1597 Jefferson Dr · Reserve, LA 70068

$120,000

3 bd · 1.0 ba · 1,010 sqft · SingleFamily · 37 Days on market

Built 1989 $119/sqft · 26% below area Est $162k · 26% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +3.2/5.0
• 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

Looking for your next project or investment? This three bedroom, one bath home located in LaPlace has good bones and is looking for it's next owner to come put a little TLC into it and bring it back to life. Partially open kitchen/living area and split floor plan. There is a park around the corner for the family to enjoy and the home is just minutes from shopping, food, plants, and interstate! Show and sell! Home is being sold as is. Seller cannot make any repairs.

Key facts

• Minutes from food
• Split floor plan
• Garage

Tags

• OPEN KITCHEN LIVING AREA
• SPLIT FLOOR PLAN
• PARK AROUND THE CORNER
• MINUTES FROM SHOPPING
• MINUTES FROM FOOD
• MINUTES FROM INTERSTATE

Property features AI

Finance

• Other: Has garage

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Brick construction; Shingle roof; Slab foundation; Built with average condition
• Exterior features: Fenced yard; Rectangular lot; Outside city limits

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 5 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 6.1% in Reserve — 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 (#153 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime F, amenities 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 25y ago 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.24%
• DSCR: 1.99
• GRM: 5.9

CMA / ARV

• ARV (median comp): $162,026
• List price: $120,000
• Delta: -25.94%
• 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
1828 Lee Dr	0.14mi	3/1.5	1,100 (+9%)	11mo	$135,999	$124	68
1535 Natchez Ln	0.36mi	3/2.0	1,071 (+6%)	7mo	$92,500	$86	63
8882 Sunnyside Dr Unit B	0.36mi	3/2.0	1,050 (+4%)	20mo	$37,000	$35	56
1801 Lee Dr	0.03mi	2/1.0 (-1)	862 (-15%)	23mo	$127,000	$147	50
1522 Natchez Ln	0.43mi	3/2.0	1,160 (+15%)	23mo	$75,000	$65	32

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: 12.0%
• Equity multiple: 1.48×
• Total profit: $15,971
• Equity at exit: $17,892

10-year hold

• IRR: 20.9%
• Equity multiple: 2.77×
• Total profit: $59,503
• Equity at exit: $10,375

Cash invested: $33,600 (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: 180
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,694 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $556

Break-even live

Break-even rent $990

Max offer price $120,000

Occupancy floor 62%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $120,000 Active 37 DOM
2. 2026-06-18
   days on market $120,000 Active 36 DOM
3. 2026-06-17
   days on market $120,000 Active 35 DOM
4. 2026-06-16
   days on market $120,000 Active 34 DOM
5. 2026-06-15
   days on market $120,000 Active 33 DOM
6. 2026-06-14
   days on market $120,000 Active 31 DOM
7. 2026-06-13
   days on market $120,000 Active 30 DOM
8. 2026-06-10
   days on market $120,000 Active 28 DOM
9. 2026-06-09
   days on market $120,000 Active 27 DOM
10. 2026-06-08
    days on market $120,000 Active 26 DOM
11. 2026-06-07
    days on market $120,000 Active 25 DOM
12. 2026-06-02
    days on market $120,000 Active 20 DOM
13. 2026-06-01
    days on market $120,000 Active 19 DOM
14. 2026-05-31
    days on market $120,000 Active 18 DOM
15. 2026-05-30
    days on market $120,000 Active 17 DOM
16. 2026-05-13
    listed $120,000 Active 469-char remark

    Show marketing remark (469 chars)

    Looking for your next project or investment? This three bedroom, one bath home located in LaPlace has good bones and is looking for it's next owner to come put a little TLC into it and bring it back to life. Partially open kitchen/living area and split floor plan. There is a park around the corner for the family to enjoy and the home is just minutes from shopping, food, plants, and interstate! Show and sell! Home is being sold as is. Seller cannot make any repairs.

17. 2026-05-13
    listed $120,000 Active 469-char remark

    Show marketing remark (469 chars)

    Looking for your next project or investment? This three bedroom, one bath home located in LaPlace has good bones and is looking for it's next owner to come put a little TLC into it and bring it back to life. Partially open kitchen/living area and split floor plan. There is a park around the corner for the family to enjoy and the home is just minutes from shopping, food, plants, and interstate! Show and sell! Home is being sold as is. Seller cannot make any repairs.

18. 2019-01-25
    listed $109,000
19. 2018-01-16
    listed $109,000
20. 2013-03-19
    listed $99,000
21. 2013-03-19
    listed $99,000
22. 2007-04-25
    soldstatus $115,000
23. 2007-04-14
    soldstatus
24. 2007-01-18
    listed $115,000
25. 2007-01-18
    listed $115,000
26. 2001-07-12
    soldstatus $66,000
27. 2001-05-17
    listed $67,500
28. 2001-05-17
    listed $67,500

ⓘ 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: $437 · $36/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$223/yr (+$19/mo · 50.9%)

ⓘ 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: $20,329
• − Mortgage interest: −$6,722
• − Property taxes: −$437
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$3,491
• Taxable income: $5,029
• Est. tax owed @ 24.0%: −$1,207
• After-tax cash flow: $5,467/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 — Reserve

• Score: 65/100
• State rank: #153
• US rank: #13020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reserve, LA
• County: Saint John the Baptist Parish · 32,720 people
• City population: 5,273
• 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

+77.8% since first listed

13 events — show timeline

• 2026-05-13 Listed $120,000 GSREIN
• 2026-05-13 Listed $120,000 AcadianaMLS
• 2019-01-25 Listed $109,000 AcadianaMLS
• 2018-01-16 Listed $109,000 AcadianaMLS
• 2013-03-19 Listed $99,000 GSREIN
• 2013-03-19 Listed $99,000 AcadianaMLS
• 2007-04-25 Sold (MLS) $115,000 GSREIN
• 2007-04-14 Sold (Public Records) — Public Records
• 2007-01-18 Listed $115,000 AcadianaMLS
• 2007-01-18 Listed $115,000 GSREIN
• 2001-07-12 Sold (MLS) $66,000 GSREIN
• 2001-05-17 Listed $67,500 AcadianaMLS
• 2001-05-17 Listed $67,500 GSREIN

Property tax history

-7.9%/yr

Latest (2025): $437 · +0.1% YoY. Source: county tax records.