · +1.5% YoY. Source: county tax records.