15733 River Road Rd · Hahnville, LA 70057

$184,000

3 bd · 1.0 ba · 1,490 sqft · SingleFamily public records · 258 Days on market

Built 1940 0.78 ac lot $123/sqft · 22% below area Est $211k · 13% under ↓ 7% 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 +27.1/30.0
• ARV discount +13.3/15.0
• DSCR +9.4/10.0
• 1% rule +6.5/10.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming cottage on River Road in Hahnville. This 3-bedroom home sits on an extra deep lot offering plenty of outdoor space, covered carport, and a large patio for entertaining. Inside, you'll find a spacious eat-in kitchen and cozy living area. Classic wood paneling and built-ins give the home character. Storage and utility space add functionality, and the location can't be beat! This home is minutes away from local schools and the Mississippi River. A wonderful opportunity you don't want to miss!

Key facts

• Extra deep lot
• Covered carport
• Large patio

Tags

• EXTRA DEEP LOT
• COVERED CARPORT
• LARGE PATIO
• SPACIOUS EAT-IN KITCHEN
• COZY LIVING AREA
• CLASSIC WOOD PANELING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $184k).
• Recommended offer: $162k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#258 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: schools F, amenities F, commute F.
• St. Charles Parish (suburban): math 40% / reading 51% proficiency, ranked #14 of 98 in LA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 52 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 74 units permitted in St. Charles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• St. Charles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $24k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $161,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.15% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.13%
• DSCR: 1.54
• GRM: 7.2

CMA / ARV

• ARV (median comp): $211,159
• List price: $184,000
• Delta: -12.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Gourgues St	0.06mi	3/2.0	1,521 (+2%)	2mo	$261,000	$172	88
13 River Park Dr	0.26mi	4/2.5 (+1)	1,500 (+1%)	20mo	$197,000	$131	59
727 Sycamore St	0.34mi	3/2.0	1,693 (+14%)	1mo	$200,000	$118	56
156 Pretty Acres Ave	0.49mi	3/2.0	1,450 (-3%)	18mo	$260,000	$179	54
246 Pretty Acres Ave	0.52mi	3/2.0	1,623 (+9%)	7mo	$285,000	$176	51
15457 River Rd	0.50mi	2/1.0 (-1)	1,280 (-14%)	1mo	$142,000	$111	47
312 Pretty Acres Ave	0.58mi	3/2.0	1,616 (+8%)	11mo	$285,000	$176	46
147 Shaw St	0.38mi	3/2.0	1,636 (+10%)	23mo	$325,000	$199	43
365 Smith St	0.68mi	4/1.5 (+1)	1,388 (-7%)	21mo	$65,000	$47	32

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-886
• Equity at exit: $27,435

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $36,485
• Equity at exit: $15,909

Cash invested: $51,520 (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 70057

• Home prices YoY: -7.1%
• Active inventory: 52
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,122 medium
• Mortgage (P&I): −$965
• Tax from tax record: −$114 /mo · $1,371/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $454

Break-even live

Break-even rent $1,547

Max offer price $184,000

Occupancy floor 74%

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 Pretty Acres Ave Hahnville, LA	4.0	2.0	1875	$2,300	$1.23	3d	1	0.54mi
24 Mary St Norco, LA	3.0	1.0	1350	$1,750	$1.30	43d	1	1.29mi

Listing history 23 events

1. 2026-06-18
   days on market $184,000 Active 258 DOM
2. 2026-06-17
   days on market $184,000 Active 257 DOM
3. 2026-06-16
   days on market $184,000 Active 256 DOM
4. 2026-06-15
   days on market $184,000 Active 255 DOM
5. 2026-06-13
   days on market $184,000 Active 253 DOM
6. 2026-06-13
   days on market $184,000 Active 252 DOM
7. 2026-06-10
   days on market $184,000 Active 250 DOM
8. 2026-06-09
   days on market $184,000 Active 249 DOM
9. 2026-06-08
   days on market $184,000 Active 248 DOM
10. 2026-06-07
    days on market $184,000 Active 247 DOM
11. 2026-06-05
    pricedays on market $184,000 Active 244 DOM
12. 2026-06-03
    days on market $193,000 Active 243 DOM
13. 2026-06-02
    days on market $193,000 Active 242 DOM
14. 2026-06-01
    days on market $193,000 Active 241 DOM
15. 2026-05-31
    days on market $193,000 Active 240 DOM
16. 2026-02-25
    price $193,000 503-char remark

    Show marketing remark (503 chars)

    Charming cottage on River Road in Hahnville. This 3-bedroom home sits on an extra deep lot offering plenty of outdoor space, covered carport, and a large patio for entertaining. Inside, you'll find a spacious eat-in kitchen and cozy living area. Classic wood paneling and built-ins give the home character. Storage and utility space add functionality, and the location can't be beat! This home is minutes away from local schools and the Mississippi River. A wonderful opportunity you don't want to miss!

17. 2026-02-25
    price $193,000 503-char remark

    Show marketing remark (503 chars)

    Charming cottage on River Road in Hahnville. This 3-bedroom home sits on an extra deep lot offering plenty of outdoor space, covered carport, and a large patio for entertaining. Inside, you'll find a spacious eat-in kitchen and cozy living area. Classic wood paneling and built-ins give the home character. Storage and utility space add functionality, and the location can't be beat! This home is minutes away from local schools and the Mississippi River. A wonderful opportunity you don't want to miss!

18. 2025-11-29
    price $198,000 503-char remark

    Show marketing remark (503 chars)

    Charming cottage on River Road in Hahnville. This 3-bedroom home sits on an extra deep lot offering plenty of outdoor space, covered carport, and a large patio for entertaining. Inside, you'll find a spacious eat-in kitchen and cozy living area. Classic wood paneling and built-ins give the home character. Storage and utility space add functionality, and the location can't be beat! This home is minutes away from local schools and the Mississippi River. A wonderful opportunity you don't want to miss!

19. 2025-11-14
    price $198,000 503-char remark

    Show marketing remark (503 chars)

    Charming cottage on River Road in Hahnville. This 3-bedroom home sits on an extra deep lot offering plenty of outdoor space, covered carport, and a large patio for entertaining. Inside, you'll find a spacious eat-in kitchen and cozy living area. Classic wood paneling and built-ins give the home character. Storage and utility space add functionality, and the location can't be beat! This home is minutes away from local schools and the Mississippi River. A wonderful opportunity you don't want to miss!

20. 2025-10-30
    status Active 503-char remark

    Show marketing remark (503 chars)

    Charming cottage on River Road in Hahnville. This 3-bedroom home sits on an extra deep lot offering plenty of outdoor space, covered carport, and a large patio for entertaining. Inside, you'll find a spacious eat-in kitchen and cozy living area. Classic wood paneling and built-ins give the home character. Storage and utility space add functionality, and the location can't be beat! This home is minutes away from local schools and the Mississippi River. A wonderful opportunity you don't want to miss!

21. 2025-10-21
    historical Active Under Contract 503-char remark

    Show marketing remark (503 chars)

    Charming cottage on River Road in Hahnville. This 3-bedroom home sits on an extra deep lot offering plenty of outdoor space, covered carport, and a large patio for entertaining. Inside, you'll find a spacious eat-in kitchen and cozy living area. Classic wood paneling and built-ins give the home character. Storage and utility space add functionality, and the location can't be beat! This home is minutes away from local schools and the Mississippi River. A wonderful opportunity you don't want to miss!

22. 2025-10-03
    listed $208,000 Active 503-char remark

    Show marketing remark (503 chars)

    Charming cottage on River Road in Hahnville. This 3-bedroom home sits on an extra deep lot offering plenty of outdoor space, covered carport, and a large patio for entertaining. Inside, you'll find a spacious eat-in kitchen and cozy living area. Classic wood paneling and built-ins give the home character. Storage and utility space add functionality, and the location can't be beat! This home is minutes away from local schools and the Mississippi River. A wonderful opportunity you don't want to miss!

23. 2025-10-03
    listed $208,000 Active 503-char remark

    Show marketing remark (503 chars)

    Charming cottage on River Road in Hahnville. This 3-bedroom home sits on an extra deep lot offering plenty of outdoor space, covered carport, and a large patio for entertaining. Inside, you'll find a spacious eat-in kitchen and cozy living area. Classic wood paneling and built-ins give the home character. Storage and utility space add functionality, and the location can't be beat! This home is minutes away from local schools and the Mississippi River. A wonderful opportunity you don't want to miss!

ⓘ 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: $1,371 · $114/mo
• Projected year-2 tax: $1,371 · $114/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 X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,466
• − Mortgage interest: −$10,307
• − Property taxes: −$1,371
• − Insurance: −$1,718
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$5,353
• Taxable income: $2,643
• Est. tax owed @ 24.0%: −$634
• After-tax cash flow: $4,816/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: St. Charles Parish
• NCES district ID: 2201440
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $60,261
• Composite: 40.0/100
• National rank: #3830
• State rank: #14 of 98 in LA

Livability — Hahnville

• Score: 60/100
• State rank: #258
• US rank: #19172

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

• Census place: Hahnville, LA
• Population (ZIP): 4,475

Population outlook (St. Charles County) Hauer SSP2

• Today (2025): 53,296 people
• By 2030: 53,030 · -0.5%
• By 2040: 51,646 · -3.1%
• By 2050: 49,771 · -6.6%
• By 2075: 46,993 · -11.8%
• By 2100: 44,473 · -16.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 44% Black 39% Hispanic / Latino 13% Two or more races 5%
• Hispanic origin (detail): Mexican 6% Dominican 2%
• Common ancestry: Lithuanian 10% Romanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 11% French/Haitian/Cajun 2% German/W. Germanic 1%

Political lean MEDSL · St. Charles

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.6%
• 2008→2024 swing: -1.1pp toward R · 2008: -31.2pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+29.6 2016: R+30.8 2012: R+27.8 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.65%
• Current HPI: 203.5157
• 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

-7.2% since first listed

8 events — show timeline

• 2026-02-25 Price Changed $193,000 AcadianaMLS
• 2026-02-25 Price Changed $193,000 GSREIN
• 2025-11-29 Price Changed $198,000 AcadianaMLS
• 2025-11-14 Price Changed $198,000 GSREIN
• 2025-10-30 Relisted — GSREIN
• 2025-10-21 Contingent — GSREIN
• 2025-10-03 Listed $208,000 GSREIN
• 2025-10-03 Listed $208,000 AcadianaMLS

Property tax history

+2.2%/yr

Latest (2024): $1,371 · -1.1% YoY. Source: county tax records.