2812 Concordia Dr · Laplace, LA 70068

$149,900

3 bd · 2.0 ba · 1,299 sqft · SingleFamily · 109 Days on market

Built 1983 5,000 sqft lot $115/sqft · at area comps Est $154k · at est.

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Why this score? — see what drove the C+ 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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +8.8/15.0
• 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

$6000 towards closing cost! Welcome to this beautifully renovated 3-bedroom, 2-bath home in the heart of LaPlace! Completely updated in 2024, this home offers a modern open-concept floor plan designed for comfortable living and effortless entertaining. Step inside to find gorgeous laminate wood flooring throughout, stylish finishes, and a stunning kitchen featuring granite countertops and updated fixtures. The seamless flow between the living, dining, and kitchen areas creates a bright and inviting atmosphere filled with natural light. Both bathrooms have been refreshed with contemporary touches, and each bedroom offers ample space and comfort. Outside, enjoy a large yard with plenty of room for gatherings, pets, play, or future enhancements. Whether you're hosting friends or enjoying a quiet evening at home, this property delivers space, style, and value. Move-in ready and renovated -- schedule your private tour today!

Key facts

• Large yard
• Granite countertops
• Updated fixtures

Tags

• MODERN OPEN-CONCEPT FLOOR PLAN
• LAMINATE WOOD FLOORING
• GRANITE COUNTERTOPS
• UPDATED FIXTURES
• LARGE YARD

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 $3 ($34/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: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 109 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 30y ago; this cycle's ask has dropped $28k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $97k; list at $150k implies a 55% gain — meaningful room to come down on a strong offer.

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 $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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: 9.73%
• Cash-on-cash: 12.28%
• DSCR: 1.55
• GRM: 7.2

CMA / ARV

• ARV (median comp): $154,425
• List price: $149,900
• Delta: -2.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3016 Concordia Dr	0.14mi	3/2.0	1,421 (+9%)	3mo	$122,197	$86	75
2801 Yorktowne Dr	0.12mi	3/1.0	1,200 (-8%)	5mo	$125,000	$104	74
2725 Cambridge Dr	0.06mi	3/2.5	1,455 (+12%)	5mo	$100,000	$69	71
2104 Greenwood Dr	0.45mi	3/2.0	1,340 (+3%)	6mo	$205,000	$153	68
18 Grigio Loop	0.52mi	3/2.0	1,236 (-5%)	0mo	$228,000	$184	67
144 Palmetto Dr	0.44mi	3/2.0	1,382 (+6%)	4mo	$219,000	$158	66
756 Lemoyne Dr	0.49mi	3/2.0	1,400 (+8%)	2mo	$122,900	$88	62
2413 Yorktowne Dr	0.37mi	3/2.0	1,455 (+12%)	2mo	$95,000	$65	61
734 Bienville St	0.64mi	3/2.0	1,237 (-5%)	2mo	$127,400	$103	61
2036 Lafitte St	0.74mi	3/2.0	1,358 (+4%)	0mo	$185,000	$136	57
701 La Salle Dr	0.54mi	3/2.0	1,490 (+15%)	1mo	$192,000	$129	50
24 Oxford Dr	0.58mi	3/2.0	1,477 (+14%)	7mo	$137,500	$93	45

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-23,874
• Equity at exit: $22,351

10-year hold

• IRR: -7.3%
• Equity multiple: 0.53×
• Total profit: $-19,597
• Equity at exit: $12,961

Cash invested: $41,972 (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: 180
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,747 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$102 /mo · $1,223/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $3

Break-even live

Break-even rent $1,743

Max offer price $149,900

Occupancy floor 95%

Sensitivity live

Price	-10% $88	-5% $45	+0% $3	+5% $-40	+10% $-82
Rent	-10% $-135	-5% $-66	+0% $3	+5% $72	+10% $141
Rate	-1.0pp $78	-0.5pp $41	base $3	+0.5pp $-36	+1.0pp $-76

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: $37,475
• Closing costs: $4,497
• 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	24d	1	0.93mi

Listing history 36 events

1. 2026-06-19
   days on market $149,900 Active 109 DOM
2. 2026-06-18
   days on market $149,900 Active 108 DOM
3. 2026-06-17
   days on market $149,900 Active 107 DOM
4. 2026-06-16
   days on market $149,900 Active 106 DOM
5. 2026-06-15
   days on market $149,900 Active 105 DOM
6. 2026-06-14
   days on market $149,900 Active 103 DOM
7. 2026-06-13
   days on market $149,900 Active 102 DOM
8. 2026-06-10
   days on market $149,900 Active 100 DOM
9. 2026-06-09
   days on market $149,900 Active 99 DOM
10. 2026-06-08
    days on market $149,900 Active 98 DOM
11. 2026-06-07
    days on market $149,900 Active 97 DOM
12. 2026-06-02
    days on market $149,900 Active 92 DOM
13. 2026-06-01
    days on market $149,900 Active 91 DOM
14. 2026-05-31
    days on market $149,900 Active 90 DOM
15. 2026-05-30
    days on market $149,900 Active 89 DOM
16. 2026-04-22
    price $149,900 933-char remark

    Show marketing remark (944 chars)

    $6000 towards closing cost! Welcome to this beautifully renovated 3-bedroom, 2-bath home in the heart of LaPlace! Completely updated in 2024, this home offers a modern open-concept floor plan designed for comfortable living and effortless entertaining. Step inside to find gorgeous laminate wood flooring throughout, stylish finishes, and a stunning kitchen featuring granite countertops and updated fixtures. The seamless flow between the living, dining, and kitchen areas creates a bright and inviting atmosphere filled with natural light. Both bathrooms have been refreshed with contemporary touches, and each bedroom offers ample space and comfort. Outside, enjoy a large yard with plenty of room for gatherings, pets, play, or future enhancements. Whether you’re hosting friends or enjoying a quiet evening at home, this property delivers space, style, and value. Move-in ready and renovated — schedule your private tour today!

17. 2026-04-22
    price $149,900 944-char remark

    Show marketing remark (944 chars)

    $6000 towards closing cost! Welcome to this beautifully renovated 3-bedroom, 2-bath home in the heart of LaPlace! Completely updated in 2024, this home offers a modern open-concept floor plan designed for comfortable living and effortless entertaining. Step inside to find gorgeous laminate wood flooring throughout, stylish finishes, and a stunning kitchen featuring granite countertops and updated fixtures. The seamless flow between the living, dining, and kitchen areas creates a bright and inviting atmosphere filled with natural light. Both bathrooms have been refreshed with contemporary touches, and each bedroom offers ample space and comfort. Outside, enjoy a large yard with plenty of room for gatherings, pets, play, or future enhancements. Whether you’re hosting friends or enjoying a quiet evening at home, this property delivers space, style, and value. Move-in ready and renovated — schedule your private tour today!

18. 2026-04-09
    price $162,900 933-char remark

    Show marketing remark (944 chars)

    $6000 towards closing cost! Welcome to this beautifully renovated 3-bedroom, 2-bath home in the heart of LaPlace! Completely updated in 2024, this home offers a modern open-concept floor plan designed for comfortable living and effortless entertaining. Step inside to find gorgeous laminate wood flooring throughout, stylish finishes, and a stunning kitchen featuring granite countertops and updated fixtures. The seamless flow between the living, dining, and kitchen areas creates a bright and inviting atmosphere filled with natural light. Both bathrooms have been refreshed with contemporary touches, and each bedroom offers ample space and comfort. Outside, enjoy a large yard with plenty of room for gatherings, pets, play, or future enhancements. Whether you’re hosting friends or enjoying a quiet evening at home, this property delivers space, style, and value. Move-in ready and renovated — schedule your private tour today!

19. 2026-04-09
    price $162,900 944-char remark

    Show marketing remark (944 chars)

    $6000 towards closing cost! Welcome to this beautifully renovated 3-bedroom, 2-bath home in the heart of LaPlace! Completely updated in 2024, this home offers a modern open-concept floor plan designed for comfortable living and effortless entertaining. Step inside to find gorgeous laminate wood flooring throughout, stylish finishes, and a stunning kitchen featuring granite countertops and updated fixtures. The seamless flow between the living, dining, and kitchen areas creates a bright and inviting atmosphere filled with natural light. Both bathrooms have been refreshed with contemporary touches, and each bedroom offers ample space and comfort. Outside, enjoy a large yard with plenty of room for gatherings, pets, play, or future enhancements. Whether you’re hosting friends or enjoying a quiet evening at home, this property delivers space, style, and value. Move-in ready and renovated — schedule your private tour today!

20. 2026-03-02
    listed $178,000 Active 933-char remark

    Show marketing remark (944 chars)

    $6000 towards closing cost! Welcome to this beautifully renovated 3-bedroom, 2-bath home in the heart of LaPlace! Completely updated in 2024, this home offers a modern open-concept floor plan designed for comfortable living and effortless entertaining. Step inside to find gorgeous laminate wood flooring throughout, stylish finishes, and a stunning kitchen featuring granite countertops and updated fixtures. The seamless flow between the living, dining, and kitchen areas creates a bright and inviting atmosphere filled with natural light. Both bathrooms have been refreshed with contemporary touches, and each bedroom offers ample space and comfort. Outside, enjoy a large yard with plenty of room for gatherings, pets, play, or future enhancements. Whether you’re hosting friends or enjoying a quiet evening at home, this property delivers space, style, and value. Move-in ready and renovated — schedule your private tour today!

21. 2026-03-02
    listed $178,000 Active 944-char remark

    Show marketing remark (944 chars)

    $6000 towards closing cost! Welcome to this beautifully renovated 3-bedroom, 2-bath home in the heart of LaPlace! Completely updated in 2024, this home offers a modern open-concept floor plan designed for comfortable living and effortless entertaining. Step inside to find gorgeous laminate wood flooring throughout, stylish finishes, and a stunning kitchen featuring granite countertops and updated fixtures. The seamless flow between the living, dining, and kitchen areas creates a bright and inviting atmosphere filled with natural light. Both bathrooms have been refreshed with contemporary touches, and each bedroom offers ample space and comfort. Outside, enjoy a large yard with plenty of room for gatherings, pets, play, or future enhancements. Whether you’re hosting friends or enjoying a quiet evening at home, this property delivers space, style, and value. Move-in ready and renovated — schedule your private tour today!

22. 2024-02-08
    soldstatus $97,000 Closed
23. 2023-12-18
    status Pending
24. 2023-12-15
    price $100,000
25. 2023-12-08
    status Active
26. 2023-10-12
    status Pending
27. 2023-08-21
    status Active
28. 2023-06-18
    status Pending
29. 2023-06-09
    status Active
30. 2023-06-05
    status Pending
31. 2023-05-26
    listed $125,000 Active
32. 2023-05-26
    listed $100,000
33. 2022-05-06
    listed $107,500
34. 1996-04-29
    soldstatus $57,900
35. 1996-02-12
    listed $57,900
36. 1996-02-12
    listed $57,900

ⓘ 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: $1,223 · $102/mo
• Projected year-2 tax: $1,223 · $102/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: $20,960
• − Mortgage interest: −$8,397
• − Property taxes: −$1,223
• − Insurance: −$5,868
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$4,361
• Taxable loss: −$2,242
• Est. tax savings @ 24.0%: +$538
• After-tax cash flow: $572/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

+158.9% since first listed

21 events — show timeline

• 2026-04-22 Price Changed $149,900 AcadianaMLS
• 2026-04-22 Price Changed $149,900 GSREIN
• 2026-04-09 Price Changed $162,900 AcadianaMLS
• 2026-04-09 Price Changed $162,900 GSREIN
• 2026-03-02 Listed $178,000 GSREIN
• 2026-03-02 Listed $178,000 AcadianaMLS
• 2024-02-08 Sold (MLS) $97,000 GSREIN
• 2023-12-18 Pending — GSREIN
• 2023-12-15 Price Changed $100,000 GSREIN
• 2023-12-08 Relisted — GSREIN
• 2023-10-12 Pending — GSREIN
• 2023-08-21 Relisted — GSREIN
• 2023-06-18 Pending — GSREIN
• 2023-06-09 Relisted — GSREIN
• 2023-06-05 Pending — GSREIN
• 2023-05-26 Listed $100,000 AcadianaMLS
• 2023-05-26 Listed $125,000 GSREIN
• 2022-05-06 Listed $107,500 AcadianaMLS
• 1996-04-29 Sold (MLS) $57,900 GSREIN
• 1996-02-12 Listed $57,900 AcadianaMLS
• 1996-02-12 Listed $57,900 GSREIN

Property tax history

+0.7%/yr

Latest (2025): $1,223 · +0.1% YoY. Source: county tax records.