204 Ayo St · Raceland, LA 70394

$164,000

3 bd · 2.0 ba · 1,700 sqft · SingleFamily public records · 16 Days on market

Built 1965 0.40 ac lot Est $148k · 11% 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 +22.9/30.0
• DSCR +7.4/10.0
• 1% rule +5.0/10.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 2 bath brick home has solid sheathing. The yard is fenced in, the roof is approximate 5 years old, and the house has workable shutters. All bedrooms have built-in drawers. Nice, oversized utility room has a sink area and lots of storage space. Detached shed also has a double sink, countertops, and plenty of storage area. Stove, dishwasher, and trash compactor remain but are not warranted by sellers. According to LA Floodmaps, home is in a "C" zone and flood insurance is not required BUT buyer needs to verify flood information.

Key facts

• Built-in drawers
• Fenced yard
• Solid sheathing

Tags

• FENCED YARD
• SOLID SHEATHING
• BUILT-IN DRAWERS
• OVERSIZED UTILITY ROOM
• DETACHED SHED
• DOUBLE SINK

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Cesspool sewer
• Home design: Single-family detached residence; Residential property
• Construction: Brick construction; Shingle roof; Slab foundation; Built as a detached single family home
• Exterior features: Chain link fence; Shed(s)

Interior

• Kitchen: Dishwasher
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Tile and vinyl flooring; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $289 ($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 $164k (0.1% below list).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.

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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $161,540 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 1.00% ✗
• Cap rate: 8.41%
• Cash-on-cash: 7.55%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $147,900
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
269 Saint Ann St	0.51mi	3/2.0	1,666 (-2%)	1mo	$160,000	$96	72
172 Market St	0.05mi	3/2.0	1,475 (-13%)	11mo	$215,000	$146	66
412 St Louis St	0.27mi	3/1.0	1,484 (-13%)	1mo	$80,000	$54	62
430 St Louis St	0.32mi	3/2.0	1,493 (-12%)	8mo	$130,000	$87	58
497 St Philip St	0.47mi	3/1.5	1,530 (-10%)	3mo	$35,500	$23	57
293 St Ann St	0.52mi	4/3.0 (+1)	1,803 (+6%)	11mo	$110,000	$61	47
370 Ayo St	0.41mi	3/2.0	1,470 (-14%)	19mo	$98,000	$67	42
2241 La Hwy 182	0.69mi	2/2.0 (-1)	1,624 (-4%)	17mo	$149,900	$92	42

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-8,224
• Equity at exit: $24,453

10-year hold

• IRR: 4.8%
• Equity multiple: 1.36×
• Total profit: $16,319
• Equity at exit: $14,180

Cash invested: $45,920 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,638 medium
• Mortgage (P&I): −$860
• Tax from tax record: −$77 /mo · $924/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $289

Break-even live

Break-even rent $1,273

Max offer price $164,000

Occupancy floor 77%

Sensitivity live

Price	-10% $382	-5% $335	+0% $289	+5% $243	+10% $196
Rent	-10% $160	-5% $224	+0% $289	+5% $354	+10% $418
Rate	-1.0pp $372	-0.5pp $331	base $289	+0.5pp $246	+1.0pp $203

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $164,000 Active 16 DOM
2. 2026-06-18
   days on market $164,000 Active 15 DOM
3. 2026-06-18
   price $164,000 Active 14 DOM
4. 2026-06-17
   days on market $179,900 Active 14 DOM
5. 2026-06-16
   days on market $179,900 Active 13 DOM
6. 2026-06-15
   days on market $179,900 Active 12 DOM
7. 2026-06-14
   days on market $179,900 Active 10 DOM
8. 2026-06-13
   days on market $179,900 Active 9 DOM
9. 2026-06-10
   days on market $179,900 Active 7 DOM
10. 2026-06-09
    days on market $179,900 Active 6 DOM
11. 2026-06-08
    days on market $179,900 Active 5 DOM
12. 2026-06-07
    days on market $179,900 Active 4 DOM
13. 2026-06-05
    remarks 548-char remark
14. 2026-06-05
    listed $179,900 Active 1 DOM

ⓘ 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: $924 · $77/mo
• Projected year-2 tax: $924 · $77/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 6/10 Major FEMA zone X · 52% 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: $19,661
• − Mortgage interest: −$9,187
• − Property taxes: −$924
• − Insurance: −$820
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$4,771
• Taxable income: $814
• Est. tax owed @ 24.0%: −$195
• After-tax cash flow: $3,272/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

2 events — show timeline

• 2026-06-03 Listed $179,900 AcadianaMLS
• 2026-06-03 Listed $179,900 GBRMLS

Property tax history

-0.5%/yr

Latest (2024): $924 · -0.1% YoY. Source: county tax records.