2428 Charles Dr · Chalmette, LA 70043

$170,000

3 bd · 2.0 ba · 1,380 sqft · SingleFamily · 64 Days on market

Built 1964 $123/sqft · 25% below area Est $227k · 25% 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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.2/10.0
• Schools +5.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bathroom home offers a functional and inviting layout. The interior features a spacious living room that flows into a bright kitchen and dining area, highlighted by a generous walk-in pantry and a dedicated utility room for added convenience. Outside, the property provides plenty of value with a covered carport and driveway, while the fenced backyard includes a concrete slab ready for your future shed or workshop.

Key facts

• Parking
• Built 1964
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.5% in Chalmette — 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 65/100 on livability (#137 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.
• Market conditions: Rents rising (+3.1%/yr); 209 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 112 units permitted in St. Bernard Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($55k/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 $5k of value loss. Plan a longer hold.
• St. Bernard County population projected at +89% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($160k) 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 $125k; 36% 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: major 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 $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.02% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 8.2

CMA / ARV

• ARV (median comp): $226,587
• List price: $170,000
• Delta: -24.97%
• 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
2425 Charles Dr	0.03mi	3/2.0	1,520 (+10%)	3mo	$250,000	$164	79
2421 Pecan Dr	0.20mi	3/1.5	1,423 (+3%)	8mo	$160,000	$112	77
2408 Riverland Dr	0.19mi	3/2.0	1,505 (+9%)	4mo	$270,000	$179	72
2901 Blanchard Dr	0.47mi	3/2.0	1,339 (-3%)	3mo	$195,000	$146	71
3304 Corinne Dr	0.69mi	3/2.0	1,414 (+2%)	3mo	$224,500	$159	61
2201 Gallo Dr	0.28mi	3/2.0	1,546 (+12%)	9mo	$179,000	$116	60
2705 Pecan Dr	0.30mi	4/2.0 (+1)	1,554 (+13%)	4mo	$260,000	$167	56
3317 Decomine Dr	0.72mi	3/2.0	1,300 (-6%)	7mo	$175,000	$135	51
2700 Plaza Dr	0.54mi	3/2.0	1,192 (-14%)	2mo	$199,000	$167	50
3217 Dauterive Dr	0.66mi	3/2.0	1,506 (+9%)	5mo	$285,000	$189	50
3100 Marietta St	0.73mi	3/1.0	1,464 (+6%)	4mo	$60,000	$41	48
3020 Decomine Dr	0.60mi	3/2.0	1,230 (-11%)	9mo	$170,000	$138	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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-15,000
• Equity at exit: $25,348

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $3,702
• Equity at exit: $14,698

Cash invested: $47,600 (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 70043

• Rents YoY: 3.1%
• Active inventory: 209
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$891
• Tax from tax record: −$143 /mo · $1,711/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $194

Break-even live

Break-even rent $1,483

Max offer price $170,000

Occupancy floor 84%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2602 Chalona Dr Unit C Chalmette, LA	2.0	1.5	900	$1,200	$1.33	3d	1	0.23mi
2228 Riverland Dr Chalmette, LA	3.0	1.0	1300	$1,800	$1.38	2d	1	0.27mi
2708 Volpe Dr Chalmette, LA	3.0	2.0	1556	$2,300	$1.48	21d	1	0.31mi
2431 Octavia Dr Chalmette, LA	3.0	2.0	1100	$1,499	$1.36	43d	1	0.44mi
2429 Octavia Dr Chalmette, LA	3.0	2.0	1700	$1,575	$0.93	23d	1	0.44mi
3012 Volpe Dr Chalmette, LA	3.0	2.0	1812	$2,500	$1.38	43d	1	0.51mi
2337 Plaza Dr Chalmette, LA	3.0	2.0	925	$1,500	$1.62	43d	1	0.54mi
2319 Plaza Dr Chalmette, LA	2.0	1.0	1000	$1,200	$1.20	3d	1	0.55mi
2329 Lyndell Dr Chalmette, LA	2.0	1.0	1265	$1,400	$1.11	43d	1	0.60mi
2518 Delambert St Chalmette, LA	3.0	2.0	1617	$1,825	$1.13	43d	1	0.77mi
3321 Plaza Dr Chalmette, LA	3.0	2.0	1400	$1,650	$1.18	10d	1	0.81mi
321 Rosemary Pl Chalmette, LA	2.0	2.0	1000	$1,550	$1.55	2d	1	0.83mi
3209 Golden Dr Unit C Chalmette, LA	2.0	1.5	950	$1,200	$1.26	16d	1	0.86mi
2029 W Beauregard St Chalmette, LA	3.0	2.0	1176	$2,200	$1.87	17d	1	0.86mi
226 E Casa Calvo St Chalmette, LA	3.0	2.0	1330	$1,900	$1.43	43d	1	0.91mi
3305 Golden Dr Unit D Chalmette, LA	2.0	1.5	1100	$1,200	$1.09	16d	1	0.91mi
203 E Moreau St Chalmette, LA	3.0	1.5	965	$1,700	$1.76	3d	1	0.95mi
3329 Golden Dr Unit A Chalmette, LA	2.0	1.5	1200	$1,200	$1.00	43d	1	0.96mi
3106 Laplace St Chalmette, LA	3.0	2.5	1390	$1,650	$1.19	43d	1	0.97mi
3629 Charles Dr Chalmette, LA	3.0	2.0	1405	$1,600	$1.14	14d	1	0.98mi
3108 Laplace St Chalmette, LA	3.0	2.5	1390	$1,650	$1.19	43d	1	0.98mi
3708 Veronica Dr Chalmette, LA	3.0	2.0	1818	$2,550	$1.40	1d	1	1.03mi
3108 Tournefort St Chalmette, LA	3.0	2.0	1399	$1,750	$1.25	3d	1	1.03mi
3513 Golden Dr Chalmette, LA	2.0	2.0	1000	$1,200	$1.20	43d	1	1.05mi
2709 Munster Blvd Meraux, LA	3.0	2.0	1411	$1,900	$1.35	23d	1	1.07mi
2107 Montesquieu St Chalmette, LA	2.0	1.0	1150	$1,199	$1.04	21d	1	1.09mi
511 E Genie St Chalmette, LA	3.0	2.0	1100	$1,500	$1.36	2d	1	1.13mi
3612 Laplace St Chalmette, LA	2.0	1.5	1090	$1,300	$1.19	17d	1	1.21mi
406 Dubarry Pl Chalmette, LA	3.0	2.0	950	$1,550	$1.63	43d	1	1.25mi
3711 Tournefort St Chalmette, LA	3.0	2.0	1250	$1,850	$1.48	3d	1	1.30mi
3400 Montesquieu St Unit 1-B Chalmette, LA	3.0	2.5	1372	$2,550	$1.86	1d	1	1.30mi
2707 Jackson Blvd Chalmette, LA	3.0	3.0	1733	$2,300	$1.33	43d	1	1.49mi
2707 Jackson Blvd Chalmette, LA	3.0	2.5	1733	$2,300	$1.33	23d	1	1.49mi
2004 Webster St Meraux, LA	3.0	2.0	1400	$1,750	$1.25	17d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $170,000 Active 64 DOM
2. 2026-06-17
   days on market $170,000 Active 63 DOM
3. 2026-06-16
   days on market $170,000 Active 62 DOM
4. 2026-06-15
   days on market $170,000 Active 61 DOM
5. 2026-06-13
   days on market $170,000 Active 59 DOM
6. 2026-06-10
   days on market $170,000 Active 56 DOM
7. 2026-06-09
   days on market $170,000 Active 55 DOM
8. 2026-06-08
   days on market $170,000 Active 54 DOM
9. 2026-06-07
   days on market $170,000 Active 53 DOM
10. 2026-06-03
    days on market $170,000 Active 49 DOM
11. 2026-06-02
    days on market $170,000 Active 48 DOM
12. 2026-06-01
    days on market $170,000 Active 47 DOM
13. 2026-05-31
    days on market $170,000 Active 46 DOM
14. 2026-04-15
    listed $170,000 Active 435-char remark

    Show marketing remark (435 chars)

    This 3-bedroom, 2-bathroom home offers a functional and inviting layout. The interior features a spacious living room that flows into a bright kitchen and dining area, highlighted by a generous walk-in pantry and a dedicated utility room for added convenience. Outside, the property provides plenty of value with a covered carport and driveway, while the fenced backyard includes a concrete slab ready for your future shed or workshop.

15. 2026-04-15
    listed $170,000 Active 435-char remark

    Show marketing remark (435 chars)

    This 3-bedroom, 2-bathroom home offers a functional and inviting layout. The interior features a spacious living room that flows into a bright kitchen and dining area, highlighted by a generous walk-in pantry and a dedicated utility room for added convenience. Outside, the property provides plenty of value with a covered carport and driveway, while the fenced backyard includes a concrete slab ready for your future shed or workshop.

16. 2007-01-05
    soldstatus $125,000

ⓘ 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: $1,711 · $143/mo
• Projected year-2 tax: $1,711 · $143/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 7/10 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,734
• − Mortgage interest: −$9,523
• − Property taxes: −$1,711
• − Insurance: −$1,648
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$4,945
• Taxable loss: −$410
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $2,422/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 — Chalmette

• Score: 65/100
• State rank: #137
• US rank: #12500

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chalmette, LA
• County: Saint Bernard Parish · 22,638 people
• City population: 22,638
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 22,638
• Household income: $55,068
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 881.0

Population outlook (St. Bernard County) Hauer SSP2

• Today (2025): 66,513 people
• By 2030: 77,768 · +16.9%
• By 2040: 101,296 · +52.3%
• By 2050: 125,770 · +89.1%
• By 2075: 188,160 · +182.9%
• By 2100: 239,339 · +259.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 26% Hispanic / Latino 12% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 13% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 8% Arabic 1% Vietnamese 1%

Political lean MEDSL · St. Bernard

• 2024 margin: Strong R (+29.3) · D 34.5% · R 63.8% · Other 1.7%
• 2008→2024 swing: +16.1pp toward D · 2008: -45.4pp · 2024: -29.3pp
• All cycles: 2024: R+29.3 2020: R+28.5 2016: R+33.4 2012: R+24.7 2008: R+45.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -211.77%
• Current HPI: 194.8123
• Rent YoY: ▲ 3.11%
• 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

+36.0% since first listed

3 events — show timeline

• 2026-04-15 Listed $170,000 AcadianaMLS
• 2026-04-15 Listed $170,000 GSREIN
• 2007-01-05 Sold (Public Records) $125,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,711 · -5.9% YoY. Source: county tax records.