125 Melvyn Dr · Belle Chasse, LA 70037

$305,000

4 bd · 2.0 ba · 2,112 sqft · SingleFamily public records · 273 Days on market

Built 1975 7,048 sqft lot $144/sqft · 22% below area Est $378k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• Schools +5.0/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0
• Rent growth +0.0/5.0

Listing remarks MLS

This spacious home has been freshly updated, including New Train A/C with 10 year warranty & New Granite Countertops! It is waiting for you to put your finishing touches and call it your own. The living area offers an all brick, wood burning fireplace, great for all your entertaining or curling up on those cold nights! Create your private oasis in the private, fenced in rear yard and swimming pool with extra storage shed. This home four bedrooms, two full bath home has endless potential.

Key facts

• Extra storage shed
• Swimming pool
• Private fenced yard

Tags

• WOOD BURNING FIREPLACE
• PRIVATE FENCED YARD
• SWIMMING POOL
• EXTRA STORAGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (25.4% below list).
• Recommended offer: $227k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.8% in Belle Chasse — 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 69/100 on livability (#66 in LA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Zoned schools: Belle Chasse Elementary School (math 54% / reading 60%, grade C+, #79 of 646 statewide, top 13%, 579 students, 58% FRL); Belle Chasse Middle School (math 40% / reading 44%, grade D-, #59 of 218 statewide, top 27%, 721 students, 62% FRL); Belle Chasse High School (math 51% / reading 54%, grade C-, #30 of 265 statewide, top 12%, 959 students, 51% FRL).
• Market conditions: Rents falling (-13.6%/yr); 185 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 88 units permitted in Plaquemines 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 $9k of value loss. Plan a longer hold.
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $245k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $227,425 (25.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 11.2

CMA / ARV

• ARV (median comp): $377,854
• List price: $305,000
• Delta: -19.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Melvyn Dr	0.07mi	3/2.0 (-1)	2,100 (-1%)	9mo	$363,000	$173	83
123 Vogt Dr	0.25mi	4/2.0	1,994 (-6%)	8mo	$370,000	$186	72
8620 Louisiana 23 Hwy	0.17mi	4/3.0	2,314 (+10%)	1mo	$285,000	$123	71
124 Brentwood Dr	0.36mi	3/2.0 (-1)	2,066 (-2%)	11mo	$372,000	$180	65
178 Colony Rd	0.32mi	4/2.0	2,304 (+9%)	6mo	$419,000	$182	65
106 Grand Oaks Ct	0.18mi	4/2.5	2,357 (+12%)	12mo	$499,900	$212	60
162 Colony Rd	0.26mi	4/2.5	2,314 (+10%)	13mo	$419,000	$181	59
121 Hunt St	0.28mi	3/2.0 (-1)	1,892 (-10%)	9mo	$330,000	$174	57
301 Schlief Dr	0.57mi	3/2.0 (-1)	2,260 (+7%)	4mo	$315,000	$139	54
129 Saint Ann St	0.32mi	4/2.5	2,408 (+14%)	12mo	$575,000	$239	50
410 Doctor Gorman Dr	0.38mi	3/2.0 (-1)	2,417 (+14%)	8mo	$405,000	$168	46
605 E First St	0.75mi	4/2.0	2,300 (+9%)	7mo	$203,000	$88	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.26×
• Total profit: $-63,022
• Equity at exit: $45,476

10-year hold

• IRR: -24.2%
• Equity multiple: -0.05×
• Total profit: $-89,817
• Equity at exit: $26,371

Cash invested: $85,400 (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 70037

• Home prices YoY: -25.4%
• Rents YoY: -13.6%
• Active inventory: 185
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,274 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$111 /mo · $1,333/yr
• Insurance: −$127
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-107

Break-even live

Break-even rent $2,410

Max offer price $286,019

Occupancy floor 100%

Sensitivity live

Price	-10% $65	-5% $-21	+0% $-107	+5% $-194	+10% $-280
Rent	-10% $-287	-5% $-197	+0% $-107	+5% $-18	+10% $72
Rate	-1.0pp $46	-0.5pp $-30	base $-107	+0.5pp $-186	+1.0pp $-267

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 C St Belle Chasse, LA	5.0	3.5	2500	$2,500	$1.00	25d	1	0.64mi
112 Havana St Unit B Belle Chasse, LA	3.0	2.0	1600	$1,850	$1.16	22d	1	1.22mi
114 Havana St Unit B Belle Chasse, LA	3.0	2.0	1600	$1,850	$1.16	22d	1	1.23mi
103 Havana St Unit A Belle Chasse, LA	3.0	2.5	1550	$1,900	$1.23	46d	1	1.24mi
115 Nu St Belle Chasse, LA	4.0	2.5	2600	$2,900	$1.12	13d	1	1.42mi

Listing history 27 events

1. 2026-06-10
   days on market $305,000 Active 273 DOM
2. 2026-06-09
   days on market $305,000 Active 272 DOM
3. 2026-06-08
   days on market $305,000 Active 271 DOM
4. 2026-06-07
   days on market $305,000 Active 270 DOM
5. 2026-06-03
   days on market $305,000 Active 266 DOM
6. 2026-06-02
   days on market $305,000 Active 265 DOM
7. 2026-06-01
   days on market $305,000 Active 264 DOM
8. 2026-05-31
   days on market $305,000 Active 263 DOM
9. 2026-02-25
   price $305,000 496-char remark

   Show marketing remark (498 chars)

   This spacious home has been freshly updated, including New Train A/C with 10 year warranty & New Granite Countertops! It is waiting for you to put your finishing touches and call it your own. The living area offers an all brick, wood burning fireplace, great for all your entertaining or curling up on those cold nights! Create your private oasis in the private, fenced in rear yard and swimming pool with extra storage shed. This home four bedrooms, two full bath home has endless potential.

10. 2026-02-25
    price $305,000 498-char remark

    Show marketing remark (498 chars)

    This spacious home has been freshly updated, including New Train A/C with 10 year warranty & New Granite Countertops! It is waiting for you to put your finishing touches and call it your own. The living area offers an all brick, wood burning fireplace, great for all your entertaining or curling up on those cold nights! Create your private oasis in the private, fenced in rear yard and swimming pool with extra storage shed. This home four bedrooms, two full bath home has endless potential.

11. 2025-10-18
    price $315,000 496-char remark

    Show marketing remark (498 chars)

    This spacious home has been freshly updated, including New Train A/C with 10 year warranty & New Granite Countertops! It is waiting for you to put your finishing touches and call it your own. The living area offers an all brick, wood burning fireplace, great for all your entertaining or curling up on those cold nights! Create your private oasis in the private, fenced in rear yard and swimming pool with extra storage shed. This home four bedrooms, two full bath home has endless potential.

12. 2025-10-18
    price $315,000 498-char remark

    Show marketing remark (498 chars)

    This spacious home has been freshly updated, including New Train A/C with 10 year warranty & New Granite Countertops! It is waiting for you to put your finishing touches and call it your own. The living area offers an all brick, wood burning fireplace, great for all your entertaining or curling up on those cold nights! Create your private oasis in the private, fenced in rear yard and swimming pool with extra storage shed. This home four bedrooms, two full bath home has endless potential.

13. 2025-09-10
    listed $325,000 Active 496-char remark

    Show marketing remark (498 chars)

    This spacious home has been freshly updated, including New Train A/C with 10 year warranty & New Granite Countertops! It is waiting for you to put your finishing touches and call it your own. The living area offers an all brick, wood burning fireplace, great for all your entertaining or curling up on those cold nights! Create your private oasis in the private, fenced in rear yard and swimming pool with extra storage shed. This home four bedrooms, two full bath home has endless potential.

14. 2025-09-10
    listed $325,000 Active 498-char remark

    Show marketing remark (498 chars)

    This spacious home has been freshly updated, including New Train A/C with 10 year warranty & New Granite Countertops! It is waiting for you to put your finishing touches and call it your own. The living area offers an all brick, wood burning fireplace, great for all your entertaining or curling up on those cold nights! Create your private oasis in the private, fenced in rear yard and swimming pool with extra storage shed. This home four bedrooms, two full bath home has endless potential.

15. 2025-09-10
    listed $325,000 Active

    Show marketing remark (498 chars)

    This spacious home has been freshly updated, including New Train A/C with 10 year warranty & New Granite Countertops! It is waiting for you to put your finishing touches and call it your own. The living area offers an all brick, wood burning fireplace, great for all your entertaining or curling up on those cold nights! Create your private oasis in the private, fenced in rear yard and swimming pool with extra storage shed. This home four bedrooms, two full bath home has endless potential.

16. 2021-08-18
    price $269,000
17. 2021-07-24
    listed $269,000
18. 2015-05-29
    soldstatus $245,471 Sold
19. 2015-05-29
    soldstatus $250,000
20. 2014-07-11
    listed $250,000
21. 2014-07-11
    listed $250,000
22. 2013-11-06
    listed $260,000
23. 2013-11-06
    listed $260,000
24. 2006-09-15
    soldstatus $220,000
25. 2006-09-15
    soldstatus $220,000
26. 2006-07-24
    listed $234,900
27. 2006-07-24
    listed $234,900

ⓘ 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: $1,333 · $111/mo
• Projected year-2 tax: $1,678 · $140/mo
• Expected delta: +$344/yr (+$29/mo · 25.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,291
• − Mortgage interest: −$17,085
• − Property taxes: −$1,333
• − Insurance: −$2,322
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − Depreciation: −$8,873
• Taxable loss: −$6,689
• Est. tax savings @ 24.0%: +$1,605
• After-tax cash flow: $316/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)

No district data.

Livability — Belle Chasse

• Score: 69/100
• State rank: #66
• US rank: #8280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belle Chasse, LA
• County: Plaquemines Parish · 16,639 people
• City population: 16,639
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 16,639
• Household income: $98,983
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 453.0

Population outlook (Plaquemines County) Hauer SSP2

• Today (2025): 24,526 people
• By 2030: 24,843 · +1.3%
• By 2040: 25,441 · +3.7%
• By 2050: 26,074 · +6.3%
• By 2075: 28,300 · +15.4%
• By 2100: 30,195 · +23.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 13% Hispanic / Latino 12% Two or more races 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Lithuanian 14% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam, United Kingdom
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% Vietnamese 1%

Political lean MEDSL · Plaquemines

• 2024 margin: Solid R (+38.0) · D 30.4% · R 68.4% · Other 1.2%
• 2008→2024 swing: -4.4pp toward R · 2008: -33.6pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+36.3 2016: R+33.6 2012: R+28.1 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.25%
• Current HPI: 165.3973
• Rent YoY: ▼ -13.63%
• 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

+29.8% since first listed

19 events — show timeline

• 2026-02-25 Price Changed $305,000 AcadianaMLS
• 2026-02-25 Price Changed $305,000 GSREIN
• 2025-10-18 Price Changed $315,000 AcadianaMLS
• 2025-10-18 Price Changed $315,000 GSREIN
• 2025-09-10 Listed $325,000 AcadianaMLS
• 2025-09-10 Listed $325,000 GSREIN
• 2025-09-10 Listed $325,000 AcadianaMLS
• 2021-08-18 Price Changed $269,000 GSREIN
• 2021-07-24 Listed $269,000 AcadianaMLS
• 2015-05-29 Sold (Public Records) $250,000 Public Records
• 2015-05-29 Sold (MLS) $245,471 GSREIN
• 2014-07-11 Listed $250,000 AcadianaMLS
• 2014-07-11 Listed $250,000 GSREIN
• 2013-11-06 Listed $260,000 GSREIN
• 2013-11-06 Listed $260,000 AcadianaMLS
• 2006-09-15 Sold (Public Records) $220,000 Public Records
• 2006-09-15 Sold (MLS) $220,000 GSREIN
• 2006-07-24 Listed $234,900 AcadianaMLS
• 2006-07-24 Listed $234,900 GSREIN

Property tax history

-0.8%/yr

Latest (2025): $1,333 · -24.2% YoY. Source: county tax records.