526 W B St · Norco, LA 70079

$120,000

3 bd · 2.0 ba · 1,648 sqft · SingleFamily public records · 111 Days on market

Built 1980 $73/sqft · 57% below area Est $238k · 50% under

---

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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.2/10.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Single family home in need of significant repairs or bring your plans for a new build! Roof was replaced after Ida. Agent to be present for showings, hold harmless must be signed before entering property.

Key facts

• New build
• Roof replaced
• Parking

Tags

• NEW BUILD
• ROOF REPLACED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#83 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• St. Charles Parish (suburban): math 40% / reading 51% proficiency, ranked #14 of 98 in LA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 74 units permitted in St. Charles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $799 of equity ($830 loan paydown + $-31 appreciation (-0.0% local appreciation)).
• St. Charles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 32y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $120k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.22% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.49%
• DSCR: 1.56
• GRM: 6.8

CMA / ARV

• ARV (median comp): $238,383
• List price: $120,000
• Delta: -49.66%
• 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
525 Marino Dr	0.03mi	3/2.0	1,546 (-6%)	2mo	$285,000	$184	87
459 Oak St	0.25mi	3/2.0	1,650 (+0%)	8mo	$225,000	$136	81
430 Marino Dr	0.20mi	3/2.0	1,680 (+2%)	11mo	$279,000	$166	79
813 Clayton Dr	0.35mi	3/2.0	1,650 (+0%)	6mo	$255,000	$155	78
414 Spruce St	0.33mi	3/2.0	1,576 (-4%)	1mo	$298,500	$189	77
830 Marino Dr	0.39mi	3/2.0	1,650 (+0%)	7mo	$256,500	$155	76
316 Pine St	0.33mi	3/2.0	1,579 (-4%)	2mo	$215,000	$136	76
442 Goodhope St	0.29mi	3/2.0	1,702 (+3%)	10mo	$275,000	$162	72
501 Oak St	0.23mi	3/2.0	1,587 (-4%)	14mo	$201,500	$127	71
502 Giacomo St	0.10mi	2/2.0 (-1)	1,530 (-7%)	13mo	$198,000	$129	68
558 Giacomo St	0.10mi	4/2.0 (+1)	1,489 (-10%)	9mo	$229,999	$154	66
422 Saint Charles Street St	0.29mi	3/2.0	1,455 (-12%)	9mo	$235,000	$162	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.55×
• Total profit: $18,632
• Equity at exit: $34,688

10-year hold

• IRR: 16.4%
• Equity multiple: 2.80×
• Total profit: $60,528
• Equity at exit: $41,573

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 70079

• Home prices YoY: -0.0%
• Active inventory: 11
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,465 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$129 /mo · $1,543/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $350

Break-even live

Break-even rent $1,023

Max offer price $120,000

Occupancy floor 71%

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
714 Saint Charles St Norco, LA	3.0	2.0	1280	$1,350	$1.05	14d	1	0.30mi
24 Mary St Norco, LA	3.0	1.0	1350	$1,750	$1.30	43d	1	0.78mi

Listing history 22 events

1. 2026-06-18
   days on market $120,000 Active 111 DOM
2. 2026-06-17
   days on market $120,000 Active 110 DOM
3. 2026-06-16
   days on market $120,000 Active 109 DOM
4. 2026-06-15
   days on market $120,000 Active 108 DOM
5. 2026-06-13
   days on market $120,000 Active 106 DOM
6. 2026-06-13
   days on market $120,000 Active 105 DOM
7. 2026-06-10
   days on market $120,000 Active 103 DOM
8. 2026-06-09
   days on market $120,000 Active 102 DOM
9. 2026-06-08
   days on market $120,000 Active 101 DOM
10. 2026-06-07
    days on market $120,000 Active 100 DOM
11. 2026-06-05
    days on market $120,000 Active 97 DOM
12. 2026-06-03
    days on market $120,000 Active 96 DOM
13. 2026-06-02
    days on market $120,000 Active 95 DOM
14. 2026-06-01
    days on market $120,000 Active 94 DOM
15. 2026-05-31
    days on market $120,000 Active 93 DOM
16. 2026-05-18
    price $120,000 204-char remark

    Show marketing remark (204 chars)

    Single family home in need of significant repairs or bring your plans for a new build! Roof was replaced after Ida. Agent to be present for showings, hold harmless must be signed before entering property.

17. 2026-05-18
    price $120,000 204-char remark

    Show marketing remark (204 chars)

    Single family home in need of significant repairs or bring your plans for a new build! Roof was replaced after Ida. Agent to be present for showings, hold harmless must be signed before entering property.

18. 2026-02-27
    listed $140,000 Active 204-char remark

    Show marketing remark (204 chars)

    Single family home in need of significant repairs or bring your plans for a new build! Roof was replaced after Ida. Agent to be present for showings, hold harmless must be signed before entering property.

19. 2026-02-27
    listed $140,000 Active 204-char remark

    Show marketing remark (204 chars)

    Single family home in need of significant repairs or bring your plans for a new build! Roof was replaced after Ida. Agent to be present for showings, hold harmless must be signed before entering property.

20. 1994-05-26
    soldstatus $60,000
21. 1994-04-24
    listed $62,900
22. 1994-04-24
    listed $62,900

ⓘ 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: $1,543 · $129/mo
• Projected year-2 tax: $1,543 · $129/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,586
• − Mortgage interest: −$6,722
• − Property taxes: −$1,543
• − Insurance: −$600
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$3,491
• Taxable income: $2,416
• Est. tax owed @ 24.0%: −$580
• After-tax cash flow: $3,618/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. Charles Parish
• NCES district ID: 2201440
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $60,261
• Composite: 40.0/100
• National rank: #3830
• State rank: #14 of 98 in LA

Livability — Norco

• Score: 68/100
• State rank: #83
• US rank: #9293

Category grades

Amenities F Commute F Cost of living A+ 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: Norco, LA
• City population: 2,822
• Population (ZIP): 2,822

Population outlook (St. Charles County) Hauer SSP2

• Today (2025): 53,296 people
• By 2030: 53,030 · -0.5%
• By 2040: 51,646 · -3.1%
• By 2050: 49,771 · -6.6%
• By 2075: 46,993 · -11.8%
• By 2100: 44,473 · -16.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 26% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% Arabic 1%

Political lean MEDSL · St. Charles

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.6%
• 2008→2024 swing: -1.1pp toward R · 2008: -31.2pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+29.6 2016: R+30.8 2012: R+27.8 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ -0.03%
• Current HPI: 252.5871
• Rent YoY: —
• Metro: —
• 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

+90.8% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $120,000 AcadianaMLS
• 2026-05-18 Price Changed $120,000 GSREIN
• 2026-02-27 Listed $140,000 GSREIN
• 2026-02-27 Listed $140,000 AcadianaMLS
• 1994-05-26 Sold (MLS) $60,000 GSREIN
• 1994-04-24 Listed $62,900 AcadianaMLS
• 1994-04-24 Listed $62,900 GSREIN

Property tax history

+3.8%/yr

Latest (2024): $1,543 · +17.4% YoY. Source: county tax records.