4691 Hwy 1 · Mathews, LA 70394

$154,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 79 Days on market

Built 1970 3,911 sqft lot $171/sqft · 30% above area Est $128k · 20% over

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Why this score? — see what drove the D 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 +19.4/30.0
• DSCR +6.1/10.0
• 1% rule +4.1/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 1-bath home offers the perfect combination of comfort, updates, and location. Situated just minutes from local hospitals, grocery stores, and a highly recognized high school, this property delivers both convenience and peaceful bayou living. Fully remodeled and move-in ready, this home has seen extensive upgrades, including: New roof and exterior improvements (boxing & Hardie board siding) Fresh interior and exterior paint Modern wall finishes in the living room and kitchen Updated ductwork and electrical system Tankless hot water heater (approximately 2 years old) Ceramic tile and vinyl flooring throughout Cement added around the home for additional parking and functionality Inside, you’ll find a clean, updated interior with an upgraded bathroom and durable flooring throughout. Step outside and enjoy peaceful waterfront views, all while being just minutes from everything you need. This is a rare opportunity to own a fully updated waterfront home in a prime Raceland location—perfect for homeowners or investors alike.

Key facts

• Ceramic flooring
• 2 year old roof
• Waterfront home

Tags

• WATERFRONT HOME
• CERAMIC FLOORING
• UPDATED BATHROOM
• 2 YEAR OLD ROOF
• TANKLESS HOT WATER HEATER
• BAYOU VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (9.1% below list).
• Recommended offer: $140k (9.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#191 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools 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; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $86k; list at $154k implies a 79% gain — meaningful room to come down on a strong offer.

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 $140,000 (9.1% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

• ARV (median comp): $128,494
• List price: $154,000
• Delta: 19.85%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-14,017
• Equity at exit: $22,962

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,713
• Equity at exit: $13,315

Cash invested: $43,120 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$808
• Tax from tax record: −$62 /mo · $739/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $173

Break-even live

Break-even rent $1,181

Max offer price $154,000

Occupancy floor 83%

Sensitivity live

Price	-10% $260	-5% $216	+0% $173	+5% $129	+10% $85
Rent	-10% $62	-5% $117	+0% $173	+5% $228	+10% $283
Rate	-1.0pp $250	-0.5pp $212	base $173	+0.5pp $133	+1.0pp $92

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75 Central Lafourche Dr Raceland, LA	3.0	1.5	1114	$1,400	$1.26	24d	1	0.98mi

Listing history 22 events

1. 2026-06-19
   days on market $154,000 Active 79 DOM
2. 2026-06-18
   days on market $154,000 Active 78 DOM
3. 2026-06-17
   days on market $154,000 Active 77 DOM
4. 2026-06-16
   days on market $154,000 Active 76 DOM
5. 2026-06-15
   days on market $154,000 Active 75 DOM
6. 2026-06-14
   days on market $154,000 Active 73 DOM
7. 2026-06-13
   days on market $154,000 Active 72 DOM
8. 2026-06-10
   days on market $154,000 Active 70 DOM
9. 2026-06-09
   days on market $154,000 Active 69 DOM
10. 2026-06-08
    days on market $154,000 Active 68 DOM
11. 2026-06-07
    days on market $154,000 Active 67 DOM
12. 2026-06-05
    days on market $154,000 Active 64 DOM
13. 2026-06-03
    days on market $154,000 Active 63 DOM
14. 2026-06-02
    days on market $154,000 Active 62 DOM
15. 2026-06-01
    days on market $154,000 Active 61 DOM
16. 2026-05-31
    days on market $154,000 Active 60 DOM
17. 2026-05-30
    days on market $154,000 Active 59 DOM
18. 2026-04-01
    listed $154,000 Active 1068-char remark

    Show marketing remark (1053 chars)

    This 3-bedroom, 1-bath home offers the perfect combination of comfort, updates, and location. Situated just minutes from local hospitals, grocery stores, and a highly recognized high school, this property delivers both convenience and peaceful bayou living. Fully remodeled and move-in ready, this home has seen extensive upgrades, including: New roof and exterior improvements (boxing & Hardie board siding) Fresh interior and exterior paint Modern wall finishes in the living room and kitchen Updated ductwork and electrical system Tankless hot water heater (approximately 2 years old) Ceramic tile and vinyl flooring throughout Cement added around the home for additional parking and functionality Inside, you'll find a clean, updated interior with an upgraded bathroom and durable flooring throughout. Step outside and enjoy peaceful waterfront views, all while being just minutes from everything you need. This is a rare opportunity to own a fully updated waterfront home in a prime Raceland location--perfect for homeowners or investors alike.

19. 2026-04-01
    listed $154,000 Active 1053-char remark

    Show marketing remark (1053 chars)

    This 3-bedroom, 1-bath home offers the perfect combination of comfort, updates, and location. Situated just minutes from local hospitals, grocery stores, and a highly recognized high school, this property delivers both convenience and peaceful bayou living. Fully remodeled and move-in ready, this home has seen extensive upgrades, including: New roof and exterior improvements (boxing & Hardie board siding) Fresh interior and exterior paint Modern wall finishes in the living room and kitchen Updated ductwork and electrical system Tankless hot water heater (approximately 2 years old) Ceramic tile and vinyl flooring throughout Cement added around the home for additional parking and functionality Inside, you'll find a clean, updated interior with an upgraded bathroom and durable flooring throughout. Step outside and enjoy peaceful waterfront views, all while being just minutes from everything you need. This is a rare opportunity to own a fully updated waterfront home in a prime Raceland location--perfect for homeowners or investors alike.

20. 2018-11-30
    soldstatus $86,100
21. 2010-01-21
    listed $82,000
22. 2005-04-20
    listed $90,000

ⓘ 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: $739 · $62/mo
• Projected year-2 tax: $847 · $71/mo
• Expected delta: +$108/yr (+$9/mo · 14.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 13% 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: $16,800
• − Mortgage interest: −$8,626
• − Property taxes: −$739
• − Insurance: −$770
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,480
• Taxable loss: −$503
• Est. tax savings @ 24.0%: +$121
• After-tax cash flow: $2,193/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 — Mathews

• Score: 63/100
• State rank: #191
• US rank: #15196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mathews, 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

+71.1% since first listed

5 events — show timeline

• 2026-04-01 Listed $154,000 AcadianaMLS
• 2026-04-01 Listed $154,000 GBRMLS
• 2018-11-30 Sold (Public Records) $86,100 Public Records
• 2010-01-21 Listed $82,000 AcadianaMLS
• 2005-04-20 Listed $90,000 AcadianaMLS

Property tax history

-1.5%/yr

Latest (2024): $739 · +2.8% YoY. Source: county tax records.