3623 Shangri La Dr · Chalmette, LA 70043

$125,000

2 bd · 1.0 ba · 858 sqft · SingleFamily · 50 Days on market

Built 1984 $146/sqft · 12% below area Est $142k · 12% 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 +26.5/30.0
• ARV discount +12.9/15.0
• DSCR +9.0/10.0
• 1% rule +6.4/10.0
• Schools +5.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained townhome offering 2 bedrooms and 1 bathroom across 858 square feet of functional living space, presenting an excellent investment opportunity with the property currently leased at $1,250 per month. Interior features include a spacious living area with durable tile flooring throughout, neutral color tones, and a practical layout designed for low-maintenance living. The kitchen offers ample cabinetry, granite countertops, and gas cooking, while both bedrooms are well-sized with good natural light. The property also features a covered carport, off-street parking, and a fenced backyard space. Major improvement includes a roof replaced just over one year ago to help with lower homeowner's insurance premiums. Perfect for investors seeking cash flow or buyers looking for a low-maintenance property with strong rental potential. Call today!

Key facts

• Gas cooking
• Covered carport
• Granite countertops

Tags

• DURABLE TILE FLOORING
• GRANITE COUNTERTOPS
• GAS COOKING
• COVERED CARPORT
• OFF-STREET PARKING
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 5.4% in Chalmette — 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 (#137 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.
• Market conditions: Rents rising (+3.1%/yr); 213 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 112 units permitted in St. Bernard Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($55k/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 $864 of loan paydown is wiped out by about $4k 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 50 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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.
• Current owner paid $80k; list at $125k implies a 56% gain — meaningful room to come down on a strong offer.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.14% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.28%
• DSCR: 1.50
• GRM: 7.3

CMA / ARV

• ARV (median comp): $141,928
• List price: $125,000
• Delta: -11.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3114 Delille St	0.53mi	2/1.0	926 (+8%)	2mo	$150,000	$162	60

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

Projected returns pro-forma

-3.0% appreciation · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.90×
• Total profit: $-3,362
• Equity at exit: $18,638

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $19,325
• Equity at exit: $10,808

Cash invested: $35,000 (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 70043

• Rents YoY: 3.1%
• Active inventory: 213
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$656
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $262

Break-even live

Break-even rent $1,089

Max offer price $125,000

Occupancy floor 77%

Sensitivity live

Price	-10% $333	-5% $298	+0% $262	+5% $227	+10% $192
Rent	-10% $150	-5% $206	+0% $262	+5% $319	+10% $375
Rate	-1.0pp $325	-0.5pp $294	base $262	+0.5pp $230	+1.0pp $197

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3615 Jupiter Dr Chalmette, LA	3.0	1.5	1000	$1,595	$1.59	44d	1	0.06mi
3508 Pakenham Dr Chalmette, LA	2.0	1.0	1000	$1,150	$1.15	3d	1	0.12mi
800 W Genie St Unit 3 Chalmette, LA	2.0	1.0	700	$1,100	$1.57	44d	1	0.15mi
3405 Shangri La Dr Chalmette, LA	2.0	1.0	1000	$1,300	$1.30	24d	1	0.15mi
3813 Jupiter Dr Chalmette, LA	2.0	1.0	946	$1,450	$1.53	22d	1	0.16mi
3324 Shangri La Dr Chalmette, LA	2.0	1.0	1000	$1,300	$1.30	44d	1	0.17mi
9101 Virtue St Unit 9101 Chalmette, LA	3.0	2.0	1100	$1,690	$1.54	4d	1	0.19mi
9115 Virtue St Chalmette, LA	3.0	2.0	1023	$1,600	$1.56	22d	1	0.20mi
9115 Virtue St Chalmette, LA	3.0	2.0	1023	$1,600	$1.56	18d	1	0.20mi
3617 Park Blvd Chalmette, LA	3.0	2.0	1090	$1,850	$1.70	44d	1	0.22mi
3617 Park Blvd Chalmette, LA	3.0	2.0	1090	$1,850	$1.70	21d	1	0.22mi
3627 Park Blvd Chalmette, LA	3.0	2.0	873	$1,750	$2.00	4d	1	0.23mi
3625 Park Blvd Chalmette, LA	3.0	2.0	924	$1,750	$1.89	4d	1	0.23mi
3561 Kings Dr Chalmette, LA	2.0	1.5	1080	$1,400	$1.30	44d	1	0.25mi
3563 Kings Dr Chalmette, LA	2.0	1.5	1080	$1,400	$1.30	44d	1	0.25mi
3541 Kings Dr Chalmette, LA	2.0	1.0	979	$1,300	$1.33	24d	1	0.26mi
3218 Pakenham Dr Chalmette, LA	2.0	1.0	850	$1,300	$1.53	11d	1	0.32mi
9108 Atreus St Chalmette, LA	2.0	2.0	998	$1,400	$1.40	44d	1	0.32mi
3207 Jackson Blvd Chalmette, LA	2.0	1.0	650	$1,150	$1.77	44d	1	0.37mi
9018 Amour Dr Chalmette, LA	2.0	1.0	900	$1,200	$1.33	24d	1	0.37mi
428 W Solidelle St Unit B Chalmette, LA	1.0	1.0	1017	$1,600	$1.57	24d	1	0.40mi
428 W Solidelle St Unit B Chalmette, LA	1.0	1.0	1017	$1,600	$1.57	44d	1	0.40mi
8506 Deerfield Dr Chalmette, LA	2.0	1.0	1089	$1,350	$1.24	18d	1	0.41mi
320 W Liberaux St Unit B Chalmette, LA	1.0	1.0	650	$1,000	$1.54	44d	1	0.42mi
8504 Valor Dr Unit 8504 Chalmette, LA	3.0	2.0	950	$1,550	$1.63	44d	1	0.45mi
3612 Laplace St Chalmette, LA	2.0	1.5	1090	$1,300	$1.19	18d	1	0.79mi
3124 Tournefort St Unit 204 Chalmette, LA	2.0	1.0	670	$950	$1.42	44d	1	0.80mi
3316 Laplace St Chalmette, LA	2.0	1.0	850	$1,200	$1.41	44d	1	0.81mi
406 Dubarry Pl Chalmette, LA	3.0	2.0	950	$1,550	$1.63	44d	1	0.83mi
222 W Morales St Unit C Chalmette, LA	2.0	1.0	850	$1,100	$1.29	24d	1	0.86mi
3016 Jean Lafitte Pkwy Ste B Chalmette, LA	1.0	1.0	750	$1,000	$1.33	4d	1	0.87mi
511 E Genie St Chalmette, LA	3.0	2.0	1100	$1,500	$1.36	3d	1	0.91mi
3513 Golden Dr Chalmette, LA	2.0	2.0	1000	$1,200	$1.20	44d	1	0.97mi
8720 W Livingston Ave Unit F Chalmette, LA	2.0	2.0	900	$1,050	$1.17	24d	1	0.98mi
8720 Livingston Ave Unit H Chalmette, LA	2.0	2.0	900	$1,050	$1.17	44d	1	0.98mi
3305 Golden Dr Unit D Chalmette, LA	2.0	1.5	1100	$1,200	$1.09	17d	1	0.98mi
8704 W Livingston Ave Apt F Chalmette, LA	2.0	2.0	875	$1,050	$1.20	44d	1	0.99mi
3209 Golden Dr Unit C Chalmette, LA	2.0	1.5	950	$1,200	$1.26	17d	1	1.01mi
8401 Livingston Ave Unit D Chalmette, LA	2.0	1.5	1100	$1,200	$1.09	44d	1	1.04mi
101 4th St Unit B Chalmette, LA	2.0	1.0	650	$1,400	$2.15	44d	1	1.19mi

Listing history 13 events

1. 2026-06-03
   days on market $125,000 Active 50 DOM
2. 2026-06-02
   days on market $125,000 Active 49 DOM
3. 2026-06-01
   days on market $125,000 Active 48 DOM
4. 2026-05-31
   days on market $125,000 Active 47 DOM
5. 2026-04-14
   listed $125,000 Active 859-char remark

   Show marketing remark (859 chars)

   Well-maintained townhome offering 2 bedrooms and 1 bathroom across 858 square feet of functional living space, presenting an excellent investment opportunity with the property currently leased at $1,250 per month. Interior features include a spacious living area with durable tile flooring throughout, neutral color tones, and a practical layout designed for low-maintenance living. The kitchen offers ample cabinetry, granite countertops, and gas cooking, while both bedrooms are well-sized with good natural light. The property also features a covered carport, off-street parking, and a fenced backyard space. Major improvement includes a roof replaced just over one year ago to help with lower homeowner's insurance premiums. Perfect for investors seeking cash flow or buyers looking for a low-maintenance property with strong rental potential. Call today!

6. 2026-04-14
   listed $125,000 Active 859-char remark

   Show marketing remark (859 chars)

   Well-maintained townhome offering 2 bedrooms and 1 bathroom across 858 square feet of functional living space, presenting an excellent investment opportunity with the property currently leased at $1,250 per month. Interior features include a spacious living area with durable tile flooring throughout, neutral color tones, and a practical layout designed for low-maintenance living. The kitchen offers ample cabinetry, granite countertops, and gas cooking, while both bedrooms are well-sized with good natural light. The property also features a covered carport, off-street parking, and a fenced backyard space. Major improvement includes a roof replaced just over one year ago to help with lower homeowner's insurance premiums. Perfect for investors seeking cash flow or buyers looking for a low-maintenance property with strong rental potential. Call today!

7. 2020-06-18
   soldstatus $80,000
8. 2020-06-08
   soldstatus $80,000 Closed
9. 2020-05-19
   status Pending
10. 2020-02-27
    listed $80,000
11. 2020-02-27
    listed $80,000 Active
12. 2019-08-26
    listed $80,000
13. 2017-04-06
    soldstatus $8,000

ⓘ 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: $1,034 · $86/mo
• Projected year-2 tax: $1,034 · $86/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 · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,054
• − Mortgage interest: −$7,002
• − Property taxes: −$1,034
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$3,636
• Taxable income: $1,230
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $2,854/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 — Chalmette

• Score: 65/100
• State rank: #137
• US rank: #12500

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chalmette, LA
• County: Saint Bernard Parish · 22,638 people
• City population: 22,638
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 22,638
• Household income: $55,068
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 881.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 26% Hispanic / Latino 12% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 13% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 8% Arabic 1% Vietnamese 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: ▼ -211.77%
• Current HPI: 194.8123
• Rent YoY: ▲ 3.11%
• 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

+1462.5% since first listed

9 events — show timeline

• 2026-04-14 Listed $125,000 AcadianaMLS
• 2026-04-14 Listed $125,000 GSREIN
• 2020-06-18 Sold (Public Records) $80,000 Public Records
• 2020-06-08 Sold (MLS) $80,000 GSREIN
• 2020-05-19 Pending — GSREIN
• 2020-02-27 Listed $80,000 GSREIN
• 2020-02-27 Listed $80,000 AcadianaMLS
• 2019-08-26 Listed $80,000 AcadianaMLS
• 2017-04-06 Sold (Public Records) $8,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,034 · -0.7% YoY. Source: county tax records.