113 (A & B) Xi St · Belle Chasse, LA 70037

$305,000

4 bd · 2.0 ba · 2,000 sqft · MultiFamily · 273 Days on market

Built 1970 Good condition 8,276 sqft lot $152/sqft · 14% above area Est $267k · 14% over ↓ 5% since listing

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Why this score? — see what drove the D 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 +18.9/30.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0
• Rent growth +0.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Excellent investment opportunity in Belle Chasse! This duplex offers two individual units, each featuring 2 bedrooms and 1 full bathroom with vinyl wood plank and tile flooring throughout adding a modern and sleek touch. The kitchens come fully equipped with a dishwasher, range/oven, refrigerator, plus washer and dryer, providing practicality. Both units feature fenced-in rear yards with covered patio areas, ideal for outdoor living. Situated in a sought-after area, this property presents a reliable source of rental income. Call us today to schedule a private viewing!

Key facts

• Covered patio areas
• Fenced-in rear yards
• Duplex

Tags

• DUPLEX
• FENCED-IN REAR YARDS
• COVERED PATIO AREAS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $305k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive. Per door: $156/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $305k).
• Recommended offer: $268k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.0% in Belle Chasse — 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 69/100 on livability (#66 in LA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A-; Watch: amenities F, commute F, health & safety F.
• Market conditions: Rents falling (-13.6%/yr); 184 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 88 units permitted in Plaquemines Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($99k/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 $9k of value loss. Plan a longer hold.
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($268k) 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.

Recommended offer $268,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $267,368
• List price: $305,000
• Delta: 14.07%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Rho St	0.05mi	4/2.0	2,006 (+0%)	13mo	$311,000	$155	87
104 Nu St	0.07mi	4/2.0	1,875 (-6%)	13mo	$311,000	$166	76
119 Beta St	0.56mi	4/2.0	1,749 (-13%)	2mo	$179,900	$103	51

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.55×
• Total profit: $-38,436
• Equity at exit: $45,476

10-year hold

• IRR: -9.3%
• Equity multiple: 0.50×
• Total profit: $-42,332
• Equity at exit: $26,371

Cash invested: $85,400 (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 70037

• Home prices YoY: -25.4%
• Rents YoY: -13.6%
• Active inventory: 184
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $3,064 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $313

Break-even live

Break-even rent $2,668

Max offer price $305,000

Occupancy floor 85%

Sensitivity live

Price	-10% $524	-5% $418	+0% $313	+5% $207	+10% $102
Rent	-10% $71	-5% $192	+0% $313	+5% $434	+10% $555
Rate	-1.0pp $466	-0.5pp $390	base $313	+0.5pp $234	+1.0pp $153

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,064
Total (2 units)			$3,064

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Nu St Belle Chasse, LA	4.0	2.5	2600	$2,900	$1.12	12d	1	0.09mi
110 P St Unit B Belle Chasse, LA	3.0	2.0	1467	$2,800	$1.91	2d	1	0.68mi
103 C St Belle Chasse, LA	5.0	3.5	2500	$2,500	$1.00	24d	1	1.04mi
119 Planters Canal Rd Belle Chasse, LA	4.0	3.0	1840	$2,195	$1.19	44d	1	1.16mi
119 Planters Canal Rd Belle Chasse, LA	4.0	3.0	1840	$2,195	$1.19	24d	1	1.16mi
3251 Wall Blvd Gretna, LA	1.0–3.0	1.0–2.0	1174	$2,500	$2.13	2d	1	1.17mi
528 Grovewood Dr Gretna, LA	4.0	2.0	1525	$2,200	$1.44	24d	1	1.23mi
103 Cypress Bnd Belle Chasse, LA	4.0	3.0	2414	$3,900	$1.62	20d	1	1.45mi
2727 Ridgefield Rd Gretna, LA	3.0	2.0	1700	$1,950	$1.15	15d	1	1.49mi

Listing history 21 events

1. 2026-06-17
   days on market $305,000 Active 273 DOM
2. 2026-06-16
   days on market $305,000 Active 272 DOM
3. 2026-06-15
   days on market $305,000 Active 271 DOM
4. 2026-06-13
   days on market $305,000 Active 269 DOM
5. 2026-06-13
   days on market $305,000 Active 268 DOM
6. 2026-06-10
   days on market $305,000 Active 266 DOM
7. 2026-06-09
   days on market $305,000 Active 265 DOM
8. 2026-06-08
   days on market $305,000 Active 264 DOM
9. 2026-06-07
   days on market $305,000 Active 263 DOM
10. 2026-06-03
    days on market $305,000 Active 259 DOM
11. 2026-06-02
    days on market $305,000 Active 258 DOM
12. 2026-06-01
    days on market $305,000 Active 257 DOM
13. 2026-05-31
    days on market $305,000 Active 256 DOM
14. 2025-12-09
    price $305,000 574-char remark

    Show marketing remark (574 chars)

    Excellent investment opportunity in Belle Chasse! This duplex offers two individual units, each featuring 2 bedrooms and 1 full bathroom with vinyl wood plank and tile flooring throughout adding a modern and sleek touch. The kitchens come fully equipped with a dishwasher, range/oven, refrigerator, plus washer and dryer, providing practicality. Both units feature fenced-in rear yards with covered patio areas, ideal for outdoor living. Situated in a sought-after area, this property presents a reliable source of rental income. Call us today to schedule a private viewing!

15. 2025-12-09
    price $305,000 574-char remark

    Show marketing remark (574 chars)

    Excellent investment opportunity in Belle Chasse! This duplex offers two individual units, each featuring 2 bedrooms and 1 full bathroom with vinyl wood plank and tile flooring throughout adding a modern and sleek touch. The kitchens come fully equipped with a dishwasher, range/oven, refrigerator, plus washer and dryer, providing practicality. Both units feature fenced-in rear yards with covered patio areas, ideal for outdoor living. Situated in a sought-after area, this property presents a reliable source of rental income. Call us today to schedule a private viewing!

16. 2025-12-02
    price $315,000 574-char remark

    Show marketing remark (574 chars)

    Excellent investment opportunity in Belle Chasse! This duplex offers two individual units, each featuring 2 bedrooms and 1 full bathroom with vinyl wood plank and tile flooring throughout adding a modern and sleek touch. The kitchens come fully equipped with a dishwasher, range/oven, refrigerator, plus washer and dryer, providing practicality. Both units feature fenced-in rear yards with covered patio areas, ideal for outdoor living. Situated in a sought-after area, this property presents a reliable source of rental income. Call us today to schedule a private viewing!

17. 2025-12-02
    price $315,000 574-char remark

    Show marketing remark (574 chars)

    Excellent investment opportunity in Belle Chasse! This duplex offers two individual units, each featuring 2 bedrooms and 1 full bathroom with vinyl wood plank and tile flooring throughout adding a modern and sleek touch. The kitchens come fully equipped with a dishwasher, range/oven, refrigerator, plus washer and dryer, providing practicality. Both units feature fenced-in rear yards with covered patio areas, ideal for outdoor living. Situated in a sought-after area, this property presents a reliable source of rental income. Call us today to schedule a private viewing!

18. 2025-11-12
    price $318,000 574-char remark

    Show marketing remark (574 chars)

    Excellent investment opportunity in Belle Chasse! This duplex offers two individual units, each featuring 2 bedrooms and 1 full bathroom with vinyl wood plank and tile flooring throughout adding a modern and sleek touch. The kitchens come fully equipped with a dishwasher, range/oven, refrigerator, plus washer and dryer, providing practicality. Both units feature fenced-in rear yards with covered patio areas, ideal for outdoor living. Situated in a sought-after area, this property presents a reliable source of rental income. Call us today to schedule a private viewing!

19. 2025-11-10
    price $318,000 574-char remark

    Show marketing remark (574 chars)

    Excellent investment opportunity in Belle Chasse! This duplex offers two individual units, each featuring 2 bedrooms and 1 full bathroom with vinyl wood plank and tile flooring throughout adding a modern and sleek touch. The kitchens come fully equipped with a dishwasher, range/oven, refrigerator, plus washer and dryer, providing practicality. Both units feature fenced-in rear yards with covered patio areas, ideal for outdoor living. Situated in a sought-after area, this property presents a reliable source of rental income. Call us today to schedule a private viewing!

20. 2025-09-17
    listed $320,000 Active 574-char remark

    Show marketing remark (574 chars)

    Excellent investment opportunity in Belle Chasse! This duplex offers two individual units, each featuring 2 bedrooms and 1 full bathroom with vinyl wood plank and tile flooring throughout adding a modern and sleek touch. The kitchens come fully equipped with a dishwasher, range/oven, refrigerator, plus washer and dryer, providing practicality. Both units feature fenced-in rear yards with covered patio areas, ideal for outdoor living. Situated in a sought-after area, this property presents a reliable source of rental income. Call us today to schedule a private viewing!

21. 2025-09-17
    listed $320,000 Active 574-char remark

    Show marketing remark (574 chars)

    Excellent investment opportunity in Belle Chasse! This duplex offers two individual units, each featuring 2 bedrooms and 1 full bathroom with vinyl wood plank and tile flooring throughout adding a modern and sleek touch. The kitchens come fully equipped with a dishwasher, range/oven, refrigerator, plus washer and dryer, providing practicality. Both units feature fenced-in rear yards with covered patio areas, ideal for outdoor living. Situated in a sought-after area, this property presents a reliable source of rental income. Call us today to schedule a private viewing!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $36,768
• − Mortgage interest: −$17,085
• − Property taxes: −$4,575
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,941
• − Management: −$2,941
• − Depreciation: −$8,873
• Taxable loss: −$1,172
• Est. tax savings @ 24.0%: +$281
• After-tax cash flow: $4,035/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.

Condition & rehab AI · 10 photos

Good 75/100 Cosmetic rehab

This well-maintained duplex offers two units with good condition and potential for cosmetic updates to increase its value.

Repairs flagged

• Minor kitchen cabinets — Dated appearance
• Minor kitchen countertops — Tiled, could be replaced

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace kitchen cabinets and countertops — Modernizes kitchen and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Dated appearance	Minor	$500–3,000
kitchen countertops · Tiled, could be replaced	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace kitchen cabinets and countertops — Modernizes kitchen and improves functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Belle Chasse

• Score: 69/100
• State rank: #66
• US rank: #8280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belle Chasse, LA
• County: Plaquemines Parish · 16,639 people
• City population: 16,639
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 16,639
• Household income: $98,983
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 453.0

Population outlook (Plaquemines County) Hauer SSP2

• Today (2025): 24,526 people
• By 2030: 24,843 · +1.3%
• By 2040: 25,441 · +3.7%
• By 2050: 26,074 · +6.3%
• By 2075: 28,300 · +15.4%
• By 2100: 30,195 · +23.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 13% Hispanic / Latino 12% Two or more races 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Lithuanian 14% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam, United Kingdom
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% Vietnamese 1%

Political lean MEDSL · Plaquemines

• 2024 margin: Solid R (+38.0) · D 30.4% · R 68.4% · Other 1.2%
• 2008→2024 swing: -4.4pp toward R · 2008: -33.6pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+36.3 2016: R+33.6 2012: R+28.1 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.25%
• Current HPI: 165.3973
• Rent YoY: ▼ -13.63%
• 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

-4.7% since first listed

8 events — show timeline

• 2025-12-09 Price Changed $305,000 AcadianaMLS
• 2025-12-09 Price Changed $305,000 GSREIN
• 2025-12-02 Price Changed $315,000 AcadianaMLS
• 2025-12-02 Price Changed $315,000 GSREIN
• 2025-11-12 Price Changed $318,000 AcadianaMLS
• 2025-11-10 Price Changed $318,000 GSREIN
• 2025-09-17 Listed $320,000 GSREIN
• 2025-09-17 Listed $320,000 AcadianaMLS