2524 Judy Dr · Meraux, LA 70075

$215,000

3 bd · 2.0 ba · 1,324 sqft · SingleFamily · 1 Days on market

Built 1980 5,750 sqft lot Est $193k · 11% over

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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 +17.1/30.0
• DSCR +5.3/10.0
• Schools +5.0/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss this renovated 3-bedroom, 2-bath home in Meraux! It boasts a brand-new roof, HVAC system, water heater, and kitchen appliances, with the added bonus of a washer and dryer included in the sale. The open-concept layout flows effortlessly from the living room to the dining area and kitchen, offering a spacious and functional living space. Each room features outlets with USB and USB-C ports, making device charging a breeze. New vinyl plank flooring has been installed in the bedrooms, adding a fresh, modern touch. The large backyard is fully enclosed with a white vinyl privacy fence, plus there’s a storage shed for extra space. Call us today!

Key facts

• 5,750 sq ft lot
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $190k (11.5% below list).
• Recommended offer: $190k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 5.2% 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: 64 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago 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.

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 $190,341 (11.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.99%
• DSCR: 1.13
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $193,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2300 Judy Dr	0.21mi	3/2.0	1,389 (+5%)	7mo	$191,800	$138	76
2208 Munster Blvd	0.41mi	3/2.0	1,299 (-2%)	6mo	$212,000	$163	72
2709 Munster Blvd	0.21mi	3/2.0	1,411 (+7%)	12mo	$127,500	$90	69
2108 Judy Dr	0.35mi	3/2.0	1,313 (-1%)	18mo	$192,000	$146	67
4020 Najolia St	0.48mi	3/2.0	1,380 (+4%)	7mo	$195,876	$142	64
4100 Najolia St	0.50mi	3/2.0	1,370 (+4%)	12mo	$219,900	$161	61
2717 Blomquist St	0.49mi	3/1.0	1,382 (+4%)	10mo	$103,000	$75	57
3013 Munster Blvd	0.40mi	3/2.0	1,387 (+5%)	21mo	$223,750	$161	56
4008 Claiborne Ave	0.26mi	3/1.5	1,220 (-8%)	21mo	$175,000	$143	55
4016 Najolia St	0.48mi	3/2.0	1,226 (-7%)	18mo	$179,000	$146	51
2112 Munster Blvd	0.47mi	3/2.0	1,500 (+13%)	10mo	$170,000	$113	48
4100 Mistrot St	0.40mi	3/2.0	1,509 (+14%)	23mo	$279,900	$185	39

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-29,526
• Equity at exit: $32,057

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-18,902
• Equity at exit: $18,589

Cash invested: $60,200 (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: 64
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,903 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$137 /mo · $1,639/yr
• Insurance: −$90
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $84

Break-even live

Break-even rent $1,798

Max offer price $215,000

Occupancy floor 91%

Sensitivity live

Price	-10% $205	-5% $144	+0% $84	+5% $23	+10% $-38
Rent	-10% $-67	-5% $8	+0% $84	+5% $159	+10% $234
Rate	-1.0pp $192	-0.5pp $138	base $84	+0.5pp $28	+1.0pp $-29

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2709 Munster Blvd Meraux, LA	3.0	2.0	1411	$1,900	$1.35	25d	1	0.23mi
2004 Webster St Meraux, LA	3.0	2.0	1400	$1,750	$1.25	18d	1	0.65mi
3629 Charles Dr Chalmette, LA	3.0	2.0	1405	$1,600	$1.14	16d	1	1.09mi
3012 Volpe Dr Chalmette, LA	3.0	2.0	1812	$2,500	$1.38	45d	1	1.19mi
2602 Chalona Dr Unit C Chalmette, LA	2.0	1.5	900	$1,200	$1.33	4d	1	1.21mi
2708 Volpe Dr Chalmette, LA	3.0	2.0	1556	$2,300	$1.48	23d	1	1.22mi
2228 Riverland Dr Chalmette, LA	3.0	1.0	1300	$1,800	$1.38	4d	1	1.41mi
3708 Veronica Dr Chalmette, LA	3.0	2.0	1818	$2,550	$1.40	3d	1	1.46mi

Listing history 2 events

1. 2026-06-17
   remarks 656-char remark
2. 2026-06-17
   listed $215,000 Pending 1 DOM

ⓘ 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: $1,639 · $137/mo
• Projected year-2 tax: $1,639 · $137/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 1/10 Low
• 🌡 Heat 10/10 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: $22,841
• − Mortgage interest: −$12,043
• − Property taxes: −$1,639
• − Insurance: −$1,872
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$6,255
• Taxable loss: −$2,623
• Est. tax savings @ 24.0%: +$629
• After-tax cash flow: $1,633/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

+230.8% since first listed

7 events — show timeline

• 2024-12-13 Sold (MLS) $215,000 GSREIN
• 2024-11-14 Contingent — GSREIN
• 2024-11-13 Listed $215,000 AcadianaMLS
• 2024-11-13 Listed $215,000 GSREIN
• 2024-05-06 Listed $215,000 AcadianaMLS
• 2007-03-23 Sold (Public Records) $135,000 Public Records
• 1993-03-30 Sold (Public Records) $65,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,639 · -5.6% YoY. Source: county tax records.