2541 Virginian Colony Ave · Laplace, LA 70068

$150,000

3 bd · 2.0 ba · 1,417 sqft · SingleFamily · 62 Days on market

Built 2022 $106/sqft · 14% below area Est $174k · 14% 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 +28.0/30.0
• ARV discount +13.6/15.0
• DSCR +9.9/10.0
• 1% rule +6.7/10.0
• 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

Newly renovated 3 bedroom, 2bath single family home featuring an open floor plan. Spacious kitchen with ample counter space, pantry, and appliances. This home has character and functionality. Generously sized bedrooms offer abundant storage and walkin closets. Can be owner occupied or an investment opportunity.

Key facts

• Open floor plan
• Ample counter space
• Walkin closets

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• AMPLE COUNTER SPACE
• WALKIN CLOSETS
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $41 ($492/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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.
• Market conditions: 180 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 62 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 32y ago; this cycle's ask has dropped $35k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.17% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.36%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (median comp): $173,582
• List price: $150,000
• Delta: -13.59%
• 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
2413 Yorktowne Dr	0.15mi	3/2.0	1,455 (+3%)	2mo	$95,000	$65	87
756 Lemoyne Dr	0.27mi	3/2.0	1,400 (-1%)	2mo	$122,900	$88	84
3016 Concordia Dr	0.52mi	3/2.0	1,421 (+0%)	3mo	$122,197	$86	72
2036 Lafitte St	0.47mi	3/2.0	1,358 (-4%)	0mo	$185,000	$136	71
2324 Williamsburg Dr	0.08mi	3/2.0	1,628 (+15%)	1mo	$182,500	$112	71
701 La Salle Dr	0.42mi	3/2.0	1,490 (+5%)	1mo	$192,000	$129	71
705 Lemoyne Dr	0.41mi	3/2.0	1,500 (+6%)	4mo	$148,000	$99	68
144 Palmetto Dr	0.59mi	3/2.0	1,382 (-2%)	4mo	$219,000	$158	65
121 Gail Dr	0.56mi	3/2.0	1,500 (+6%)	2mo	$225,000	$150	63
734 Bienville St	0.36mi	3/2.0	1,237 (-13%)	2mo	$127,400	$103	61
18 Grigio Loop	0.44mi	3/2.0	1,236 (-13%)	0mo	$228,000	$184	58
48 Tuscany Dr	0.50mi	3/2.0	1,586 (+12%)	3mo	$210,000	$132	54

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-21,478
• Equity at exit: $22,365

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-14,454
• Equity at exit: $12,969

Cash invested: $42,000 (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: $1,760 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$74 /mo · $882/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $41

Break-even live

Break-even rent $1,708

Max offer price $150,000

Occupancy floor 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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1716 Yorktowne Dr Laplace, LA	4.0	1.0	1509	$1,500	$0.99	23d	1	0.55mi

Listing history 37 events

1. 2026-06-19
   days on market $150,000 Active 62 DOM
2. 2026-06-18
   days on market $150,000 Active 61 DOM
3. 2026-06-17
   days on market $150,000 Active 60 DOM
4. 2026-06-16
   days on market $150,000 Active 59 DOM
5. 2026-06-15
   price $150,000 Active 58 DOM
6. 2026-06-15
   days on market $155,000 Active 58 DOM
7. 2026-06-14
   days on market $155,000 Active 56 DOM
8. 2026-06-13
   days on market $155,000 Active 55 DOM
9. 2026-06-10
   days on market $155,000 Active 53 DOM
10. 2026-06-09
    days on market $155,000 Active 52 DOM
11. 2026-06-08
    days on market $155,000 Active 51 DOM
12. 2026-06-07
    days on market $155,000 Active 50 DOM
13. 2026-06-02
    days on market $155,000 Active 45 DOM
14. 2026-06-01
    days on market $155,000 Active 44 DOM
15. 2026-05-31
    days on market $155,000 Active 43 DOM
16. 2026-05-30
    days on market $155,000 Active 42 DOM
17. 2026-05-01
    price $155,000 312-char remark

    Show marketing remark (312 chars)

    Newly renovated 3 bedroom, 2bath single family home featuring an open floor plan. Spacious kitchen with ample counter space, pantry, and appliances. This home has character and functionality. Generously sized bedrooms offer abundant storage and walkin closets. Can be owner occupied or an investment opportunity.

18. 2026-05-01
    price $155,000 312-char remark

    Show marketing remark (312 chars)

    Newly renovated 3 bedroom, 2bath single family home featuring an open floor plan. Spacious kitchen with ample counter space, pantry, and appliances. This home has character and functionality. Generously sized bedrooms offer abundant storage and walkin closets. Can be owner occupied or an investment opportunity.

19. 2026-04-15
    listed $185,000 Active 312-char remark

    Show marketing remark (312 chars)

    Newly renovated 3 bedroom, 2bath single family home featuring an open floor plan. Spacious kitchen with ample counter space, pantry, and appliances. This home has character and functionality. Generously sized bedrooms offer abundant storage and walkin closets. Can be owner occupied or an investment opportunity.

20. 2026-04-15
    listed $185,000 Active 312-char remark

    Show marketing remark (312 chars)

    Newly renovated 3 bedroom, 2bath single family home featuring an open floor plan. Spacious kitchen with ample counter space, pantry, and appliances. This home has character and functionality. Generously sized bedrooms offer abundant storage and walkin closets. Can be owner occupied or an investment opportunity.

21. 2023-10-13
    soldstatus $160,000 Closed
22. 2023-08-22
    historical Active Under Contract
23. 2023-07-13
    price $169,900
24. 2023-05-22
    price $179,900
25. 2023-04-13
    price $184,900
26. 2023-02-02
    price $189,995
27. 2022-10-24
    listed $189,995 Active
28. 2022-10-24
    listed $169,900
29. 2022-10-24
    listed $189,995
30. 2015-07-29
    soldstatus $40,375 Sold
31. 2015-06-03
    listed Pending Continue to Show
32. 2015-04-27
    listed $42,500
33. 2009-10-31
    listed $159,000
34. 2009-10-31
    listed $159,000
35. 1994-12-09
    soldstatus $45,000
36. 1994-09-21
    listed $49,900
37. 1994-09-21
    listed $49,900

ⓘ 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: $882 · $74/mo
• Projected year-2 tax: $882 · $74/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: $21,116
• − Mortgage interest: −$8,402
• − Property taxes: −$882
• − Insurance: −$5,868
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$4,364
• Taxable loss: −$1,779
• Est. tax savings @ 24.0%: +$427
• After-tax cash flow: $919/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

+210.6% since first listed

21 events — show timeline

• 2026-05-01 Price Changed $155,000 AcadianaMLS
• 2026-05-01 Price Changed $155,000 GSREIN
• 2026-04-15 Listed $185,000 GSREIN
• 2026-04-15 Listed $185,000 AcadianaMLS
• 2023-10-13 Sold (MLS) $160,000 GSREIN
• 2023-08-22 Contingent — GSREIN
• 2023-07-13 Price Changed $169,900 GSREIN
• 2023-05-22 Price Changed $179,900 GSREIN
• 2023-04-13 Price Changed $184,900 GSREIN
• 2023-02-02 Price Changed $189,995 GSREIN
• 2022-10-24 Listed $189,995 AcadianaMLS
• 2022-10-24 Listed $169,900 AcadianaMLS
• 2022-10-24 Listed $189,995 GSREIN
• 2015-07-29 Sold (MLS) $40,375 GSREIN
• 2015-06-03 Listed — GSREIN
• 2015-04-27 Listed $42,500 AcadianaMLS
• 2009-10-31 Listed $159,000 GSREIN
• 2009-10-31 Listed $159,000 AcadianaMLS
• 1994-12-09 Sold (MLS) $45,000 GSREIN
• 1994-09-21 Listed $49,900 GSREIN
• 1994-09-21 Listed $49,900 AcadianaMLS

Property tax history

+0.1%/yr

Latest (2015): $882 · +0.1% YoY. Source: county tax records.