168 St Ann St · Raceland, LA 70394

$140,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 55 Days on market

Built 1970 6,098 sqft lot Est $137k · at est.

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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 +18.9/30.0
• ARV discount +6.4/15.0
• DSCR +5.9/10.0
• 1% rule +4.4/10.0
• 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 well-maintained and thoughtfully updated 2 bedroom, 1 bath home--perfect for first-time buyers or those looking to downsize. Renovated in 2019, the home features neutral colors throughout, updated flooring, and modern appliances. The kitchen offers ample countertop space, plenty of cabinetry, and a breakfast bar with stool seating that separates it from the dining area. Built-in bookshelves in both the living and dining rooms add charm and functionality. Both bedrooms are generously sized, and the bathroom is conveniently located. Step outside to enjoy a large backyard. The property also includes a covered carport, garage parking, and a dedicated workspace in the garage. No flood insurance required. Refrigerator will remain. A great opportunity to own a charming, updated starter home, schedule your private showing today!

Key facts

• Modern appliances
• Updated flooring
• Plenty of cabinetry

Tags

• UPDATED FLOORING
• MODERN APPLIANCES
• AMPLE COUNTERTOP SPACE
• PLENTY OF CABINETRY
• BREAKFAST BAR
• BUILT-IN BOOKSHELVES

Property features AI

Exterior

• Parking: Detached garage; Carport
• Utilities: Cable connected; Other water source
• Home design: Residential single family detached; Single-story (entry level not specified); Subdivision: Sidney Robichaux
• Construction: Frame construction; Asbestos siding/materials; Composition roof; Built in 2017
• Exterior features: Covered patio/porch

Interior

• Kitchen: Gas cooktop; Range; Oven; Dishwasher; Microwave
• Flooring: Tile; Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Built-in features; Crown molding
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/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 $132k (5.8% below list).
• Recommended offer: $132k (5.8% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Raceland Lower Elementary School (369 students, 70% FRL); Raceland Middle School (math 16% / reading 39%, grade F, #127 of 218 statewide, top 60%, 300 students, 72% FRL); Central Lafourche High School (math 28% / reading 50%, grade F, #86 of 265 statewide, top 33%, 1,360 students, 61% FRL).
• 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 23y 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: 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 $131,894 (5.8% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.94% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.38%
• DSCR: 1.19
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $136,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4029 La Hwy 308	0.27mi	2/1.0	845 (+6%)	16mo	$144,900	$171	65
208 St Ann St	0.10mi	2/1.0	692 (-14%)	14mo	$45,000	$65	61

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-13,591
• Equity at exit: $20,874

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-185
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,319 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$106 /mo · $1,276/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $143

Break-even live

Break-even rent $1,138

Max offer price $140,000

Occupancy floor 84%

Sensitivity live

Price	-10% $222	-5% $183	+0% $143	+5% $104	+10% $64
Rent	-10% $39	-5% $91	+0% $143	+5% $195	+10% $247
Rate	-1.0pp $214	-0.5pp $179	base $143	+0.5pp $107	+1.0pp $70

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-13
   status $140,000 Pending 55 DOM
2. 2026-06-10
   days on market $140,000 Active 55 DOM
3. 2026-06-09
   days on market $140,000 Active 54 DOM
4. 2026-06-08
   days on market $140,000 Active 53 DOM
5. 2026-06-07
   days on market $140,000 Active 52 DOM
6. 2026-06-05
   days on market $140,000 Active 49 DOM
7. 2026-06-03
   days on market $140,000 Active 48 DOM
8. 2026-06-02
   days on market $140,000 Active 47 DOM
9. 2026-06-01
   days on market $140,000 Active 46 DOM
10. 2026-05-31
    days on market $140,000 Active 45 DOM
11. 2026-05-30
    days on market $140,000 Active 44 DOM
12. 2026-05-22
    status Active 848-char remark

    Show marketing remark (848 chars)

    Welcome to this well-maintained and thoughtfully updated 2 bedroom, 1 bath home--perfect for first-time buyers or those looking to downsize. Renovated in 2019, the home features neutral colors throughout, updated flooring, and modern appliances. The kitchen offers ample countertop space, plenty of cabinetry, and a breakfast bar with stool seating that separates it from the dining area. Built-in bookshelves in both the living and dining rooms add charm and functionality. Both bedrooms are generously sized, and the bathroom is conveniently located. Step outside to enjoy a large backyard. The property also includes a covered carport, garage parking, and a dedicated workspace in the garage. No flood insurance required. Refrigerator will remain. A great opportunity to own a charming, updated starter home, schedule your private showing today!

13. 2026-05-22
    status Active

    Show marketing remark (848 chars)

    Welcome to this well-maintained and thoughtfully updated 2 bedroom, 1 bath home--perfect for first-time buyers or those looking to downsize. Renovated in 2019, the home features neutral colors throughout, updated flooring, and modern appliances. The kitchen offers ample countertop space, plenty of cabinetry, and a breakfast bar with stool seating that separates it from the dining area. Built-in bookshelves in both the living and dining rooms add charm and functionality. Both bedrooms are generously sized, and the bathroom is conveniently located. Step outside to enjoy a large backyard. The property also includes a covered carport, garage parking, and a dedicated workspace in the garage. No flood insurance required. Refrigerator will remain. A great opportunity to own a charming, updated starter home, schedule your private showing today!

14. 2026-05-08
    status Pending
15. 2026-04-15
    historical Active Under Contract
16. 2026-04-06
    status Pending 848-char remark

    Show marketing remark (848 chars)

    Welcome to this well-maintained and thoughtfully updated 2 bedroom, 1 bath home--perfect for first-time buyers or those looking to downsize. Renovated in 2019, the home features neutral colors throughout, updated flooring, and modern appliances. The kitchen offers ample countertop space, plenty of cabinetry, and a breakfast bar with stool seating that separates it from the dining area. Built-in bookshelves in both the living and dining rooms add charm and functionality. Both bedrooms are generously sized, and the bathroom is conveniently located. Step outside to enjoy a large backyard. The property also includes a covered carport, garage parking, and a dedicated workspace in the garage. No flood insurance required. Refrigerator will remain. A great opportunity to own a charming, updated starter home, schedule your private showing today!

17. 2026-04-06
    status Pending

    Show marketing remark (848 chars)

    Welcome to this well-maintained and thoughtfully updated 2 bedroom, 1 bath home--perfect for first-time buyers or those looking to downsize. Renovated in 2019, the home features neutral colors throughout, updated flooring, and modern appliances. The kitchen offers ample countertop space, plenty of cabinetry, and a breakfast bar with stool seating that separates it from the dining area. Built-in bookshelves in both the living and dining rooms add charm and functionality. Both bedrooms are generously sized, and the bathroom is conveniently located. Step outside to enjoy a large backyard. The property also includes a covered carport, garage parking, and a dedicated workspace in the garage. No flood insurance required. Refrigerator will remain. A great opportunity to own a charming, updated starter home, schedule your private showing today!

18. 2026-03-24
    listed $140,000 Active

    Show marketing remark (848 chars)

    Welcome to this well-maintained and thoughtfully updated 2 bedroom, 1 bath home--perfect for first-time buyers or those looking to downsize. Renovated in 2019, the home features neutral colors throughout, updated flooring, and modern appliances. The kitchen offers ample countertop space, plenty of cabinetry, and a breakfast bar with stool seating that separates it from the dining area. Built-in bookshelves in both the living and dining rooms add charm and functionality. Both bedrooms are generously sized, and the bathroom is conveniently located. Step outside to enjoy a large backyard. The property also includes a covered carport, garage parking, and a dedicated workspace in the garage. No flood insurance required. Refrigerator will remain. A great opportunity to own a charming, updated starter home, schedule your private showing today!

19. 2026-03-24
    listed $140,000 Active 848-char remark

    Show marketing remark (848 chars)

    Welcome to this well-maintained and thoughtfully updated 2 bedroom, 1 bath home--perfect for first-time buyers or those looking to downsize. Renovated in 2019, the home features neutral colors throughout, updated flooring, and modern appliances. The kitchen offers ample countertop space, plenty of cabinetry, and a breakfast bar with stool seating that separates it from the dining area. Built-in bookshelves in both the living and dining rooms add charm and functionality. Both bedrooms are generously sized, and the bathroom is conveniently located. Step outside to enjoy a large backyard. The property also includes a covered carport, garage parking, and a dedicated workspace in the garage. No flood insurance required. Refrigerator will remain. A great opportunity to own a charming, updated starter home, schedule your private showing today!

20. 2019-12-23
    soldstatus
21. 2019-12-23
    soldstatus $129,000
22. 2019-11-01
    listed $134,900
23. 2019-11-01
    listed $134,900
24. 2019-07-30
    soldstatus
25. 2019-05-03
    listed $69,405
26. 2019-05-03
    listed $69,405
27. 2018-08-13
    listed $69,405
28. 2018-08-13
    listed $69,405
29. 2013-12-04
    listed $115,900
30. 2008-08-09
    listed $105,000
31. 2003-07-16
    listed $69,900

ⓘ 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: $1,276 · $106/mo
• Projected year-2 tax: $1,276 · $106/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 · 47% 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: $15,827
• − Mortgage interest: −$7,842
• − Property taxes: −$1,276
• − Insurance: −$700
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$4,073
• Taxable loss: −$596
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $1,861/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

+100.3% since first listed

20 events — show timeline

• 2026-05-22 Relisted — AcadianaMLS
• 2026-05-22 Relisted — GBRMLS
• 2026-05-08 Pending — GBRMLS
• 2026-04-15 Contingent — GBRMLS
• 2026-04-06 Pending — AcadianaMLS
• 2026-04-06 Pending — GBRMLS
• 2026-03-24 Listed $140,000 GBRMLS
• 2026-03-24 Listed $140,000 AcadianaMLS
• 2019-12-23 Sold (Public Records) $129,000 Public Records
• 2019-12-23 Sold (MLS) — GBRMLS
• 2019-11-01 Listed $134,900 GBRMLS
• 2019-11-01 Listed $134,900 AcadianaMLS
• 2019-07-30 Sold (MLS) — GBRMLS
• 2019-05-03 Listed $69,405 AcadianaMLS
• 2019-05-03 Listed $69,405 GBRMLS
• 2018-08-13 Listed $69,405 AcadianaMLS
• 2018-08-13 Listed $69,405 GBRMLS
• 2013-12-04 Listed $115,900 AcadianaMLS
• 2008-08-09 Listed $105,000 AcadianaMLS
• 2003-07-16 Listed $69,900 AcadianaMLS

Property tax history

+13.3%/yr

Latest (2024): $1,276 · +2.1% YoY. Source: county tax records.