3225 Decomine St · Chalmette, LA 70043

$145,000

3 bd · 2.0 ba · 1,313 sqft · SingleFamily · 14 Days on market

Built 1970 Est $213k · 32% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.8/10.0
• 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

Welcome to your next great opportunity! This centrally located, 3-bedroom, 2-full-bath home sits in a desirable X flood zone and offers excellent value. Step inside to find a spacious, open-concept living area perfect for modern living and entertaining. The kitchen and both bathrooms are updated, providing a stylish foundation for you to build upon. There is a nice-sized yard complete with rear-yard access--ideal for boat storage, a workshop, or outdoor gatherings. While the home needs a little bit of cosmetic love, it has amazing potential to truly become a neighborhood gem. Whether you are a first-time homebuyer looking to build sweat equity or an investor seeking a turnkey rental layout, this property is a must-see! HVAC was replaced in 2021. HOME DOES NEED WORK and more than likely will NOT go FHA/VA/RD. Cash or conventional financing. PLEASE SEE SELLERS DISCLOSURES.

Key facts

• Rear-yard access
• Hvac replaced
• Updated bathrooms

Tags

• OPEN-CONCEPT LIVING AREA
• UPDATED KITCHEN
• UPDATED BATHROOMS
• REAR-YARD ACCESS
• NICE-SIZED YARD
• HVAC REPLACED

Property features AI

Exterior

• Parking: Driveway with two parking spaces
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Single-story; Brick construction; Asphalt shingle roof; Average condition; Slab foundation
• Construction: Built with brick; Asphalt shingle roof; Slab foundation
• Exterior features: Fenced yard; City lot; Rectangular lot; Lot dimensions approximately 58 x 87

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bedrooms: Total rooms: 7
• 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 $145k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 9.2% vs local median 5.5% 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); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 112 units permitted in St. Bernard Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $1k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 16y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.18% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.53%
• DSCR: 1.47
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $212,706
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3401 Marietta St	0.21mi	3/2.0	1,330 (+1%)	1mo	$155,000	$117	87
3500 Dauterive Dr	0.21mi	3/2.0	1,279 (-3%)	3mo	$196,000	$153	84
3417 Volpe Dr	0.33mi	3/2.0	1,300 (-1%)	2mo	$210,000	$162	82
3412 Rosetta Dr	0.29mi	3/2.0	1,404 (+7%)	5mo	$135,000	$96	71
2708 Tournefort St	0.61mi	3/2.0	1,313 (0%)	2mo	$214,000	$163	70
2901 Blanchard Dr	0.57mi	3/2.0	1,339 (+2%)	3mo	$195,000	$146	68
3217 Dauterive Dr	0.09mi	3/2.0	1,506 (+15%)	5mo	$285,000	$189	67
2700 Plaza Dr	0.41mi	3/2.0	1,192 (-9%)	2mo	$199,000	$167	64
3304 Corinne Dr	0.46mi	3/2.0	1,414 (+8%)	3mo	$224,500	$159	63
3100 Marietta St	0.27mi	3/1.0	1,464 (+12%)	4mo	$60,000	$41	61
3213 Buffon St	0.53mi	3/2.0	1,416 (+8%)	4mo	$249,000	$176	59
2408 Riverland Dr	0.65mi	3/2.0	1,505 (+15%)	4mo	$270,000	$179	42

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-4,796
• Equity at exit: $21,620

10-year hold

• IRR: 6.7%
• Equity multiple: 1.51×
• Total profit: $20,608
• Equity at exit: $12,537

Cash invested: $40,600 (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: 209
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,708 high
• Mortgage (P&I): −$760
• Tax from tax record: −$172 /mo · $2,066/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $290

Break-even live

Break-even rent $1,341

Max offer price $145,000

Occupancy floor 78%

Sensitivity live

Price	-10% $372	-5% $331	+0% $290	+5% $249	+10% $208
Rent	-10% $155	-5% $222	+0% $290	+5% $357	+10% $425
Rate	-1.0pp $363	-0.5pp $327	base $290	+0.5pp $252	+1.0pp $214

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3321 Plaza Dr Chalmette, LA	3.0	2.0	1400	$1,650	$1.18	11d	1	0.13mi
3012 Volpe Dr Chalmette, LA	3.0	2.0	1812	$2,500	$1.38	44d	1	0.24mi
3305 Golden Dr Unit D Chalmette, LA	2.0	1.5	1100	$1,200	$1.09	16d	1	0.29mi
3329 Golden Dr Unit A Chalmette, LA	2.0	1.5	1200	$1,200	$1.00	44d	1	0.30mi
3209 Golden Dr Unit C Chalmette, LA	2.0	1.5	950	$1,200	$1.26	16d	1	0.30mi
3513 Golden Dr Chalmette, LA	2.0	2.0	1000	$1,200	$1.20	44d	1	0.36mi
3708 Veronica Dr Chalmette, LA	3.0	2.0	1818	$2,550	$1.40	2d	1	0.37mi
2708 Volpe Dr Chalmette, LA	3.0	2.0	1556	$2,300	$1.48	21d	1	0.38mi
3106 Laplace St Chalmette, LA	3.0	2.5	1390	$1,650	$1.19	44d	1	0.44mi
511 E Genie St Chalmette, LA	3.0	2.0	1100	$1,500	$1.36	2d	1	0.44mi
3108 Laplace St Chalmette, LA	3.0	2.5	1390	$1,650	$1.19	44d	1	0.46mi
2602 Chalona Dr Unit C Chalmette, LA	2.0	1.5	900	$1,200	$1.33	3d	1	0.47mi
3108 Tournefort St Chalmette, LA	3.0	2.0	1399	$1,750	$1.25	3d	1	0.52mi
3612 Laplace St Chalmette, LA	2.0	1.5	1090	$1,300	$1.19	17d	1	0.54mi
406 Dubarry Pl Chalmette, LA	3.0	2.0	950	$1,550	$1.63	44d	1	0.56mi
2431 Octavia Dr Chalmette, LA	3.0	2.0	1100	$1,499	$1.36	44d	1	0.57mi
2429 Octavia Dr Chalmette, LA	3.0	2.0	1700	$1,575	$0.93	24d	1	0.57mi
3629 Charles Dr Chalmette, LA	3.0	2.0	1405	$1,600	$1.14	15d	1	0.57mi
3711 Tournefort St Chalmette, LA	3.0	2.0	1250	$1,850	$1.48	3d	1	0.62mi
2518 Delambert St Chalmette, LA	3.0	2.0	1617	$1,825	$1.13	44d	1	0.62mi
2337 Plaza Dr Chalmette, LA	3.0	2.0	925	$1,500	$1.62	44d	1	0.67mi
2329 Lyndell Dr Chalmette, LA	2.0	1.0	1265	$1,400	$1.11	44d	1	0.70mi
2319 Plaza Dr Chalmette, LA	2.0	1.0	1000	$1,200	$1.20	3d	1	0.71mi
2228 Riverland Dr Chalmette, LA	3.0	1.0	1300	$1,800	$1.38	3d	1	0.75mi
3400 Montesquieu St Unit 1-B Chalmette, LA	3.0	2.5	1372	$2,550	$1.86	2d	1	0.77mi
321 Rosemary Pl Chalmette, LA	2.0	2.0	1000	$1,550	$1.55	2d	1	0.78mi
2029 W Beauregard St Chalmette, LA	3.0	2.0	1176	$2,200	$1.87	17d	1	0.91mi
226 E Casa Calvo St Chalmette, LA	3.0	2.0	1330	$1,900	$1.43	44d	1	0.92mi
3507 Sinclair St Chalmette, LA	3.0	2.0	1186	$1,800	$1.52	11d	1	0.94mi
203 E Moreau St Chalmette, LA	3.0	1.5	965	$1,700	$1.76	3d	1	0.97mi
2107 Montesquieu St Chalmette, LA	2.0	1.0	1150	$1,199	$1.04	21d	1	1.05mi
3617 Park Blvd Chalmette, LA	3.0	2.0	1090	$1,850	$1.70	44d	1	1.06mi
3617 Park Blvd Chalmette, LA	3.0	2.0	1090	$1,850	$1.70	20d	1	1.06mi
3625 Park Blvd Chalmette, LA	3.0	2.0	924	$1,750	$1.89	3d	1	1.06mi
2707 Jackson Blvd Chalmette, LA	3.0	3.0	1733	$2,300	$1.33	44d	1	1.15mi
2707 Jackson Blvd Chalmette, LA	3.0	2.5	1733	$2,300	$1.33	24d	1	1.15mi
3508 Pakenham Dr Chalmette, LA	2.0	1.0	1000	$1,150	$1.15	3d	1	1.16mi
3606 Pakenham Dr Unit 3606 Chalmette, LA	3.0	2.0	1400	$1,800	$1.29	12d	1	1.17mi
3615 Jupiter Dr Chalmette, LA	3.0	1.5	1000	$1,595	$1.59	44d	1	1.22mi
2709 Munster Blvd Meraux, LA	3.0	2.0	1411	$1,900	$1.35	24d	1	1.23mi

Listing history 10 events

1. 2026-06-18
   days on market $145,000 Active 14 DOM
2. 2026-06-17
   days on market $145,000 Active 13 DOM
3. 2026-06-16
   days on market $145,000 Active 12 DOM
4. 2026-06-15
   days on market $145,000 Active 11 DOM
5. 2026-06-13
   days on market $145,000 Active 9 DOM
6. 2026-06-10
   days on market $145,000 Active 6 DOM
7. 2026-06-09
   days on market $145,000 Active 5 DOM
8. 2026-06-08
   days on market $145,000 Active 4 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    listed $145,000 Active 3 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: $2,066 · $172/mo
• Projected year-2 tax: $2,066 · $172/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,493
• − Mortgage interest: −$8,122
• − Property taxes: −$2,066
• − Insurance: −$1,522
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$4,218
• Taxable income: $1,285
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $3,168/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

+133.5% since first listed

28 events — show timeline

• 2026-06-04 Listed $145,000 AcadianaMLS
• 2026-06-04 Listed $145,000 GSREIN
• 2018-05-18 Sold (Public Records) $143,000 Public Records
• 2018-05-16 Sold (MLS) $143,000 GSREIN
• 2018-04-23 Pending — GSREIN
• 2018-04-17 Contingent — GSREIN
• 2018-03-28 Price Changed $143,000 GSREIN
• 2018-03-20 Listing Removed — GSREIN
• 2018-03-19 Relisted — GSREIN
• 2018-03-19 Listing Removed — GSREIN
• 2018-03-19 Listed $143,000 AcadianaMLS
• 2018-03-19 Listed $149,000 GSREIN
• 2018-01-19 Pending — GSREIN
• 2018-01-04 Price Changed $149,000 GSREIN
• 2017-12-04 Listed $149,000 AcadianaMLS
• 2017-12-04 Listed $159,000 GSREIN
• 2014-12-29 Sold (Public Records) $138,000 Public Records
• 2014-12-19 Sold (MLS) $138,000 GSREIN
• 2014-08-13 Listed $139,900 AcadianaMLS
• 2014-08-13 Listed $139,900 GSREIN
• 2011-12-03 Listed $125,000 GSREIN
• 2011-12-03 Listed $125,000 AcadianaMLS
• 2010-02-18 Sold (Public Records) $119,400 Public Records
• 2010-02-12 Sold (MLS) $119,400 GSREIN
• 2010-01-08 Listed $119,900 AcadianaMLS
• 2010-01-08 Listed $119,900 GSREIN
• 2008-07-23 Sold (Public Records) $25,000 Public Records
• 1990-10-31 Sold (Public Records) $62,097 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,066 · -0.7% YoY. Source: county tax records.