434 St Louis St · Raceland, LA 70394

$95,000

2 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 173 Days on market

Built 1969 3,310 sqft lot $85/sqft · 7% above area Est $92k · at est. ↓ 10% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.1/15.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 2-bedroom, 2-bathroom home ready for new owners! It is well-kept and move-in ready. The fenced-in yard offers great outdoor space for pets, kids, or entertaining. While comfortable as-is, the home presents an excellent opportunity for cosmetic updates to make it your own. The possibilities are endless! Don't miss your chance to own this home with a great blend of immediate livability and future potential!

Key facts

• Outdoor space
• Cosmetic updates
• Fenced-in yard

Tags

• FENCED-IN YARD
• OUTDOOR SPACE
• COSMETIC UPDATES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 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

• 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 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 1969 — 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: 1.58% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.97%
• DSCR: 2.20
• GRM: 5.3

CMA / ARV

• ARV (median comp): $92,097
• List price: $95,000
• Delta: 3.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2122 Highway 182 Hwy	0.22mi	2/1.0	958 (-14%)	4mo	$140,000	$146	58
259 Leonard St	0.23mi	3/1.0 (+1)	1,200 (+7%)	12mo	$146,000	$122	58
627 St Louis St	0.34mi	3/1.0 (+1)	1,139 (+2%)	18mo	$24,900	$22	57
220 Wilson St	0.38mi	2/1.0	1,038 (-7%)	13mo	$124,900	$120	55
223 St Phillip St	0.27mi	2/1.0	1,037 (-7%)	21mo	$43,000	$41	54
1938 Highway 182 Hwy	0.49mi	2/1.0	1,077 (-4%)	18mo	$129,900	$121	52
269 Morristown Rd	0.16mi	3/1.0 (+1)	1,023 (-9%)	22mo	$137,000	$134	51
1983 Highway 182 Hwy	0.36mi	3/2.0 (+1)	1,216 (+9%)	16mo	$64,900	$53	50
454 St Ann St	0.59mi	3/2.0 (+1)	1,241 (+11%)	24mo	$151,000	$122	30
2384 Hwy 182	0.72mi	2/1.0	1,276 (+14%)	20mo	$179,900	$141	23

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: 20.9%
• Equity multiple: 1.85×
• Total profit: $22,658
• Equity at exit: $14,165

10-year hold

• IRR: 29.0%
• Equity multiple: 3.58×
• Total profit: $68,677
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,502 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $598

Break-even live

Break-even rent $746

Max offer price $95,000

Occupancy floor 55%

Sensitivity live

Price	-10% $652	-5% $625	+0% $598	+5% $571	+10% $544
Rent	-10% $479	-5% $538	+0% $598	+5% $657	+10% $716
Rate	-1.0pp $646	-0.5pp $622	base $598	+0.5pp $573	+1.0pp $548

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $95,000 Active 173 DOM
2. 2026-06-18
   days on market $95,000 Active 172 DOM
3. 2026-06-17
   days on market $95,000 Active 171 DOM
4. 2026-06-16
   days on market $95,000 Active 170 DOM
5. 2026-06-15
   days on market $95,000 Active 169 DOM
6. 2026-06-14
   days on market $95,000 Active 167 DOM
7. 2026-06-13
   days on market $95,000 Active 166 DOM
8. 2026-06-10
   days on market $95,000 Active 164 DOM
9. 2026-06-09
   days on market $95,000 Active 163 DOM
10. 2026-06-08
    days on market $95,000 Active 162 DOM
11. 2026-06-07
    days on market $95,000 Active 161 DOM
12. 2026-06-05
    days on market $95,000 Active 158 DOM
13. 2026-06-03
    days on market $95,000 Active 157 DOM
14. 2026-06-02
    days on market $95,000 Active 156 DOM
15. 2026-06-01
    days on market $95,000 Active 155 DOM
16. 2026-05-31
    days on market $95,000 Active 154 DOM
17. 2026-05-30
    days on market $95,000 Active 153 DOM
18. 2026-02-22
    price $95,000 424-char remark

    Show marketing remark (424 chars)

    Welcome to this 2-bedroom, 2-bathroom home ready for new owners! It is well-kept and move-in ready. The fenced-in yard offers great outdoor space for pets, kids, or entertaining. While comfortable as-is, the home presents an excellent opportunity for cosmetic updates to make it your own. The possibilities are endless! Don't miss your chance to own this home with a great blend of immediate livability and future potential!

19. 2026-02-22
    price $95,000 424-char remark

    Show marketing remark (424 chars)

    Welcome to this 2-bedroom, 2-bathroom home ready for new owners! It is well-kept and move-in ready. The fenced-in yard offers great outdoor space for pets, kids, or entertaining. While comfortable as-is, the home presents an excellent opportunity for cosmetic updates to make it your own. The possibilities are endless! Don't miss your chance to own this home with a great blend of immediate livability and future potential!

20. 2025-12-29
    listed $96,500 Active 424-char remark

    Show marketing remark (424 chars)

    Welcome to this 2-bedroom, 2-bathroom home ready for new owners! It is well-kept and move-in ready. The fenced-in yard offers great outdoor space for pets, kids, or entertaining. While comfortable as-is, the home presents an excellent opportunity for cosmetic updates to make it your own. The possibilities are endless! Don't miss your chance to own this home with a great blend of immediate livability and future potential!

21. 2025-12-28
    listed $96,500 Active 424-char remark

    Show marketing remark (424 chars)

    Welcome to this 2-bedroom, 2-bathroom home ready for new owners! It is well-kept and move-in ready. The fenced-in yard offers great outdoor space for pets, kids, or entertaining. While comfortable as-is, the home presents an excellent opportunity for cosmetic updates to make it your own. The possibilities are endless! Don't miss your chance to own this home with a great blend of immediate livability and future potential!

22. 2025-10-10
    price $97,500
23. 2025-10-10
    price $97,500
24. 2025-07-13
    price $100,000
25. 2025-07-13
    price $100,000
26. 2025-05-27
    listed $105,000 Active
27. 2025-05-27
    listed $105,000 Active

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $615 · $51/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 (shaded) · 48% 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: $18,027
• − Mortgage interest: −$5,321
• − Property taxes: −$615
• − Insurance: −$475
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$2,764
• Taxable income: $5,968
• Est. tax owed @ 24.0%: −$1,432
• After-tax cash flow: $5,741/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

-9.5% since first listed

10 events — show timeline

• 2026-02-22 Price Changed $95,000 AcadianaMLS
• 2026-02-22 Price Changed $95,000 GBRMLS
• 2025-12-29 Listed $96,500 GBRMLS
• 2025-12-28 Listed $96,500 AcadianaMLS
• 2025-10-10 Price Changed $97,500 AcadianaMLS
• 2025-10-10 Price Changed $97,500 GBRMLS
• 2025-07-13 Price Changed $100,000 GBRMLS
• 2025-07-13 Price Changed $100,000 AcadianaMLS
• 2025-05-27 Listed $105,000 AcadianaMLS
• 2025-05-27 Listed $105,000 GBRMLS

Property tax history

-0.9%/yr

Latest (2024): $615 · +1.4% YoY. Source: county tax records.