2072 Cypress St · Laplace, LA 70068

$129,000

3 bd · 2.0 ba · 1,542 sqft · SingleFamily · 30 Days on market

Built 1952 $84/sqft · 40% below area Est $205k · 37% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

3 bedroom / 2 bath home on a large corner lot featuring large living area, covered parking, and plenty of outdoor space. Interior offers a roomy kitchen with ample cabinet storage, and generously sized bedrooms. Primary bedroom has a private ensuite with updated finishes. Attached garage/workshop area includes additional storage, laundry area, and an unfinished half bath already connected. Fenced yard with plenty of space for parking or entertaining. Great opportunity - call today for a private showing!

Key facts

• Covered parking
• Large corner lot
• Roomy kitchen

Tags

• LARGE CORNER LOT
• COVERED PARKING
• OUTDOOR SPACE
• ROOMY KITCHEN
• AMPLE CABINET STORAGE
• PRIVATE ENSUITE

Property features AI

Exterior

• Parking: Carport; Off-street parking
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Single-story; Raised foundation; Wood siding construction; Shingle roof; Average condition
• Construction: Built with wood siding; Shingle roof; Raised foundation
• Exterior features: Fence; Front porch; Shed(s); Corner lot; City lot; Rectangular lot; Lot dimensions approximately 120 x 135 x 123 x 137

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Pantry
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% 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; 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 $892 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $75k; list at $129k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 11.98%
• Cash-on-cash: 20.32%
• DSCR: 1.90
• GRM: 6.1

CMA / ARV

• ARV (median comp): $204,724
• List price: $129,000
• Delta: -19.40%
• 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
421 Birch St	0.37mi	3/2.0	1,482 (-4%)	14mo	$75,000	$51	64
225 Camellia Ave	0.67mi	3/2.0	1,572 (+2%)	11mo	$185,000	$118	56
324 Elmwood Dr	0.68mi	4/1.5 (+1)	1,563 (+1%)	4mo	$129,900	$83	56
765 Madewood Dr	0.63mi	4/1.5 (+1)	1,598 (+4%)	11mo	$170,000	$106	49
121 Cottage Grv	0.62mi	3/2.0	1,334 (-14%)	12mo	$205,000	$154	39
337 Elmwood Dr	0.72mi	4/2.0 (+1)	1,620 (+5%)	21mo	$169,900	$105	36
1609 S Sugar Ridge Dr	0.73mi	3/2.0	1,431 (-7%)	22mo	$220,000	$154	36
308 Elmwood Dr	0.66mi	3/1.5	1,758 (+14%)	10mo	$77,000	$44	35
716 Madewood Dr	0.58mi	4/2.0 (+1)	1,350 (-12%)	16mo	$185,000	$137	34
1512 Cartier Dr	0.67mi	3/2.0	1,365 (-12%)	20mo	$104,900	$77	33
1417 Meeker Loop	0.66mi	4/2.0 (+1)	1,400 (-9%)	22mo	$185,000	$132	31
1527 S Sugar Ridge Rd	0.70mi	2/2.0 (-1)	1,350 (-12%)	17mo	$65,000	$48	28

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: 12.5%
• Equity multiple: 1.50×
• Total profit: $18,006
• Equity at exit: $19,234

10-year hold

• IRR: 21.4%
• Equity multiple: 2.82×
• Total profit: $65,660
• Equity at exit: $11,154

Cash invested: $36,120 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,757 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $612

Break-even live

Break-even rent $983

Max offer price $129,000

Occupancy floor 60%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $129,000 Active 30 DOM
2. 2026-06-18
   days on market $129,000 Active 29 DOM
3. 2026-06-17
   days on market $129,000 Active 28 DOM
4. 2026-06-16
   days on market $129,000 Active 27 DOM
5. 2026-06-15
   days on market $129,000 Active 26 DOM
6. 2026-06-14
   days on market $129,000 Active 24 DOM
7. 2026-06-13
   days on market $129,000 Active 23 DOM
8. 2026-06-10
   days on market $129,000 Active 21 DOM
9. 2026-06-09
   days on market $129,000 Active 20 DOM
10. 2026-06-08
    days on market $129,000 Active 19 DOM
11. 2026-06-07
    days on market $129,000 Active 18 DOM
12. 2026-06-02
    days on market $129,000 Active 13 DOM
13. 2026-06-01
    days on market $129,000 Active 12 DOM
14. 2026-05-31
    pricedays on market $129,000 Active 11 DOM

    Show marketing remark (508 chars)

    3 bedroom / 2 bath home on a large corner lot featuring large living area, covered parking, and plenty of outdoor space. Interior offers a roomy kitchen with ample cabinet storage, and generously sized bedrooms. Primary bedroom has a private ensuite with updated finishes. Attached garage/workshop area includes additional storage, laundry area, and an unfinished half bath already connected. Fenced yard with plenty of space for parking or entertaining. Great opportunity - call today for a private showing!

15. 2026-05-30
    days on market $135,000 Active 10 DOM
16. 2026-05-11
    price $159,000
17. 2026-05-11
    price $159,000
18. 2026-04-29
    listed $165,000 Active
19. 2026-04-29
    listed $165,000 Active
20. 2025-05-12
    soldstatus $75,000 Closed
21. 2025-03-24
    status Pending
22. 2025-03-22
    listed $80,000 Active
23. 2025-03-22
    listed $80,000 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: $554 · $46/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: +$156/yr (+$13/mo · 28.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 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: $21,084
• − Mortgage interest: −$7,226
• − Property taxes: −$554
• − Insurance: −$645
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − Depreciation: −$3,753
• Taxable income: $5,533
• Est. tax owed @ 24.0%: −$1,328
• After-tax cash flow: $6,012/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

+61.3% since first listed

12 events — show timeline

• 2026-05-31 Price Changed $129,000 AcadianaMLS
• 2026-05-31 Price Changed $129,000 GSREIN
• 2026-05-20 Listed $135,000 GSREIN
• 2026-05-20 Listed $135,000 AcadianaMLS
• 2026-05-11 Price Changed $159,000 AcadianaMLS
• 2026-05-11 Price Changed $159,000 GBRMLS
• 2026-04-29 Listed $165,000 GBRMLS
• 2026-04-29 Listed $165,000 AcadianaMLS
• 2025-05-12 Sold (MLS) $75,000 GSREIN
• 2025-03-24 Pending — GSREIN
• 2025-03-22 Listed $80,000 GSREIN
• 2025-03-22 Listed $80,000 AcadianaMLS

Property tax history

+0.6%/yr

Latest (2021): $554 · +8.8% YoY. Source: county tax records.