15783 River Rd · Hahnville, LA 70057

$230,000

3 bd · 2.0 ba · 1,932 sqft · SingleFamily public records · 335 Days on market

Built 1956 $119/sqft · 29% below area Est $288k · 20% under ↓ 4% since listing

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Why this score? — see what drove the C 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.0/10.0
• 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

Welcome to this charming 3-bedroom home, perfectly situated on a corner lot in the heart of Hahnville on historic River Road. This well loved & maintained residence offers an inviting floor plan. Outdoor entertaining is effortless with covered Patio, Porches, & Carport! Garage and Workshop are awaiting Your hobby!

Key facts

• Garage
• Outdoor entertaining
• Carport

Tags

• CORNER LOT
• COVERED PATIO
• OUTDOOR ENTERTAINING
• CARPORT
• GARAGE
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/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 $207k (9.9% below list).
• Recommended offer: $202k (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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 335 days — a 12% lower offer ($202k) 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: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 335 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 1956 — 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. 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: 0.90% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 9.2

CMA / ARV

• ARV (median comp): $287,987
• List price: $230,000
• Delta: -20.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
290 Pretty Acres Ave	0.54mi	4/2.0 (+1)	1,874 (-3%)	3mo	$314,900	$168	62
135 Oak St	0.26mi	3/3.0	2,080 (+8%)	12mo	$310,000	$149	61
727 Sycamore St	0.40mi	3/2.0	1,693 (-12%)	2mo	$200,000	$118	60
100 Pecan St	0.46mi	3/2.5	1,813 (-6%)	12mo	$254,000	$140	56
409 Oak St	0.43mi	4/2.0 (+1)	1,805 (-7%)	10mo	$217,000	$120	56
360 Pretty Acres Ave	0.63mi	4/2.0 (+1)	2,000 (+4%)	8mo	$279,900	$140	53
443 Pretty Acres Ave	0.72mi	4/2.5 (+1)	2,000 (+4%)	2mo	$305,000	$153	52
319 Pretty Acres Ave	0.54mi	4/2.0 (+1)	1,874 (-3%)	23mo	$299,900	$160	45
348 Pretty Acres Ave	0.61mi	4/2.0 (+1)	2,087 (+8%)	10mo	$320,000	$153	45
427 Pretty Acres Ave	0.70mi	4/2.5 (+1)	2,000 (+4%)	23mo	$299,900	$150	36
451 Pretty Acres Ave	0.73mi	4/2.5 (+1)	2,000 (+4%)	23mo	$304,900	$152	34

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-19,087
• Equity at exit: $34,294

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $6,470
• Equity at exit: $19,886

Cash invested: $64,400 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,072 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$48 /mo · $575/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $287

Break-even live

Break-even rent $1,709

Max offer price $230,000

Occupancy floor 81%

Sensitivity live

Price	-10% $418	-5% $352	+0% $287	+5% $222	+10% $157
Rent	-10% $124	-5% $205	+0% $287	+5% $369	+10% $451
Rate	-1.0pp $403	-0.5pp $346	base $287	+0.5pp $228	+1.0pp $167

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 River Park Dr Hahnville, LA	3.0	2.5	2224	$2,000	$0.90	18d	1	0.25mi
240 Pretty Acres Ave Hahnville, LA	4.0	2.0	1875	$2,300	$1.23	4d	1	0.50mi
24 Mary St Norco, LA	3.0	1.0	1350	$1,750	$1.30	45d	1	1.17mi

Listing history 22 events

1. 2026-06-21
   days on market $230,000 Active 335 DOM
2. 2026-06-18
   days on market $230,000 Active 332 DOM
3. 2026-06-17
   days on market $230,000 Active 331 DOM
4. 2026-06-16
   days on market $230,000 Active 330 DOM
5. 2026-06-15
   days on market $230,000 Active 329 DOM
6. 2026-06-13
   days on market $230,000 Active 327 DOM
7. 2026-06-13
   days on market $230,000 Active 326 DOM
8. 2026-06-10
   days on market $230,000 Active 324 DOM
9. 2026-06-09
   days on market $230,000 Active 323 DOM
10. 2026-06-08
    days on market $230,000 Active 322 DOM
11. 2026-06-07
    days on market $230,000 Active 321 DOM
12. 2026-06-05
    days on market $230,000 Active 318 DOM
13. 2026-06-03
    days on market $230,000 Active 317 DOM
14. 2026-06-02
    days on market $230,000 Active 316 DOM
15. 2026-06-01
    days on market $230,000 Active 315 DOM
16. 2026-05-31
    days on market $230,000 Active 314 DOM
17. 2026-03-16
    price $230,000 323-char remark

    Show marketing remark (326 chars)

    Welcome to this charming 3-bedroom home, perfectly situated on a corner lot in the heart of Hahnville on historic River Road. This well loved & maintained residence offers an inviting floor plan. Outdoor entertaining is effortless with covered Patio, Porches, & Carport! Garage and Workshop are awaiting Your hobby!

18. 2026-03-16
    price $230,000 326-char remark

    Show marketing remark (326 chars)

    Welcome to this charming 3-bedroom home, perfectly situated on a corner lot in the heart of Hahnville on historic River Road. This well loved & maintained residence offers an inviting floor plan. Outdoor entertaining is effortless with covered Patio, Porches, & Carport! Garage and Workshop are awaiting Your hobby!

19. 2025-10-25
    price $237,000 323-char remark

    Show marketing remark (326 chars)

    Welcome to this charming 3-bedroom home, perfectly situated on a corner lot in the heart of Hahnville on historic River Road. This well loved & maintained residence offers an inviting floor plan. Outdoor entertaining is effortless with covered Patio, Porches, & Carport! Garage and Workshop are awaiting Your hobby!

20. 2025-10-25
    price $237,000 326-char remark

    Show marketing remark (326 chars)

    Welcome to this charming 3-bedroom home, perfectly situated on a corner lot in the heart of Hahnville on historic River Road. This well loved & maintained residence offers an inviting floor plan. Outdoor entertaining is effortless with covered Patio, Porches, & Carport! Garage and Workshop are awaiting Your hobby!

21. 2025-07-19
    listed $239,900 Active 323-char remark

    Show marketing remark (326 chars)

    Welcome to this charming 3-bedroom home, perfectly situated on a corner lot in the heart of Hahnville on historic River Road. This well loved & maintained residence offers an inviting floor plan. Outdoor entertaining is effortless with covered Patio, Porches, & Carport! Garage and Workshop are awaiting Your hobby!

22. 2025-07-19
    listed $239,900 Active 326-char remark

    Show marketing remark (326 chars)

    Welcome to this charming 3-bedroom home, perfectly situated on a corner lot in the heart of Hahnville on historic River Road. This well loved & maintained residence offers an inviting floor plan. Outdoor entertaining is effortless with covered Patio, Porches, & Carport! Garage and Workshop are awaiting Your hobby!

ⓘ 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: $575 · $48/mo
• Projected year-2 tax: $1,265 · $105/mo
• Expected delta: +$690/yr (+$58/mo · 120.1%)

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

Taxation est. · year 1

• Rental income: $24,869
• − Mortgage interest: −$12,884
• − Property taxes: −$575
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$6,691
• Taxable loss: −$410
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $3,546/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

-4.1% since first listed

6 events — show timeline

• 2026-03-16 Price Changed $230,000 AcadianaMLS
• 2026-03-16 Price Changed $230,000 GSREIN
• 2025-10-25 Price Changed $237,000 AcadianaMLS
• 2025-10-25 Price Changed $237,000 GSREIN
• 2025-07-19 Listed $239,900 GSREIN
• 2025-07-19 Listed $239,900 AcadianaMLS

Property tax history

-0.9%/yr

Latest (2024): $575 · -8.1% YoY. Source: county tax records.