4021 Highway 1 · Raceland, LA 70394

$59,900

3 bd · 1.5 ba · 1,240 sqft · Other public records · 192 Days on market

Built 1950 2.00 ac lot $48/sqft · 54% below area ↓ 7% since listing

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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 +7.5/15.0
• 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

3-bedroom, 1 full bathroom, raised home, large lot, 1 attached garage located right on Highway 1 centrally located in the heart of Raceland La. *****Property has been virtually staged****

Key facts

• Attached garage
• Large lot
• Raised home

Tags

• RAISED HOME
• LARGE LOT
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.4% 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 $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 16y ago; this cycle's ask has dropped $25k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.67% ✓
• Cap rate: 23.41%
• Cash-on-cash: 61.15%
• DSCR: 3.72
• GRM: 3.1

CMA / ARV

• ARV (median comp): $131,037
• List price: $59,900
• Delta: -54.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 50.2%
• Equity multiple: 3.20×
• Total profit: $36,851
• Equity at exit: $8,931

10-year hold

• IRR: 55.7%
• Equity multiple: 6.50×
• Total profit: $92,315
• Equity at exit: $5,179

Cash invested: $16,772 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,602 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$72 /mo · $861/yr
• Insurance: −$25
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $729

Break-even live

Break-even rent $679

Max offer price $59,900

Occupancy floor 49%

Sensitivity live

Price	-10% $763	-5% $746	+0% $729	+5% $712	+10% $696
Rent	-10% $603	-5% $666	+0% $729	+5% $793	+10% $856
Rate	-1.0pp $760	-0.5pp $745	base $729	+0.5pp $714	+1.0pp $698

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-19
   days on market $59,900 Active 192 DOM
2. 2026-06-18
   days on market $59,900 Active 191 DOM
3. 2026-06-17
   days on market $59,900 Active 190 DOM
4. 2026-06-16
   pricedays on market $59,900 Active 189 DOM
5. 2026-06-15
   days on market $69,900 Active 188 DOM
6. 2026-06-14
   days on market $69,900 Active 186 DOM
7. 2026-06-13
   days on market $69,900 Active 185 DOM
8. 2026-06-10
   days on market $69,900 Active 183 DOM
9. 2026-06-09
   days on market $69,900 Active 182 DOM
10. 2026-06-08
    days on market $69,900 Active 181 DOM
11. 2026-06-07
    days on market $69,900 Active 180 DOM
12. 2026-06-05
    days on market $69,900 Active 177 DOM
13. 2026-06-03
    days on market $69,900 Active 176 DOM
14. 2026-06-02
    days on market $69,900 Active 175 DOM
15. 2026-06-01
    days on market $69,900 Active 174 DOM
16. 2026-05-31
    days on market $69,900 Active 173 DOM
17. 2026-05-30
    days on market $69,900 Active 172 DOM
18. 2026-05-04
    status Active 187-char remark

    Show marketing remark (203 chars)

    3-bedroom, 1 full bathroom, raised home, large lot, 1 attached garage located right on Highway 1 centrally located in the heart of Raceland La. * * * * * Property has been virtually staged * * * *

19. 2026-05-04
    status Active 203-char remark

    Show marketing remark (203 chars)

    3-bedroom, 1 full bathroom, raised home, large lot, 1 attached garage located right on Highway 1 centrally located in the heart of Raceland La. * * * * * Property has been virtually staged * * * *

20. 2026-04-15
    status Pending 187-char remark

    Show marketing remark (203 chars)

    3-bedroom, 1 full bathroom, raised home, large lot, 1 attached garage located right on Highway 1 centrally located in the heart of Raceland La. * * * * * Property has been virtually staged * * * *

21. 2026-04-15
    historical Active Under Contract 203-char remark

    Show marketing remark (203 chars)

    3-bedroom, 1 full bathroom, raised home, large lot, 1 attached garage located right on Highway 1 centrally located in the heart of Raceland La. * * * * * Property has been virtually staged * * * *

22. 2026-04-07
    status Active 187-char remark

    Show marketing remark (203 chars)

    3-bedroom, 1 full bathroom, raised home, large lot, 1 attached garage located right on Highway 1 centrally located in the heart of Raceland La. * * * * * Property has been virtually staged * * * *

23. 2026-04-07
    status Active 203-char remark

    Show marketing remark (203 chars)

    3-bedroom, 1 full bathroom, raised home, large lot, 1 attached garage located right on Highway 1 centrally located in the heart of Raceland La. * * * * * Property has been virtually staged * * * *

24. 2026-02-12
    status Pending 187-char remark

    Show marketing remark (203 chars)

    3-bedroom, 1 full bathroom, raised home, large lot, 1 attached garage located right on Highway 1 centrally located in the heart of Raceland La. * * * * * Property has been virtually staged * * * *

25. 2026-02-12
    historical Active Under Contract 203-char remark

    Show marketing remark (203 chars)

    3-bedroom, 1 full bathroom, raised home, large lot, 1 attached garage located right on Highway 1 centrally located in the heart of Raceland La. * * * * * Property has been virtually staged * * * *

26. 2026-02-05
    price $69,900 187-char remark

    Show marketing remark (203 chars)

    3-bedroom, 1 full bathroom, raised home, large lot, 1 attached garage located right on Highway 1 centrally located in the heart of Raceland La. * * * * * Property has been virtually staged * * * *

27. 2026-02-05
    price $69,900 203-char remark

    Show marketing remark (203 chars)

    3-bedroom, 1 full bathroom, raised home, large lot, 1 attached garage located right on Highway 1 centrally located in the heart of Raceland La. * * * * * Property has been virtually staged * * * *

28. 2026-01-06
    price $79,900 187-char remark

    Show marketing remark (203 chars)

    3-bedroom, 1 full bathroom, raised home, large lot, 1 attached garage located right on Highway 1 centrally located in the heart of Raceland La. * * * * * Property has been virtually staged * * * *

29. 2026-01-06
    price $79,900 203-char remark

    Show marketing remark (203 chars)

    3-bedroom, 1 full bathroom, raised home, large lot, 1 attached garage located right on Highway 1 centrally located in the heart of Raceland La. * * * * * Property has been virtually staged * * * *

30. 2025-12-05
    listed $84,900 Active 187-char remark

    Show marketing remark (203 chars)

    3-bedroom, 1 full bathroom, raised home, large lot, 1 attached garage located right on Highway 1 centrally located in the heart of Raceland La. * * * * * Property has been virtually staged * * * *

31. 2025-12-05
    listed $84,900 Active 203-char remark

    Show marketing remark (203 chars)

    3-bedroom, 1 full bathroom, raised home, large lot, 1 attached garage located right on Highway 1 centrally located in the heart of Raceland La. * * * * * Property has been virtually staged * * * *

32. 2023-11-07
    soldstatus $135,000
33. 2023-10-31
    soldstatus Sold
34. 2023-08-24
    historical
35. 2023-07-05
    status Active
36. 2023-06-26
    status Pending
37. 2023-06-18
    listed $135,000 Active
38. 2023-06-18
    listed $135,000
39. 2011-02-08
    soldstatus $60,000
40. 2010-11-30
    listed $75,000

ⓘ 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: $861 · $72/mo
• Projected year-2 tax: $861 · $72/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 4/10 Moderate FEMA zone A · 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: $19,223
• − Mortgage interest: −$3,355
• − Property taxes: −$861
• − Insurance: −$1,802
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$1,743
• Taxable income: $8,386
• Est. tax owed @ 24.0%: −$2,013
• After-tax cash flow: $6,741/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

-6.8% since first listed

23 events — show timeline

• 2026-05-04 Relisted — AcadianaMLS
• 2026-05-04 Relisted — GSREIN
• 2026-04-15 Pending — AcadianaMLS
• 2026-04-15 Contingent — GSREIN
• 2026-04-07 Relisted — AcadianaMLS
• 2026-04-07 Relisted — GSREIN
• 2026-02-12 Pending — AcadianaMLS
• 2026-02-12 Contingent — GSREIN
• 2026-02-05 Price Changed $69,900 AcadianaMLS
• 2026-02-05 Price Changed $69,900 GSREIN
• 2026-01-06 Price Changed $79,900 AcadianaMLS
• 2026-01-06 Price Changed $79,900 GSREIN
• 2025-12-05 Listed $84,900 GSREIN
• 2025-12-05 Listed $84,900 AcadianaMLS
• 2023-11-07 Sold (Public Records) $135,000 Public Records
• 2023-10-31 Sold (MLS) — GBRMLS
• 2023-08-24 Delisted — GBRMLS
• 2023-07-05 Relisted — GBRMLS
• 2023-06-26 Pending — GBRMLS
• 2023-06-18 Listed $135,000 AcadianaMLS
• 2023-06-18 Listed $135,000 GBRMLS
• 2011-02-08 Sold (Public Records) $60,000 Public Records
• 2010-11-30 Listed $75,000 AcadianaMLS

Property tax history

+2.5%/yr

Latest (2024): $861 · +2.3% YoY. Source: county tax records.