318 St Louis St · Raceland, LA 70394

$129,900

3 bd · 1.0 ba · 1,500 sqft · Other public records · 247 Days on market

Built 1970 4,356 sqft lot $87/sqft · 25% above area Est $104k · 25% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• 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

Discover this charming 3 bedroom 1 bath traditional-style home, beautifully updated less than two years ago. Step inside to find bright, inviting spaces with modern and thoughtful details throughout .Enjoy yar round comfort with central air conditioning and peace of mind with the roof being less than 3 years old. Conveniently located and move in ready, this On my way! Blends classic style with modern living, perfect for families or anyone seeking g comfort and quality.

Key facts

• 4,356 sq ft lot
• Parking
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $55k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 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 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 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?
6. 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?
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: 1.25% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.22%
• DSCR: 1.72
• GRM: 6.6

CMA / ARV

• ARV (median comp): $103,903
• List price: $129,900
• Delta: 25.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.2%
• Equity multiple: 1.28×
• Total profit: $10,227
• Equity at exit: $19,369

10-year hold

• IRR: 16.5%
• Equity multiple: 2.35×
• Total profit: $49,072
• Equity at exit: $11,231

Cash invested: $36,372 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,629 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $492

Break-even live

Break-even rent $1,007

Max offer price $129,900

Occupancy floor 65%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-19
   days on market $129,900 Active 247 DOM
2. 2026-06-18
   days on market $129,900 Active 246 DOM
3. 2026-06-17
   days on market $129,900 Active 245 DOM
4. 2026-06-16
   days on market $129,900 Active 244 DOM
5. 2026-06-15
   days on market $129,900 Active 243 DOM
6. 2026-06-14
   days on market $129,900 Active 241 DOM
7. 2026-06-13
   days on market $129,900 Active 240 DOM
8. 2026-06-10
   days on market $129,900 Active 238 DOM
9. 2026-06-09
   days on market $129,900 Active 237 DOM
10. 2026-06-08
    days on market $129,900 Active 236 DOM
11. 2026-06-07
    days on market $129,900 Active 235 DOM
12. 2026-06-05
    days on market $129,900 Active 232 DOM
13. 2026-06-03
    days on market $129,900 Active 231 DOM
14. 2026-06-02
    days on market $129,900 Active 230 DOM
15. 2026-06-01
    days on market $129,900 Active 229 DOM
16. 2026-05-31
    days on market $129,900 Active 228 DOM
17. 2026-05-30
    days on market $129,900 Active 227 DOM
18. 2026-05-07
    price $129,900 473-char remark

    Show marketing remark (474 chars)

    Discover this charming 3 bedroom 1 bath traditional-style home, beautifully updated less than two years ago. Step inside to find bright, inviting spaces with modern and thoughtful details throughout . Enjoy yar round comfort with central air conditioning and peace of mind with the roof being less than 3 years old. Conveniently located and move in ready, this On my way! Blends classic style with modern living, perfect for families or anyone seeking g comfort and quality.

19. 2026-05-07
    price $129,900 474-char remark

    Show marketing remark (474 chars)

    Discover this charming 3 bedroom 1 bath traditional-style home, beautifully updated less than two years ago. Step inside to find bright, inviting spaces with modern and thoughtful details throughout . Enjoy yar round comfort with central air conditioning and peace of mind with the roof being less than 3 years old. Conveniently located and move in ready, this On my way! Blends classic style with modern living, perfect for families or anyone seeking g comfort and quality.

20. 2026-03-24
    price $175,000 473-char remark

    Show marketing remark (474 chars)

    Discover this charming 3 bedroom 1 bath traditional-style home, beautifully updated less than two years ago. Step inside to find bright, inviting spaces with modern and thoughtful details throughout . Enjoy yar round comfort with central air conditioning and peace of mind with the roof being less than 3 years old. Conveniently located and move in ready, this On my way! Blends classic style with modern living, perfect for families or anyone seeking g comfort and quality.

21. 2026-03-24
    price $175,000 474-char remark

    Show marketing remark (474 chars)

    Discover this charming 3 bedroom 1 bath traditional-style home, beautifully updated less than two years ago. Step inside to find bright, inviting spaces with modern and thoughtful details throughout . Enjoy yar round comfort with central air conditioning and peace of mind with the roof being less than 3 years old. Conveniently located and move in ready, this On my way! Blends classic style with modern living, perfect for families or anyone seeking g comfort and quality.

22. 2025-10-15
    listed $185,000 Active 473-char remark

    Show marketing remark (474 chars)

    Discover this charming 3 bedroom 1 bath traditional-style home, beautifully updated less than two years ago. Step inside to find bright, inviting spaces with modern and thoughtful details throughout . Enjoy yar round comfort with central air conditioning and peace of mind with the roof being less than 3 years old. Conveniently located and move in ready, this On my way! Blends classic style with modern living, perfect for families or anyone seeking g comfort and quality.

23. 2025-10-15
    listed $185,000 Active 474-char remark

    Show marketing remark (474 chars)

    Discover this charming 3 bedroom 1 bath traditional-style home, beautifully updated less than two years ago. Step inside to find bright, inviting spaces with modern and thoughtful details throughout . Enjoy yar round comfort with central air conditioning and peace of mind with the roof being less than 3 years old. Conveniently located and move in ready, this On my way! Blends classic style with modern living, perfect for families or anyone seeking g comfort and quality.

24. 2024-07-03
    soldstatus Sold
25. 2024-06-09
    status Pending
26. 2024-05-24
    price $89,900
27. 2024-04-12
    price $92,500
28. 2024-03-07
    price $95,500
29. 2024-02-08
    price $105,500
30. 2024-01-10
    price $111,900
31. 2023-12-08
    price $119,900
32. 2023-11-08
    price $125,900
33. 2023-10-25
    price $133,000
34. 2023-09-27
    price $138,500
35. 2023-08-29
    price $142,500
36. 2023-08-01
    listed $150,500 Active
37. 2023-08-01
    listed $89,900
38. 2006-08-04
    listed $69,000

ⓘ 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: $720 · $60/mo
• Projected year-2 tax: $720 · $60/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 5/10 Major FEMA zone X · 14% 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: $19,549
• − Mortgage interest: −$7,276
• − Property taxes: −$720
• − Insurance: −$650
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$3,779
• Taxable income: $3,997
• Est. tax owed @ 24.0%: −$959
• After-tax cash flow: $4,941/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

+88.3% since first listed

21 events — show timeline

• 2026-05-07 Price Changed $129,900 AcadianaMLS
• 2026-05-07 Price Changed $129,900 GBRMLS
• 2026-03-24 Price Changed $175,000 AcadianaMLS
• 2026-03-24 Price Changed $175,000 GBRMLS
• 2025-10-15 Listed $185,000 GBRMLS
• 2025-10-15 Listed $185,000 AcadianaMLS
• 2024-07-03 Sold (MLS) — GBRMLS
• 2024-06-09 Pending — GBRMLS
• 2024-05-24 Price Changed $89,900 GBRMLS
• 2024-04-12 Price Changed $92,500 GBRMLS
• 2024-03-07 Price Changed $95,500 GBRMLS
• 2024-02-08 Price Changed $105,500 GBRMLS
• 2024-01-10 Price Changed $111,900 GBRMLS
• 2023-12-08 Price Changed $119,900 GBRMLS
• 2023-11-08 Price Changed $125,900 GBRMLS
• 2023-10-25 Price Changed $133,000 GBRMLS
• 2023-09-27 Price Changed $138,500 GBRMLS
• 2023-08-29 Price Changed $142,500 GBRMLS
• 2023-08-01 Listed $89,900 AcadianaMLS
• 2023-08-01 Listed $150,500 GBRMLS
• 2006-08-04 Listed $69,000 AcadianaMLS

Property tax history

+0.1%/yr

Latest (2024): $720 · +1.5% YoY. Source: county tax records.