4968 Highway 1 · Mathews, LA 70394

$164,000

3 bd · 1.0 ba · 1,221 sqft · SingleFamily public records · 213 Days on market

Built 1966 6,534 sqft lot $134/sqft · 7% above area Est $152k · 8% over

---

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 +16.5/30.0
• DSCR +5.1/10.0
• ARV discount +4.0/15.0
• 1% rule +3.5/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 4968 Highway 1 in Raceland! This 3 bedroom, 1 bath home offers 1,211 sq. ft. of comfortable living. Recently updated in June 2025, the home features new joists, subfloor, and flooring throughout--with no carpet--and added fans under the house for improved ventilation. The property was also repainted in neutral colors and a wooden fence installed in 2023. Additional updates include a custom-built pantry and a work table in the garage. Inside, all bedrooms are nicely sized, and the open floor plan creates a seamless flow between the living areas and kitchen. Step outside to the large backyard, perfect for entertaining and gatherings, or relax on the front porch with your morning coffee. This home is centrally located, providing quick access to local restaurants, shopping, hospitals, and schools. All appliances are included, along with the dining room table, entertainment center, washer, dryer, and refrigerator, making this move-in ready! 13-foot elevation; currently no flood insurance required. Flood Zone: X

Key facts

• Work table
• Large backyard
• Subfloor

Tags

• NEW JOISTS
• SUBFLOOR
• WOODEN FENCE
• CUSTOM-BUILT PANTRY
• WORK TABLE
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $140k (14.6% below list).
• Recommended offer: $140k (14.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#191 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools 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; 1 comparable units currently listed for rent nearby; 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 213 days — a 12% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago 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: 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 $140,000 (14.6% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. 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?
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: 0.85% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

• ARV (median comp): $152,097
• List price: $164,000
• Delta: 7.83%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 New Haven St	0.32mi	2/1.0 (-1)	1,096 (-10%)	2mo	$40,000	$36	62
280 St Joseph St	0.42mi	3/2.0	1,316 (+8%)	2mo	$135,000	$103	62
259 St Joseph St	0.37mi	3/1.0	1,118 (-8%)	16mo	$160,000	$143	56
228 Central Lafourche Dr	0.48mi	3/2.0	1,370 (+12%)	15mo	$195,000	$142	41
129 Johnny Dufrene Dr	0.61mi	3/2.0	1,325 (+8%)	15mo	$173,000	$131	41

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-20,602
• Equity at exit: $24,453

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-10,397
• 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: 9.8×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$860
• Tax from tax record: −$83 /mo · $996/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $95

Break-even live

Break-even rent $1,280

Max offer price $164,000

Occupancy floor 88%

Sensitivity live

Price	-10% $187	-5% $141	+0% $95	+5% $48	+10% $2
Rent	-10% $-16	-5% $39	+0% $95	+5% $150	+10% $205
Rate	-1.0pp $177	-0.5pp $136	base $95	+0.5pp $52	+1.0pp $9

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75 Central Lafourche Dr Raceland, LA	3.0	1.5	1114	$1,400	$1.26	24d	1	0.22mi

Listing history 32 events

1. 2026-06-19
   days on market $164,000 Active 213 DOM
2. 2026-06-18
   days on market $164,000 Active 212 DOM
3. 2026-06-17
   days on market $164,000 Active 211 DOM
4. 2026-06-16
   days on market $164,000 Active 210 DOM
5. 2026-06-15
   days on market $164,000 Active 209 DOM
6. 2026-06-14
   days on market $164,000 Active 207 DOM
7. 2026-06-13
   days on market $164,000 Active 206 DOM
8. 2026-06-10
   days on market $164,000 Active 204 DOM
9. 2026-06-09
   days on market $164,000 Active 203 DOM
10. 2026-06-08
    days on market $164,000 Active 202 DOM
11. 2026-06-07
    days on market $164,000 Active 201 DOM
12. 2026-06-05
    days on market $164,000 Active 198 DOM
13. 2026-06-03
    days on market $164,000 Active 197 DOM
14. 2026-06-02
    days on market $164,000 Active 196 DOM
15. 2026-06-01
    days on market $164,000 Active 223 DOM
16. 2026-05-31
    days on market $164,000 Active 222 DOM
17. 2026-05-30
    days on market $164,000 Active 221 DOM
18. 2026-05-06
    status Active 1032-char remark

    Show marketing remark (1042 chars)

    Welcome to 4968 Highway 1 in Raceland! This 3 bedroom, 1 bath home offers 1,211 sq. ft. of comfortable living. Recently updated in June 2025, the home features new joists, subfloor, and flooring throughout—with no carpet—and added fans under the house for improved ventilation. The property was also repainted in neutral colors and a wooden fence installed in 2023. Additional updates include a custom-built pantry and a work table in the garage. Inside, all bedrooms are nicely sized, and the open floor plan creates a seamless flow between the living areas and kitchen. Step outside to the large backyard, perfect for entertaining and gatherings, or relax on the front porch with your morning coffee. This home is centrally located, providing quick access to local restaurants, shopping, hospitals, and schools. All appliances are included, along with the dining room table, entertainment center, washer, dryer, and refrigerator, making this move-in ready! 13-foot elevation; currently no flood insurance required. Flood Zone: X

19. 2026-05-06
    status Active 1042-char remark

    Show marketing remark (1042 chars)

    Welcome to 4968 Highway 1 in Raceland! This 3 bedroom, 1 bath home offers 1,211 sq. ft. of comfortable living. Recently updated in June 2025, the home features new joists, subfloor, and flooring throughout—with no carpet—and added fans under the house for improved ventilation. The property was also repainted in neutral colors and a wooden fence installed in 2023. Additional updates include a custom-built pantry and a work table in the garage. Inside, all bedrooms are nicely sized, and the open floor plan creates a seamless flow between the living areas and kitchen. Step outside to the large backyard, perfect for entertaining and gatherings, or relax on the front porch with your morning coffee. This home is centrally located, providing quick access to local restaurants, shopping, hospitals, and schools. All appliances are included, along with the dining room table, entertainment center, washer, dryer, and refrigerator, making this move-in ready! 13-foot elevation; currently no flood insurance required. Flood Zone: X

20. 2026-04-23
    status Pending 1032-char remark

    Show marketing remark (1042 chars)

    Welcome to 4968 Highway 1 in Raceland! This 3 bedroom, 1 bath home offers 1,211 sq. ft. of comfortable living. Recently updated in June 2025, the home features new joists, subfloor, and flooring throughout—with no carpet—and added fans under the house for improved ventilation. The property was also repainted in neutral colors and a wooden fence installed in 2023. Additional updates include a custom-built pantry and a work table in the garage. Inside, all bedrooms are nicely sized, and the open floor plan creates a seamless flow between the living areas and kitchen. Step outside to the large backyard, perfect for entertaining and gatherings, or relax on the front porch with your morning coffee. This home is centrally located, providing quick access to local restaurants, shopping, hospitals, and schools. All appliances are included, along with the dining room table, entertainment center, washer, dryer, and refrigerator, making this move-in ready! 13-foot elevation; currently no flood insurance required. Flood Zone: X

21. 2026-04-23
    status Pending 1042-char remark

    Show marketing remark (1042 chars)

    Welcome to 4968 Highway 1 in Raceland! This 3 bedroom, 1 bath home offers 1,211 sq. ft. of comfortable living. Recently updated in June 2025, the home features new joists, subfloor, and flooring throughout—with no carpet—and added fans under the house for improved ventilation. The property was also repainted in neutral colors and a wooden fence installed in 2023. Additional updates include a custom-built pantry and a work table in the garage. Inside, all bedrooms are nicely sized, and the open floor plan creates a seamless flow between the living areas and kitchen. Step outside to the large backyard, perfect for entertaining and gatherings, or relax on the front porch with your morning coffee. This home is centrally located, providing quick access to local restaurants, shopping, hospitals, and schools. All appliances are included, along with the dining room table, entertainment center, washer, dryer, and refrigerator, making this move-in ready! 13-foot elevation; currently no flood insurance required. Flood Zone: X

22. 2026-02-05
    price $164,000 1032-char remark

    Show marketing remark (1042 chars)

    Welcome to 4968 Highway 1 in Raceland! This 3 bedroom, 1 bath home offers 1,211 sq. ft. of comfortable living. Recently updated in June 2025, the home features new joists, subfloor, and flooring throughout—with no carpet—and added fans under the house for improved ventilation. The property was also repainted in neutral colors and a wooden fence installed in 2023. Additional updates include a custom-built pantry and a work table in the garage. Inside, all bedrooms are nicely sized, and the open floor plan creates a seamless flow between the living areas and kitchen. Step outside to the large backyard, perfect for entertaining and gatherings, or relax on the front porch with your morning coffee. This home is centrally located, providing quick access to local restaurants, shopping, hospitals, and schools. All appliances are included, along with the dining room table, entertainment center, washer, dryer, and refrigerator, making this move-in ready! 13-foot elevation; currently no flood insurance required. Flood Zone: X

23. 2026-02-05
    price $164,000 1042-char remark

    Show marketing remark (1042 chars)

    Welcome to 4968 Highway 1 in Raceland! This 3 bedroom, 1 bath home offers 1,211 sq. ft. of comfortable living. Recently updated in June 2025, the home features new joists, subfloor, and flooring throughout—with no carpet—and added fans under the house for improved ventilation. The property was also repainted in neutral colors and a wooden fence installed in 2023. Additional updates include a custom-built pantry and a work table in the garage. Inside, all bedrooms are nicely sized, and the open floor plan creates a seamless flow between the living areas and kitchen. Step outside to the large backyard, perfect for entertaining and gatherings, or relax on the front porch with your morning coffee. This home is centrally located, providing quick access to local restaurants, shopping, hospitals, and schools. All appliances are included, along with the dining room table, entertainment center, washer, dryer, and refrigerator, making this move-in ready! 13-foot elevation; currently no flood insurance required. Flood Zone: X

24. 2025-10-09
    listed $165,000 Active 1042-char remark

    Show marketing remark (1032 chars)

    Welcome to 4968 Highway 1 in Raceland! This 3 bedroom, 1 bath home offers 1,211 sq. ft. of comfortable living. Recently updated in June 2025, the home features new joists, subfloor, and flooring throughout--with no carpet--and added fans under the house for improved ventilation. The property was also repainted in neutral colors and a wooden fence installed in 2023. Additional updates include a custom-built pantry and a work table in the garage. Inside, all bedrooms are nicely sized, and the open floor plan creates a seamless flow between the living areas and kitchen. Step outside to the large backyard, perfect for entertaining and gatherings, or relax on the front porch with your morning coffee. This home is centrally located, providing quick access to local restaurants, shopping, hospitals, and schools. All appliances are included, along with the dining room table, entertainment center, washer, dryer, and refrigerator, making this move-in ready! 13-foot elevation; currently no flood insurance required. Flood Zone: X

25. 2025-10-09
    listed $165,000 Active 1032-char remark

    Show marketing remark (1032 chars)

    Welcome to 4968 Highway 1 in Raceland! This 3 bedroom, 1 bath home offers 1,211 sq. ft. of comfortable living. Recently updated in June 2025, the home features new joists, subfloor, and flooring throughout--with no carpet--and added fans under the house for improved ventilation. The property was also repainted in neutral colors and a wooden fence installed in 2023. Additional updates include a custom-built pantry and a work table in the garage. Inside, all bedrooms are nicely sized, and the open floor plan creates a seamless flow between the living areas and kitchen. Step outside to the large backyard, perfect for entertaining and gatherings, or relax on the front porch with your morning coffee. This home is centrally located, providing quick access to local restaurants, shopping, hospitals, and schools. All appliances are included, along with the dining room table, entertainment center, washer, dryer, and refrigerator, making this move-in ready! 13-foot elevation; currently no flood insurance required. Flood Zone: X

26. 2023-03-10
    soldstatus Sold
27. 2023-03-10
    soldstatus $155,000
28. 2023-01-30
    historical
29. 2023-01-09
    price $155,000
30. 2022-11-16
    listed $159,900 Active
31. 2022-11-16
    listed $155,000
32. 2017-09-22
    soldstatus $125,000

ⓘ 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: $996 · $83/mo
• Projected year-2 tax: $996 · $83/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 X · 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,800
• − Mortgage interest: −$9,187
• − Property taxes: −$996
• − Insurance: −$820
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,771
• Taxable loss: −$1,661
• Est. tax savings @ 24.0%: +$399
• After-tax cash flow: $1,534/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 — Mathews

• Score: 63/100
• State rank: #191
• US rank: #15196

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mathews, 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

+31.2% since first listed

15 events — show timeline

• 2026-05-06 Relisted — AcadianaMLS
• 2026-05-06 Relisted — GBRMLS
• 2026-04-23 Pending — AcadianaMLS
• 2026-04-23 Pending — GBRMLS
• 2026-02-05 Price Changed $164,000 AcadianaMLS
• 2026-02-05 Price Changed $164,000 GBRMLS
• 2025-10-09 Listed $165,000 GBRMLS
• 2025-10-09 Listed $165,000 AcadianaMLS
• 2023-03-10 Sold (Public Records) $155,000 Public Records
• 2023-03-10 Sold (MLS) — GBRMLS
• 2023-01-30 Delisted — GBRMLS
• 2023-01-09 Price Changed $155,000 GBRMLS
• 2022-11-16 Listed $155,000 AcadianaMLS
• 2022-11-16 Listed $159,900 GBRMLS
• 2017-09-22 Sold (Public Records) $125,000 Public Records

Property tax history

+2.2%/yr

Latest (2024): $996 · +2.5% YoY. Source: county tax records.