1600 Marseille Dr #20 · Laplace, LA 70068

$74,900

2 bd · 1.5 ba · 1,225 sqft · SingleFamily · 101 Days on market

Built 2004 801 sqft lot $61/sqft · 41% below area Est $127k · 41% under $320/mo HOA · 21% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to this inviting 2-bedroom, 1.5-bathroom condo that blends comfort with opportunity. Some updates have already been completed, and the space is ready for you to add your own finishing touches. Featuring a functional floor plan, private bedrooms, and convenient bathrooms, this home offers great potential as a personal residence or investment property. With a head start on renovations, you can create the perfect space to match your style.

Key facts

• $320 HOA
• Built 2004
• Listed 101 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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.
• Zoned schools: John L. Ory Communications Magnet Elementary (math 33% / reading 48%, grade F, #218 of 646 statewide, top 34%, 371 students, 29% FRL); East St. John Preparatory Academy (math 6% / reading 16%, grade F, #195 of 218 statewide, top 90%, 392 students, 63% FRL); East St. John High School (math 19% / reading 25%, grade F, #171 of 265 statewide, top 66%, 1,459 students, 48% FRL) — zoned schools average 47% FRL vs 82% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 179 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 28y ago; this cycle's ask has dropped $12k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: 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 $68,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.03% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.55%
• DSCR: 1.91
• GRM: 4.1

CMA / ARV

• ARV (median comp): $127,042
• List price: $74,900
• Delta: -41.04%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
365 Cottage Ct	0.14mi	3/2.0 (+1)	1,200 (-2%)	6mo	$141,000	$118	78
388 Hester Dr	0.33mi	3/2.0 (+1)	1,225 (0%)	3mo	$186,000	$152	75
308 Arlington Dr	0.34mi	2/1.0	1,200 (-2%)	5mo	$158,500	$132	74
388 Fairway Dr	0.27mi	3/2.0 (+1)	1,286 (+5%)	2mo	$175,000	$136	71
396 Fairway Dr	0.26mi	3/2.0 (+1)	1,270 (+4%)	7mo	$97,125	$76	69
308 Linwood Dr	0.19mi	3/2.0 (+1)	1,107 (-10%)	1mo	$175,000	$158	67
1613 Bayonne Dr	0.30mi	3/2.0 (+1)	1,314 (+7%)	2mo	$220,000	$167	65
320 Elmwood Dr	0.39mi	3/2.0 (+1)	1,307 (+7%)	3mo	$194,000	$148	61
504 Oak Allee Dr	0.68mi	3/2.0 (+1)	1,235 (+1%)	1mo	$175,000	$142	59
387 Highland Dr	0.42mi	3/2.0 (+1)	1,146 (-6%)	6mo	$180,000	$157	58
508 Parlange Loop	0.61mi	3/1.0 (+1)	1,100 (-10%)	4mo	$151,000	$137	44
2036 Lafitte St	0.73mi	3/2.0 (+1)	1,358 (+11%)	0mo	$185,000	$136	41

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: 13.1%
• Equity multiple: 1.52×
• Total profit: $10,953
• Equity at exit: $11,168

10-year hold

• IRR: 22.1%
• Equity multiple: 2.90×
• Total profit: $39,883
• Equity at exit: $6,476

Cash invested: $20,972 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,518 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$96 /mo · $1,149/yr
• Insurance: −$31
• HOA: −$320
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $359

Break-even live

Break-even rent $1,063

Max offer price $74,900

Occupancy floor 71%

Sensitivity live

Price	-10% $401	-5% $380	+0% $359	+5% $338	+10% $317
Rent	-10% $239	-5% $299	+0% $359	+5% $419	+10% $479
Rate	-1.0pp $397	-0.5pp $378	base $359	+0.5pp $340	+1.0pp $320

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $320 · $3,840/yr

Listing history 33 events

1. 2026-06-21
   days on market $74,900 Active 101 DOM
2. 2026-06-19
   days on market $74,900 Active 99 DOM
3. 2026-06-18
   days on market $74,900 Active 98 DOM
4. 2026-06-17
   days on market $74,900 Active 97 DOM
5. 2026-06-16
   pricedays on market $74,900 Active 96 DOM
6. 2026-06-15
   days on market $79,900 Active 95 DOM
7. 2026-06-14
   days on market $79,900 Active 93 DOM
8. 2026-06-13
   days on market $79,900 Active 92 DOM
9. 2026-06-10
   days on market $79,900 Active 90 DOM
10. 2026-06-09
    days on market $79,900 Active 89 DOM
11. 2026-06-08
    days on market $79,900 Active 88 DOM
12. 2026-06-07
    days on market $79,900 Active 87 DOM
13. 2026-06-02
    days on market $79,900 Active 82 DOM
14. 2026-06-01
    days on market $79,900 Active 81 DOM
15. 2026-05-31
    days on market $79,900 Active 80 DOM
16. 2026-05-30
    days on market $79,900 Active 79 DOM
17. 2026-04-07
    price $79,900 448-char remark

    Show marketing remark (448 chars)

    Welcome to this inviting 2-bedroom, 1.5-bathroom condo that blends comfort with opportunity. Some updates have already been completed, and the space is ready for you to add your own finishing touches. Featuring a functional floor plan, private bedrooms, and convenient bathrooms, this home offers great potential as a personal residence or investment property. With a head start on renovations, you can create the perfect space to match your style.

18. 2026-04-07
    price $79,900 448-char remark

    Show marketing remark (448 chars)

    Welcome to this inviting 2-bedroom, 1.5-bathroom condo that blends comfort with opportunity. Some updates have already been completed, and the space is ready for you to add your own finishing touches. Featuring a functional floor plan, private bedrooms, and convenient bathrooms, this home offers great potential as a personal residence or investment property. With a head start on renovations, you can create the perfect space to match your style.

19. 2026-03-12
    listed $86,900 Active 448-char remark

    Show marketing remark (448 chars)

    Welcome to this inviting 2-bedroom, 1.5-bathroom condo that blends comfort with opportunity. Some updates have already been completed, and the space is ready for you to add your own finishing touches. Featuring a functional floor plan, private bedrooms, and convenient bathrooms, this home offers great potential as a personal residence or investment property. With a head start on renovations, you can create the perfect space to match your style.

20. 2026-03-12
    listed $86,900 Active 448-char remark

    Show marketing remark (448 chars)

    Welcome to this inviting 2-bedroom, 1.5-bathroom condo that blends comfort with opportunity. Some updates have already been completed, and the space is ready for you to add your own finishing touches. Featuring a functional floor plan, private bedrooms, and convenient bathrooms, this home offers great potential as a personal residence or investment property. With a head start on renovations, you can create the perfect space to match your style.

21. 2025-11-24
    price $93,900
22. 2025-11-19
    price $93,900
23. 2025-09-29
    price $99,900
24. 2025-09-29
    price $99,900
25. 2025-09-28
    listed $114,900 Active
26. 2024-06-28
    listed $119,000 Active
27. 2009-03-24
    soldstatus
28. 2009-03-05
    soldstatus $108,000
29. 2009-01-11
    listed $115,000
30. 2009-01-11
    listed $115,000
31. 1998-02-17
    soldstatus $55,000
32. 1998-01-05
    listed $55,000
33. 1998-01-05
    listed $55,000

ⓘ 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: $1,149 · $96/mo
• Projected year-2 tax: $1,149 · $96/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 3/10 Moderate FEMA zone X (shaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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: $18,210
• − Mortgage interest: −$4,196
• − Property taxes: −$1,149
• − Insurance: −$374
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − HOA: −$3,840
• − Depreciation: −$2,179
• Taxable income: $3,558
• Est. tax owed @ 24.0%: −$854
• After-tax cash flow: $3,455/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

+45.3% since first listed

17 events — show timeline

• 2026-04-07 Price Changed $79,900 AcadianaMLS
• 2026-04-07 Price Changed $79,900 GSREIN
• 2026-03-12 Listed $86,900 GSREIN
• 2026-03-12 Listed $86,900 AcadianaMLS
• 2025-11-24 Price Changed $93,900 AcadianaMLS
• 2025-11-19 Price Changed $93,900 GSREIN
• 2025-09-29 Price Changed $99,900 AcadianaMLS
• 2025-09-29 Price Changed $99,900 GSREIN
• 2025-09-28 Listed $114,900 AcadianaMLS
• 2024-06-28 Listed $119,000 AcadianaMLS
• 2009-03-24 Sold (Public Records) — Public Records
• 2009-03-05 Sold (MLS) $108,000 GSREIN
• 2009-01-11 Listed $115,000 AcadianaMLS
• 2009-01-11 Listed $115,000 GSREIN
• 1998-02-17 Sold (MLS) $55,000 GSREIN
• 1998-01-05 Listed $55,000 AcadianaMLS
• 1998-01-05 Listed $55,000 GSREIN

Property tax history

+1.1%/yr

Latest (2025): $1,149 · +441.6% YoY. Source: county tax records.