2180 Oak Tree Dr · Laplace, LA 70068

$220,000

4 bd · 3.5 ba · 3,332 sqft · SingleFamily · 19 Days on market

Built 1985 $66/sqft · 32% below area Est $324k · 32% under

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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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.0/10.0
• 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

4 Bedroom 2.5 Bath * There is a small efficiency apartment attached to the back of the garage; this space is multi-use, has a full bath, living area, bedroom area, and hookups for a kitchen area to be installed. The property has rear yard access, a double car garage, a living room, a den, and a Sunroom.

Key facts

• Double car garage
• Rear yard access
• Bedroom area

Tags

• FULL BATH
• LIVING AREA
• BEDROOM AREA
• REAR YARD ACCESS
• DOUBLE CAR GARAGE
• DEN

Property features AI

Exterior

• Parking: Garage with three or more parking spaces
• Utilities: Public water; Public sewer; Water heater (energy-efficient feature)
• Home design: 2-story home
• Construction: Brick and vinyl siding construction; Shingle roof; Slab foundation; Very good condition
• Exterior features: Fenced yard; Concrete covered patio/porch; Canal access; Apartment / guest house on property

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 10
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating with multiple heating units; Central air conditioning
• Interior features: Ceiling fans; Granite counters; Accessibility features / handicap access
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $208 ($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 $198k (10.0% below list).
• Recommended offer: $198k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: 179 active listings in the ZIP; 61 units permitted in St. John the Baptist Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $2k of loan paydown is wiped out by about $7k 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 19 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 4 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.

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 $198,014 (10.0% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 9.3

CMA / ARV

• ARV (median comp): $323,686
• List price: $220,000
• Delta: -32.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2219 Cypress Point Dr	0.32mi	3/3.0 (-1)	3,276 (-2%)	7mo	$260,000	$79	70
52 Country Club Dr	0.26mi	5/3.5 (+1)	3,360 (+1%)	21mo	$270,019	$80	64
84 Country Club Dr	0.07mi	3/2.5 (-1)	3,110 (-7%)	20mo	$299,000	$96	60
2175 Doral Blvd	0.41mi	4/3.0	3,086 (-7%)	20mo	$445,000	$144	50
2136 Marion Dr	0.37mi	4/2.5	2,918 (-12%)	14mo	$372,500	$128	46

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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-22,463
• Equity at exit: $32,803

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,777
• Equity at exit: $19,022

Cash invested: $61,600 (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: 179
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,980 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$44 /mo · $532/yr
• Insurance: −$92
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $208

Break-even live

Break-even rent $1,717

Max offer price $220,000

Occupancy floor 84%

Sensitivity live

Price	-10% $333	-5% $270	+0% $208	+5% $146	+10% $84
Rent	-10% $52	-5% $130	+0% $208	+5% $286	+10% $365
Rate	-1.0pp $319	-0.5pp $264	base $208	+0.5pp $151	+1.0pp $93

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-11
   status Active 304-char remark

   Show marketing remark (304 chars)

   4 Bedroom 2.5 Bath * There is a small efficiency apartment attached to the back of the garage; this space is multi-use, has a full bath, living area, bedroom area, and hookups for a kitchen area to be installed. The property has rear yard access, a double car garage, a living room, a den, and a Sunroom.

2. 2026-05-11
   status Active 306-char remark

   Show marketing remark (304 chars)

   4 Bedroom 2.5 Bath * There is a small efficiency apartment attached to the back of the garage; this space is multi-use, has a full bath, living area, bedroom area, and hookups for a kitchen area to be installed. The property has rear yard access, a double car garage, a living room, a den, and a Sunroom.

3. 2026-05-08
   status Pending 304-char remark

   Show marketing remark (304 chars)

   4 Bedroom 2.5 Bath * There is a small efficiency apartment attached to the back of the garage; this space is multi-use, has a full bath, living area, bedroom area, and hookups for a kitchen area to be installed. The property has rear yard access, a double car garage, a living room, a den, and a Sunroom.

4. 2026-05-08
   status Pending 306-char remark

   Show marketing remark (304 chars)

   4 Bedroom 2.5 Bath * There is a small efficiency apartment attached to the back of the garage; this space is multi-use, has a full bath, living area, bedroom area, and hookups for a kitchen area to be installed. The property has rear yard access, a double car garage, a living room, a den, and a Sunroom.

5. 2026-05-06
   listed $220,000 Active 304-char remark

   Show marketing remark (304 chars)

   4 Bedroom 2.5 Bath * There is a small efficiency apartment attached to the back of the garage; this space is multi-use, has a full bath, living area, bedroom area, and hookups for a kitchen area to be installed. The property has rear yard access, a double car garage, a living room, a den, and a Sunroom.

6. 2026-05-06
   listed $220,000 Active 306-char remark

   Show marketing remark (304 chars)

   4 Bedroom 2.5 Bath * There is a small efficiency apartment attached to the back of the garage; this space is multi-use, has a full bath, living area, bedroom area, and hookups for a kitchen area to be installed. The property has rear yard access, a double car garage, a living room, a den, and a Sunroom.

7. 2008-07-09
   soldstatus

ⓘ 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: $532 · $44/mo
• Projected year-2 tax: $1,210 · $101/mo
• Expected delta: +$678/yr (+$57/mo · 127.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $23,762
• − Mortgage interest: −$12,323
• − Property taxes: −$532
• − Insurance: −$1,898
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$6,400
• Taxable loss: −$1,193
• Est. tax savings @ 24.0%: +$286
• After-tax cash flow: $2,784/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

+0.0% since first listed

9 events — show timeline

• 2026-05-28 Pending — AcadianaMLS
• 2026-05-28 Pending — GSREIN
• 2026-05-11 Relisted — AcadianaMLS
• 2026-05-11 Relisted — GSREIN
• 2026-05-08 Pending — AcadianaMLS
• 2026-05-08 Pending — GSREIN
• 2026-05-06 Listed $220,000 GSREIN
• 2026-05-06 Listed $220,000 AcadianaMLS
• 2008-07-09 Sold (Public Records) — Public Records

Property tax history

-8.3%/yr

Latest (2025): $532 · +0.1% YoY. Source: county tax records.