536 Hospital Dr · Raceland, LA 70394

$115,000

3 bd · 1.5 ba · 1,320 sqft · SingleFamily public records · 21 Days on market

Built 1972 7,840 sqft lot Est $150k · 24% 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 +9.0/10.0
• 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

This property represents an exceptional value for the price. The home features a new roof, installed in 2021, and is situated within a peaceful neighborhood. Key features include a desirable backyard, along with a kitchen, living room, three bedrooms, a utility room, one full bathroom, and a half bathroom. The stove, washer, dryer, refrigerator/freezer combination, and freezer will remain with the property. Notably, the dryer is new, and the hot water heater is only three years old. Interested parties are encouraged to contact their preferred real estate agent to schedule a viewing at their earliest convenience.

Key facts

• Hot water heater
• New roof
• Desirable backyard

Tags

• NEW ROOF
• PEACEFUL NEIGHBORHOOD
• DESIRABLE BACKYARD
• NEW DRYER
• HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/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: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (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 $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.40% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.05%
• DSCR: 1.89
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $150,480
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
524 Hospital Dr	0.12mi	2/1.0 (-1)	1,298 (-2%)	6mo	$122,500	$94	79
536 Hospital Dr	0.00mi	3/1.5	1,122 (-15%)	1mo	$115,000	$102	74
506 Hospital Dr	0.28mi	3/1.0	1,301 (-1%)	14mo	$148,000	$114	71
309 Elm Dr	0.44mi	3/2.0	1,331 (+1%)	16mo	$179,000	$134	63

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-11,281
• Equity at exit: $17,147

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $345
• 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 70394

• Active inventory: 128
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,616 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $112

Break-even live

Break-even rent $1,474

Max offer price $115,000

Occupancy floor 88%

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 4 events

1. 2026-04-11
   status Pending 619-char remark

   Show marketing remark (619 chars)

   This property represents an exceptional value for the price. The home features a new roof, installed in 2021, and is situated within a peaceful neighborhood. Key features include a desirable backyard, along with a kitchen, living room, three bedrooms, a utility room, one full bathroom, and a half bathroom. The stove, washer, dryer, refrigerator/freezer combination, and freezer will remain with the property. Notably, the dryer is new, and the hot water heater is only three years old. Interested parties are encouraged to contact their preferred real estate agent to schedule a viewing at their earliest convenience.

2. 2026-04-11
   status Pending

   Show marketing remark (619 chars)

   This property represents an exceptional value for the price. The home features a new roof, installed in 2021, and is situated within a peaceful neighborhood. Key features include a desirable backyard, along with a kitchen, living room, three bedrooms, a utility room, one full bathroom, and a half bathroom. The stove, washer, dryer, refrigerator/freezer combination, and freezer will remain with the property. Notably, the dryer is new, and the hot water heater is only three years old. Interested parties are encouraged to contact their preferred real estate agent to schedule a viewing at their earliest convenience.

3. 2026-03-21
   listed $115,000 Active 619-char remark

   Show marketing remark (619 chars)

   This property represents an exceptional value for the price. The home features a new roof, installed in 2021, and is situated within a peaceful neighborhood. Key features include a desirable backyard, along with a kitchen, living room, three bedrooms, a utility room, one full bathroom, and a half bathroom. The stove, washer, dryer, refrigerator/freezer combination, and freezer will remain with the property. Notably, the dryer is new, and the hot water heater is only three years old. Interested parties are encouraged to contact their preferred real estate agent to schedule a viewing at their earliest convenience.

4. 2026-03-21
   listed $115,000 Active

   Show marketing remark (619 chars)

   This property represents an exceptional value for the price. The home features a new roof, installed in 2021, and is situated within a peaceful neighborhood. Key features include a desirable backyard, along with a kitchen, living room, three bedrooms, a utility room, one full bathroom, and a half bathroom. The stove, washer, dryer, refrigerator/freezer combination, and freezer will remain with the property. Notably, the dryer is new, and the hot water heater is only three years old. Interested parties are encouraged to contact their preferred real estate agent to schedule a viewing at their earliest convenience.

ⓘ 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: $1,048 · $87/mo
• Projected year-2 tax: $1,048 · $87/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 7/10 Severe FEMA zone AE · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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: $19,388
• − Mortgage interest: −$6,442
• − Property taxes: −$1,048
• − Insurance: −$5,694
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$3,345
• Taxable loss: −$243
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $1,396/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

+0.0% since first listed

4 events — show timeline

• 2026-04-11 Pending — AcadianaMLS
• 2026-04-11 Pending — GBRMLS
• 2026-03-21 Listed $115,000 GBRMLS
• 2026-03-21 Listed $115,000 AcadianaMLS

Property tax history

+33.6%/yr

Latest (2024): $1,048 · +3.5% YoY. Source: county tax records.