2001 Webster St · Meraux, LA 70075

$185,000

4 bd · 2.0 ba · 1,500 sqft · SingleFamily · 71 Days on market

Built 1985 6,398 sqft lot $123/sqft · 18% below area Est $225k · 18% under

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to this well maintained 4 bed room 2 bath room property offering 1500 sqft in the heart of Meraux! Positioned on a corner lot, this home includes a fairly new roof and garage/ workshop for added convenience. The spacious layout provides comfort and functionality, while the location truly shines enjoy being within walking distance to Trist Middle School and in the vicinityeverything you need. Whether you're hosting gatherings or enjoying quiet evenings at home this one check all boxes. Newly renovated kitchen living room and bathroom

Key facts

• Garage workshop
• Corner lot
• New roof

Tags

• CORNER LOT
• NEW ROOF
• GARAGE WORKSHOP
• NEWLY RENOVATED KITCHEN
• NEWLY RENOVATED LIVING ROOM
• NEWLY RENOVATED BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (4.1% below list).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.1% in Meraux — 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 65/100 on livability (#152 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: crime D, amenities F, commute F.
• Market conditions: 63 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 112 units permitted in St. Bernard Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• St. Bernard County population projected at +89% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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. Schools are B-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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (median comp): $224,508
• List price: $185,000
• Delta: -17.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2112 Munster Blvd	0.72mi	3/2.0 (-1)	1,500 (0%)	10mo	$170,000	$113	53
2300 Judy Dr	0.57mi	3/2.0 (-1)	1,389 (-7%)	7mo	$191,800	$138	50
2416 Garden Dr	0.64mi	3/2.0 (-1)	1,580 (+5%)	8mo	$180,000	$114	49
2716 Mayflower Dr	0.74mi	3/2.0 (-1)	1,588 (+6%)	2mo	$260,000	$164	49
4100 Mistrot St	0.74mi	3/2.0 (-1)	1,509 (+1%)	23mo	$279,900	$185	40
2500 Lawrence Ln	0.63mi	3/2.0 (-1)	1,655 (+10%)	11mo	$150,259	$91	40
2312 Judy Dr	0.58mi	3/2.0 (-1)	1,385 (-8%)	24mo	$195,000	$141	35
2217 Munster Blvd	0.70mi	3/3.0 (-1)	1,540 (+3%)	22mo	$201,150	$131	35
2108 Judy Dr	0.53mi	3/2.0 (-1)	1,313 (-12%)	18mo	$192,000	$146	34
2208 Munster Blvd	0.72mi	3/2.0 (-1)	1,299 (-13%)	6mo	$212,000	$163	34

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-18,298
• Equity at exit: $27,584

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-925
• Equity at exit: $15,995

Cash invested: $51,800 (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 70075

• Home prices YoY: -18.3%
• Active inventory: 63
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,773 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$104 /mo · $1,243/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $184

Break-even live

Break-even rent $1,541

Max offer price $185,000

Occupancy floor 85%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2004 Webster St Meraux, LA	3.0	2.0	1400	$1,750	$1.25	17d	1	0.02mi
2709 Munster Blvd Meraux, LA	3.0	2.0	1411	$1,900	$1.35	24d	1	0.90mi
10002 Claiborne St Violet, LA	3.0	2.0	1568	$1,875	$1.20	44d	1	1.16mi

Listing history 14 events

1. 2026-05-14
   status Pending 551-char remark

   Show marketing remark (551 chars)

   Welcome Home to this well maintained 4 bed room 2 bath room property offering 1500 sqft in the heart of Meraux! Positioned on a corner lot, this home includes a fairly new roof and garage/ workshop for added convenience. The spacious layout provides comfort and functionality, while the location truly shines enjoy being within walking distance to Trist Middle School and in the vicinityeverything you need. Whether you're hosting gatherings or enjoying quiet evenings at home this one check all boxes. Newly renovated kitchen living room and bathroom

2. 2026-05-14
   status Pending 551-char remark

   Show marketing remark (551 chars)

   Welcome Home to this well maintained 4 bed room 2 bath room property offering 1500 sqft in the heart of Meraux! Positioned on a corner lot, this home includes a fairly new roof and garage/ workshop for added convenience. The spacious layout provides comfort and functionality, while the location truly shines enjoy being within walking distance to Trist Middle School and in the vicinityeverything you need. Whether you're hosting gatherings or enjoying quiet evenings at home this one check all boxes. Newly renovated kitchen living room and bathroom

3. 2026-05-11
   price $185,000 551-char remark

   Show marketing remark (551 chars)

   Welcome Home to this well maintained 4 bed room 2 bath room property offering 1500 sqft in the heart of Meraux! Positioned on a corner lot, this home includes a fairly new roof and garage/ workshop for added convenience. The spacious layout provides comfort and functionality, while the location truly shines enjoy being within walking distance to Trist Middle School and in the vicinityeverything you need. Whether you're hosting gatherings or enjoying quiet evenings at home this one check all boxes. Newly renovated kitchen living room and bathroom

4. 2026-05-11
   price $185,000 551-char remark

   Show marketing remark (551 chars)

   Welcome Home to this well maintained 4 bed room 2 bath room property offering 1500 sqft in the heart of Meraux! Positioned on a corner lot, this home includes a fairly new roof and garage/ workshop for added convenience. The spacious layout provides comfort and functionality, while the location truly shines enjoy being within walking distance to Trist Middle School and in the vicinityeverything you need. Whether you're hosting gatherings or enjoying quiet evenings at home this one check all boxes. Newly renovated kitchen living room and bathroom

5. 2026-03-16
   price $190,000 551-char remark

   Show marketing remark (551 chars)

   Welcome Home to this well maintained 4 bed room 2 bath room property offering 1500 sqft in the heart of Meraux! Positioned on a corner lot, this home includes a fairly new roof and garage/ workshop for added convenience. The spacious layout provides comfort and functionality, while the location truly shines enjoy being within walking distance to Trist Middle School and in the vicinityeverything you need. Whether you're hosting gatherings or enjoying quiet evenings at home this one check all boxes. Newly renovated kitchen living room and bathroom

6. 2026-03-16
   price $190,000 551-char remark

   Show marketing remark (551 chars)

   Welcome Home to this well maintained 4 bed room 2 bath room property offering 1500 sqft in the heart of Meraux! Positioned on a corner lot, this home includes a fairly new roof and garage/ workshop for added convenience. The spacious layout provides comfort and functionality, while the location truly shines enjoy being within walking distance to Trist Middle School and in the vicinityeverything you need. Whether you're hosting gatherings or enjoying quiet evenings at home this one check all boxes. Newly renovated kitchen living room and bathroom

7. 2026-03-04
   listed $195,000 Active 551-char remark

   Show marketing remark (551 chars)

   Welcome Home to this well maintained 4 bed room 2 bath room property offering 1500 sqft in the heart of Meraux! Positioned on a corner lot, this home includes a fairly new roof and garage/ workshop for added convenience. The spacious layout provides comfort and functionality, while the location truly shines enjoy being within walking distance to Trist Middle School and in the vicinityeverything you need. Whether you're hosting gatherings or enjoying quiet evenings at home this one check all boxes. Newly renovated kitchen living room and bathroom

8. 2026-03-04
   listed $195,000 Active 551-char remark

   Show marketing remark (551 chars)

   Welcome Home to this well maintained 4 bed room 2 bath room property offering 1500 sqft in the heart of Meraux! Positioned on a corner lot, this home includes a fairly new roof and garage/ workshop for added convenience. The spacious layout provides comfort and functionality, while the location truly shines enjoy being within walking distance to Trist Middle School and in the vicinityeverything you need. Whether you're hosting gatherings or enjoying quiet evenings at home this one check all boxes. Newly renovated kitchen living room and bathroom

9. 2020-01-14
   soldstatus $165,000
10. 2020-01-10
    soldstatus $165,000 Closed
11. 2019-12-02
    status Pending
12. 2019-11-06
    price $165,000
13. 2019-10-24
    listed $165,000
14. 2019-10-24
    listed $170,000 Active

ⓘ 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: $1,243 · $104/mo
• Projected year-2 tax: $1,243 · $104/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 8/10 Severe FEMA zone X (shaded) · 60% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,279
• − Mortgage interest: −$10,363
• − Property taxes: −$1,243
• − Insurance: −$1,722
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$5,382
• Taxable loss: −$836
• Est. tax savings @ 24.0%: +$201
• After-tax cash flow: $2,403/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)

No district data.

Livability — Meraux

• Score: 65/100
• State rank: #152
• US rank: #13001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meraux, LA
• City population: 5,349
• Population (ZIP): 5,349

Population outlook (St. Bernard County) Hauer SSP2

• Today (2025): 66,513 people
• By 2030: 77,768 · +16.9%
• By 2040: 101,296 · +52.3%
• By 2050: 125,770 · +89.1%
• By 2075: 188,160 · +182.9%
• By 2100: 239,339 · +259.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 14% Black 10% Two or more races 10% Asian 5%
• Common ancestry: Lithuanian 16% Scottish 2% Portuguese 1%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 4% Vietnamese 4% Chinese 1%

Political lean MEDSL · St. Bernard

• 2024 margin: Strong R (+29.3) · D 34.5% · R 63.8% · Other 1.7%
• 2008→2024 swing: +16.1pp toward D · 2008: -45.4pp · 2024: -29.3pp
• All cycles: 2024: R+29.3 2020: R+28.5 2016: R+33.4 2012: R+24.7 2008: R+45.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.56%
• Current HPI: 190.054
• 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

+12.1% since first listed

14 events — show timeline

• 2026-05-14 Pending — AcadianaMLS
• 2026-05-14 Pending — GSREIN
• 2026-05-11 Price Changed $185,000 AcadianaMLS
• 2026-05-11 Price Changed $185,000 GSREIN
• 2026-03-16 Price Changed $190,000 AcadianaMLS
• 2026-03-16 Price Changed $190,000 GSREIN
• 2026-03-04 Listed $195,000 GSREIN
• 2026-03-04 Listed $195,000 AcadianaMLS
• 2020-01-14 Sold (Public Records) $165,000 Public Records
• 2020-01-10 Sold (MLS) $165,000 GSREIN
• 2019-12-02 Pending — GSREIN
• 2019-11-06 Price Changed $165,000 GSREIN
• 2019-10-24 Listed $170,000 GSREIN
• 2019-10-24 Listed $165,000 AcadianaMLS

Property tax history

+0.9%/yr

Latest (2025): $1,243 · -48.2% YoY. Source: county tax records.