288 29 Meadows Dr · Destrehan, LA 70047

$250,000

4 bd · 3.0 ba · 2,136 sqft · MultiFamily public records · 18 Days on market

Built 1984 6,294 sqft lot Est $235k · 6% 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• ARV discount +4.6/15.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

NEWLY LISTED DUPLEX ON MEADOWS DRIVE. Can Be OWNER OCCUPANT WITH CASH FLOW OR GREAT ADD TO RENTAL PORTFOLIO. 288 MEADOWS DRIVE NEWLY RENOVATED AND READY TO MOVE IN. 290 HAS TENANT IN PLACE. SCHEDULE A SHOWING, MAKE AN OFFER AND ENJOY

Key facts

• 6,294 sq ft lot
• Parking
• Built 1984

Property features AI

Finance

• Financial info: Two total units (multi-unit property)

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story building
• Construction: Brick veneer exterior; Asphalt roof; Slab foundation; Built/maintained in excellent condition
• Exterior features: Porch; City lot with rectangular shape; Lot dimensions approximately 60 x 110

Interior

• Bedrooms: 2-unit property (multi-unit)
• Bathrooms: Three full bathrooms (total)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Porch
• Laundry & utility: Washer hookup; Tenants pay electricity, gas and water

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive. Per door: $385/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.6% in Destrehan — 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 75/100 on livability (#20 in LA, #4,010 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F.
• St. Charles Parish (suburban): math 40% / reading 51% proficiency, ranked #14 of 98 in LA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harry M. Hurst Middle School (math 43% / reading 55%, grade C-, #31 of 218 statewide, top 15%, 760 students, 40% FRL); Destrehan High School (math 39% / reading 51%, grade D-, #56 of 265 statewide, top 21%, 1,482 students, 44% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 87 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 74 units permitted in St. Charles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• St. Charles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $101k; list at $250k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A99 (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,250 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.36%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $234,960
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
284 Meadows Dr	0.01mi	5/3.0 (+1)	2,140 (+0%)	14mo	$235,000	$110	83

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $8,577
• Equity at exit: $37,276

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $70,709
• Equity at exit: $21,615

Cash invested: $70,000 (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 70047

• Home prices YoY: -14.4%
• Active inventory: 87
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $3,090 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$130 /mo · $1,562/yr
• Insurance: −$104
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $771

Break-even live

Break-even rent $2,115

Max offer price $250,000

Occupancy floor 70%

Sensitivity live

Price	-10% $912	-5% $841	+0% $771	+5% $700	+10% $629
Rent	-10% $526	-5% $648	+0% $771	+5% $893	+10% $1,015
Rate	-1.0pp $896	-0.5pp $834	base $771	+0.5pp $706	+1.0pp $640

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,090
Total (2 units)			$3,090

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Stanton Hall Dr Destrehan, LA	4.0	4.0	1775	$1,850	$1.04	4d	1	0.78mi
5 Brandon Hall Dr Unit D Destrehan, LA	3.0	2.5	1750	$1,600	$0.91	24d	1	0.86mi
56 Stanton Hall Dr Destrehan, LA	3.0	2.5	1418	$1,700	$1.20	44d	1	0.87mi
300 Saint Charles Blvd Luling, LA	3.0	2.0	1500	$1,700	$1.13	44d	1	1.50mi

Listing history 10 events

1. 2026-06-21
   days on market $250,000 Active 18 DOM
2. 2026-06-18
   days on market $250,000 Active 15 DOM
3. 2026-06-17
   days on market $250,000 Active 14 DOM
4. 2026-06-16
   days on market $250,000 Active 13 DOM
5. 2026-06-15
   days on market $250,000 Active 12 DOM
6. 2026-06-13
   days on market $250,000 Active 10 DOM
7. 2026-06-13
   statusdays on market $250,000 Active 9 DOM
8. 2026-05-19
   listed $250,000 Active

   Show marketing remark (233 chars)

   NEWLY LISTED DUPLEX ON MEADOWS DRIVE. Can Be OWNER OCCUPANT WITH CASH FLOW OR GREAT ADD TO RENTAL PORTFOLIO. 288 MEADOWS DRIVE NEWLY RENOVATED AND READY TO MOVE IN. 290 HAS TENANT IN PLACE. SCHEDULE A SHOWING, MAKE AN OFFER AND ENJOY

9. 2026-05-19
   listed $250,000 Active 233-char remark

   Show marketing remark (233 chars)

   NEWLY LISTED DUPLEX ON MEADOWS DRIVE. Can Be OWNER OCCUPANT WITH CASH FLOW OR GREAT ADD TO RENTAL PORTFOLIO. 288 MEADOWS DRIVE NEWLY RENOVATED AND READY TO MOVE IN. 290 HAS TENANT IN PLACE. SCHEDULE A SHOWING, MAKE AN OFFER AND ENJOY

10. 2015-04-14
    soldstatus $101,000

ⓘ 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: $1,562 · $130/mo
• Projected year-2 tax: $1,562 · $130/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 A99 · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,080
• − Mortgage interest: −$14,004
• − Property taxes: −$1,562
• − Insurance: −$2,752
• − Repairs & maintenance: −$2,966
• − Management: −$2,966
• − Depreciation: −$7,273
• Taxable income: $5,556
• Est. tax owed @ 24.0%: −$1,333
• After-tax cash flow: $7,913/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: St. Charles Parish
• NCES district ID: 2201440
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $60,261
• Composite: 40.0/100
• National rank: #3830
• State rank: #14 of 98 in LA

Livability — Destrehan

• Score: 75/100
• State rank: #20
• US rank: #4010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Destrehan, LA
• County: Saint Charles Parish · 27,180 people
• City population: 13,220
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 13,220
• Household income: $87,333
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 468.0

Population outlook (St. Charles County) Hauer SSP2

• Today (2025): 53,296 people
• By 2030: 53,030 · -0.5%
• By 2040: 51,646 · -3.1%
• By 2050: 49,771 · -6.6%
• By 2075: 46,993 · -11.8%
• By 2100: 44,473 · -16.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 20% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Common ancestry: Lithuanian 21% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · St. Charles

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.6%
• 2008→2024 swing: -1.1pp toward R · 2008: -31.2pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+29.6 2016: R+30.8 2012: R+27.8 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.34%
• Current HPI: 238.9532
• Rent YoY: —
• Metro: New Orleans-Metairie, LA
• 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

+147.5% since first listed

3 events — show timeline

• 2026-05-19 Listed $250,000 AcadianaMLS
• 2026-05-19 Listed $250,000 GSREIN
• 2015-04-14 Sold (Public Records) $101,000 Public Records

Property tax history

+19.5%/yr

Latest (2024): $1,562 · +24.9% YoY. Source: county tax records.