2412 Williamsburg Dr · Laplace, LA 70068

$148,000

3 bd · 2.0 ba · 1,228 sqft · SingleFamily · 130 Days on market

Built 1985 5,000 sqft lot $121/sqft · 14% below area Est $173k · 14% under

---

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 +27.5/30.0
• ARV discount +14.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 3-bedroom, 2-bath home in LaPlace featuring an open floor plan and a spacious yard. The layout offers comfortable living and easy flow between the main living areas, good for everyday living and entertaining. Property is currently tenant-occupied on a month-to-month basis, providing flexibility for investors or future owner-occupants. Large yard offers ample outdoor space for recreation or expansion. Conveniently located with easy access to local amenities, schools, and major roadways.

Key facts

• Spacious yard
• Ample outdoor space
• Open floor plan

Tags

• OPEN FLOOR PLAN
• SPACIOUS YARD
• AMPLE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $12 ($140/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $130k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.8% in Laplace — 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 70/100 on livability (#61 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• St. John The Baptist Parish (suburban): math 13% / reading 25% proficiency, ranked #68 of 98 in LA (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 180 active listings in the ZIP; 61 units permitted in St. John the Baptist Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. John the Baptist County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 31y ago; this cycle's ask has dropped $17k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $148k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (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 $130,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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. 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 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: 1.18% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.69%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (median comp): $172,771
• List price: $148,000
• Delta: -14.34%
• 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
2312 Williamsburg Dr	0.09mi	3/1.5	1,250 (+2%)	8mo	$70,350	$56	84
734 Bienville St	0.32mi	3/2.0	1,237 (+1%)	2mo	$127,400	$103	82
18 Grigio Loop	0.51mi	3/2.0	1,236 (+1%)	0mo	$228,000	$184	75
2104 Greenwood Dr	0.14mi	3/2.0	1,340 (+9%)	6mo	$205,000	$153	73
2801 Yorktowne Dr	0.33mi	3/1.0	1,200 (-2%)	5mo	$125,000	$104	73
729 Iberville St	0.29mi	3/2.0	1,152 (-6%)	7mo	$135,000	$117	70
609 N Potomac St	0.45mi	3/2.0	1,200 (-2%)	9mo	$175,000	$146	68
1924 Williamsburg Dr	0.43mi	3/1.0	1,200 (-2%)	6mo	$141,000	$118	67
756 Lemoyne Dr	0.21mi	3/2.0	1,400 (+14%)	2mo	$122,900	$88	65
2036 Lafitte St	0.44mi	3/2.0	1,358 (+11%)	0mo	$185,000	$136	62
1716 Virginian Colony Ave	0.59mi	3/2.0	1,372 (+12%)	4mo	$205,000	$149	49
144 Palmetto Dr	0.62mi	3/2.0	1,382 (+12%)	4mo	$219,000	$158	47

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-23,001
• Equity at exit: $22,067

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-18,104
• Equity at exit: $12,796

Cash invested: $41,440 (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 70068

• Home prices YoY: -20.1%
• Active inventory: 180
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,746 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$104 /mo · $1,244/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $12

Break-even live

Break-even rent $1,732

Max offer price $148,000

Occupancy floor 94%

Sensitivity live

Price	-10% $95	-5% $54	+0% $12	+5% $-30	+10% $-72
Rent	-10% $-126	-5% $-57	+0% $12	+5% $81	+10% $150
Rate	-1.0pp $86	-0.5pp $49	base $12	+0.5pp $-27	+1.0pp $-66

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $148,000 Active 130 DOM
2. 2026-06-18
   days on market $148,000 Active 129 DOM
3. 2026-06-18
   price $148,000 Active 128 DOM
4. 2026-06-17
   days on market $150,000 Active 128 DOM
5. 2026-06-16
   days on market $150,000 Active 127 DOM
6. 2026-06-15
   days on market $150,000 Active 126 DOM
7. 2026-06-14
   days on market $150,000 Active 124 DOM
8. 2026-06-13
   days on market $150,000 Active 123 DOM
9. 2026-06-10
   days on market $150,000 Active 121 DOM
10. 2026-06-09
    days on market $150,000 Active 120 DOM
11. 2026-06-08
    days on market $150,000 Active 119 DOM
12. 2026-06-07
    days on market $150,000 Active 118 DOM
13. 2026-06-02
    days on market $150,000 Active 113 DOM
14. 2026-06-01
    days on market $150,000 Active 112 DOM
15. 2026-05-31
    days on market $150,000 Active 111 DOM
16. 2026-05-30
    days on market $150,000 Active 110 DOM
17. 2026-04-11
    price $150,000 506-char remark

    Show marketing remark (506 chars)

    Well-maintained 3-bedroom, 2-bath home in LaPlace featuring an open floor plan and a spacious yard. The layout offers comfortable living and easy flow between the main living areas, good for everyday living and entertaining. Property is currently tenant-occupied on a month-to-month basis, providing flexibility for investors or future owner-occupants. Large yard offers ample outdoor space for recreation or expansion. Conveniently located with easy access to local amenities, schools, and major roadways.

18. 2026-04-11
    price $150,000 506-char remark

    Show marketing remark (506 chars)

    Well-maintained 3-bedroom, 2-bath home in LaPlace featuring an open floor plan and a spacious yard. The layout offers comfortable living and easy flow between the main living areas, good for everyday living and entertaining. Property is currently tenant-occupied on a month-to-month basis, providing flexibility for investors or future owner-occupants. Large yard offers ample outdoor space for recreation or expansion. Conveniently located with easy access to local amenities, schools, and major roadways.

19. 2026-02-08
    listed $165,000 Active 506-char remark

    Show marketing remark (506 chars)

    Well-maintained 3-bedroom, 2-bath home in LaPlace featuring an open floor plan and a spacious yard. The layout offers comfortable living and easy flow between the main living areas, good for everyday living and entertaining. Property is currently tenant-occupied on a month-to-month basis, providing flexibility for investors or future owner-occupants. Large yard offers ample outdoor space for recreation or expansion. Conveniently located with easy access to local amenities, schools, and major roadways.

20. 2026-02-08
    listed $165,000 Active 506-char remark

    Show marketing remark (506 chars)

    Well-maintained 3-bedroom, 2-bath home in LaPlace featuring an open floor plan and a spacious yard. The layout offers comfortable living and easy flow between the main living areas, good for everyday living and entertaining. Property is currently tenant-occupied on a month-to-month basis, providing flexibility for investors or future owner-occupants. Large yard offers ample outdoor space for recreation or expansion. Conveniently located with easy access to local amenities, schools, and major roadways.

21. 2022-04-20
    soldstatus $80,000 Closed
22. 2022-04-02
    status Pending
23. 2022-03-31
    listed $90,000
24. 2022-03-31
    listed $90,000 Active
25. 1997-10-16
    soldstatus $55,000
26. 1997-07-28
    listed $57,500
27. 1997-07-28
    listed $57,500
28. 1996-04-11
    soldstatus $57,370
29. 1995-12-19
    listed $57,800
30. 1995-12-19
    listed $57,800

ⓘ 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: $1,244 · $104/mo
• Projected year-2 tax: $1,244 · $104/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 9/10 Extreme FEMA zone AE · 99% 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: $20,957
• − Mortgage interest: −$8,290
• − Property taxes: −$1,244
• − Insurance: −$5,858
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$4,305
• Taxable loss: −$2,095
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $643/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. John The Baptist Parish
• NCES district ID: 2201530
• Math proficiency: 13% ▼ -42.00%
• Reading proficiency: 25% ▼ -39.00%
• Median HH income: $50,280
• Composite: 17.07/100
• National rank: #9120
• State rank: #68 of 98 in LA

Livability — Laplace

• Score: 70/100
• State rank: #61
• US rank: #7898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laplace, LA
• County: Saint John the Baptist Parish · 32,720 people
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 32,720
• Household income: $68,459
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 750.0

Population outlook (St. John the Baptist County) Hauer SSP2

• Today (2025): 40,972 people
• By 2030: 39,295 · -4.1%
• By 2040: 35,902 · -12.4%
• By 2050: 32,988 · -19.5%
• By 2075: 28,661 · -30.0%
• By 2100: 26,456 · -35.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 51% White 34% Hispanic / Latino 9% Two or more races 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 11%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 1%

Political lean MEDSL · St. John the Baptist

• 2024 margin: Strong D (+29.1) · D 64.0% · R 34.8% · Other 1.2%
• 2008→2024 swing: +12.9pp toward D · 2008: 16.2pp · 2024: 29.1pp
• All cycles: 2024: D+29.1 2020: D+28.2 2016: D+24.5 2012: D+26.3 2008: D+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.04%
• Current HPI: 239.1429
• 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

+159.5% since first listed

14 events — show timeline

• 2026-04-11 Price Changed $150,000 AcadianaMLS
• 2026-04-11 Price Changed $150,000 GSREIN
• 2026-02-08 Listed $165,000 GSREIN
• 2026-02-08 Listed $165,000 AcadianaMLS
• 2022-04-20 Sold (MLS) $80,000 GSREIN
• 2022-04-02 Pending — GSREIN
• 2022-03-31 Listed $90,000 GSREIN
• 2022-03-31 Listed $90,000 AcadianaMLS
• 1997-10-16 Sold (MLS) $55,000 GSREIN
• 1997-07-28 Listed $57,500 GSREIN
• 1997-07-28 Listed $57,500 AcadianaMLS
• 1996-04-11 Sold (MLS) $57,370 GSREIN
• 1995-12-19 Listed $57,800 GSREIN
• 1995-12-19 Listed $57,800 AcadianaMLS

Property tax history

+0.7%/yr

Latest (2025): $1,244 · +0.1% YoY. Source: county tax records.