811 2nd St · Norco, LA 70079

$175,000

3 bd · 3.0 ba · 2,192 sqft · SingleFamily public records · 14 Days on market

Built 1965 Est $324k · 46% under ↓ 26% since listing

---

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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.2/10.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this spacious 3-bedroom, 3-bathroom property offering comfort, flexibility, and room to grow--just waiting for your personal touches to truly make it home! Thoughtfully designed with generous living areas, this home provides the perfect layout for both everyday living and entertaining. Situated on a large lot, the fully fenced yard offers privacy and plenty of space for pets, play, or outdoor gatherings. A two-car garage and ample additional parking ensure there's room for vehicles, guests, or recreational toys with ease. Whether you're looking for space to spread out or a property with great potential to customize and add value, this home presents an incredible opportunity to create something special. HUD OWNED PROPERTY CASE # 221-552365 SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING. Broker must have valid NAID # to participate & show property. Selling agent to place offer directly to www.HUDHOMESTORE.gov. Managed by Olympusams.com. Check HUDHOMESTORE.gov for eligible bidders.

Key facts

• Garage
• Built 1965
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).

Location & tenants

• Location reads 68/100 on livability (#83 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• St. Charles Parish (suburban): math 40% / reading 51% proficiency, ranked #14 of 98 in LA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 74 units permitted in St. Charles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $-46 appreciation (-0.0% local appreciation)).
• St. Charles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A99 (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1965 — 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. Schools are A-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?
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: 1.22% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.53%
• DSCR: 1.56
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $324,416
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 Pine St	0.40mi	3/2.0	2,107 (-4%)	5mo	$215,000	$102	66
571 Oak St	0.68mi	4/3.0 (+1)	2,135 (-3%)	2mo	$347,000	$163	57
256 5th St	0.67mi	4/2.0 (+1)	2,059 (-6%)	12mo	$305,000	$148	40
555 Alleman St	0.74mi	3/2.0	1,928 (-12%)	23mo	$220,000	$114	22

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

Projected returns pro-forma

-0.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.40×
• Total profit: $19,371
• Equity at exit: $50,587

10-year hold

• IRR: 13.4%
• Equity multiple: 2.46×
• Total profit: $71,648
• Equity at exit: $60,627

Cash invested: $49,000 (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 70079

• Home prices YoY: -0.0%
• Active inventory: 11
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,141 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$189 /mo · $2,273/yr
• Insurance: −$73
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $386

Break-even live

Break-even rent $1,652

Max offer price $175,000

Occupancy floor 77%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 Pretty Acres Ave Hahnville, LA	4.0	2.0	1875	$2,300	$1.23	3d	1	1.23mi
12 River Park Dr Hahnville, LA	3.0	2.5	2224	$2,000	$0.90	17d	1	1.26mi

Listing history 9 events

1. 2026-03-06
   status Pending 1005-char remark

   Show marketing remark (1005 chars)

   Welcome to this spacious 3-bedroom, 3-bathroom property offering comfort, flexibility, and room to grow--just waiting for your personal touches to truly make it home! Thoughtfully designed with generous living areas, this home provides the perfect layout for both everyday living and entertaining. Situated on a large lot, the fully fenced yard offers privacy and plenty of space for pets, play, or outdoor gatherings. A two-car garage and ample additional parking ensure there's room for vehicles, guests, or recreational toys with ease. Whether you're looking for space to spread out or a property with great potential to customize and add value, this home presents an incredible opportunity to create something special. HUD OWNED PROPERTY CASE # 221-552365 SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING. Broker must have valid NAID # to participate & show property. Selling agent to place offer directly to www.HUDHOMESTORE.gov. Managed by Olympusams.com. Check HUDHOMESTORE.gov for eligible bidders.

2. 2026-03-06
   status Pending

   Show marketing remark (1005 chars)

   Welcome to this spacious 3-bedroom, 3-bathroom property offering comfort, flexibility, and room to grow--just waiting for your personal touches to truly make it home! Thoughtfully designed with generous living areas, this home provides the perfect layout for both everyday living and entertaining. Situated on a large lot, the fully fenced yard offers privacy and plenty of space for pets, play, or outdoor gatherings. A two-car garage and ample additional parking ensure there's room for vehicles, guests, or recreational toys with ease. Whether you're looking for space to spread out or a property with great potential to customize and add value, this home presents an incredible opportunity to create something special. HUD OWNED PROPERTY CASE # 221-552365 SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING. Broker must have valid NAID # to participate & show property. Selling agent to place offer directly to www.HUDHOMESTORE.gov. Managed by Olympusams.com. Check HUDHOMESTORE.gov for eligible bidders.

3. 2026-03-03
   status Active 1005-char remark

   Show marketing remark (1005 chars)

   Welcome to this spacious 3-bedroom, 3-bathroom property offering comfort, flexibility, and room to grow--just waiting for your personal touches to truly make it home! Thoughtfully designed with generous living areas, this home provides the perfect layout for both everyday living and entertaining. Situated on a large lot, the fully fenced yard offers privacy and plenty of space for pets, play, or outdoor gatherings. A two-car garage and ample additional parking ensure there's room for vehicles, guests, or recreational toys with ease. Whether you're looking for space to spread out or a property with great potential to customize and add value, this home presents an incredible opportunity to create something special. HUD OWNED PROPERTY CASE # 221-552365 SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING. Broker must have valid NAID # to participate & show property. Selling agent to place offer directly to www.HUDHOMESTORE.gov. Managed by Olympusams.com. Check HUDHOMESTORE.gov for eligible bidders.

4. 2026-03-03
   status Active

   Show marketing remark (1005 chars)

   Welcome to this spacious 3-bedroom, 3-bathroom property offering comfort, flexibility, and room to grow--just waiting for your personal touches to truly make it home! Thoughtfully designed with generous living areas, this home provides the perfect layout for both everyday living and entertaining. Situated on a large lot, the fully fenced yard offers privacy and plenty of space for pets, play, or outdoor gatherings. A two-car garage and ample additional parking ensure there's room for vehicles, guests, or recreational toys with ease. Whether you're looking for space to spread out or a property with great potential to customize and add value, this home presents an incredible opportunity to create something special. HUD OWNED PROPERTY CASE # 221-552365 SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING. Broker must have valid NAID # to participate & show property. Selling agent to place offer directly to www.HUDHOMESTORE.gov. Managed by Olympusams.com. Check HUDHOMESTORE.gov for eligible bidders.

5. 2026-02-23
   status Pending 1005-char remark

   Show marketing remark (1005 chars)

   Welcome to this spacious 3-bedroom, 3-bathroom property offering comfort, flexibility, and room to grow--just waiting for your personal touches to truly make it home! Thoughtfully designed with generous living areas, this home provides the perfect layout for both everyday living and entertaining. Situated on a large lot, the fully fenced yard offers privacy and plenty of space for pets, play, or outdoor gatherings. A two-car garage and ample additional parking ensure there's room for vehicles, guests, or recreational toys with ease. Whether you're looking for space to spread out or a property with great potential to customize and add value, this home presents an incredible opportunity to create something special. HUD OWNED PROPERTY CASE # 221-552365 SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING. Broker must have valid NAID # to participate & show property. Selling agent to place offer directly to www.HUDHOMESTORE.gov. Managed by Olympusams.com. Check HUDHOMESTORE.gov for eligible bidders.

6. 2026-02-23
   status Pending

   Show marketing remark (1005 chars)

   Welcome to this spacious 3-bedroom, 3-bathroom property offering comfort, flexibility, and room to grow--just waiting for your personal touches to truly make it home! Thoughtfully designed with generous living areas, this home provides the perfect layout for both everyday living and entertaining. Situated on a large lot, the fully fenced yard offers privacy and plenty of space for pets, play, or outdoor gatherings. A two-car garage and ample additional parking ensure there's room for vehicles, guests, or recreational toys with ease. Whether you're looking for space to spread out or a property with great potential to customize and add value, this home presents an incredible opportunity to create something special. HUD OWNED PROPERTY CASE # 221-552365 SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING. Broker must have valid NAID # to participate & show property. Selling agent to place offer directly to www.HUDHOMESTORE.gov. Managed by Olympusams.com. Check HUDHOMESTORE.gov for eligible bidders.

7. 2026-02-12
   listed $175,000 Active 1005-char remark

   Show marketing remark (1005 chars)

   Welcome to this spacious 3-bedroom, 3-bathroom property offering comfort, flexibility, and room to grow--just waiting for your personal touches to truly make it home! Thoughtfully designed with generous living areas, this home provides the perfect layout for both everyday living and entertaining. Situated on a large lot, the fully fenced yard offers privacy and plenty of space for pets, play, or outdoor gatherings. A two-car garage and ample additional parking ensure there's room for vehicles, guests, or recreational toys with ease. Whether you're looking for space to spread out or a property with great potential to customize and add value, this home presents an incredible opportunity to create something special. HUD OWNED PROPERTY CASE # 221-552365 SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING. Broker must have valid NAID # to participate & show property. Selling agent to place offer directly to www.HUDHOMESTORE.gov. Managed by Olympusams.com. Check HUDHOMESTORE.gov for eligible bidders.

8. 2026-02-12
   listed $175,000 Active

   Show marketing remark (1005 chars)

   Welcome to this spacious 3-bedroom, 3-bathroom property offering comfort, flexibility, and room to grow--just waiting for your personal touches to truly make it home! Thoughtfully designed with generous living areas, this home provides the perfect layout for both everyday living and entertaining. Situated on a large lot, the fully fenced yard offers privacy and plenty of space for pets, play, or outdoor gatherings. A two-car garage and ample additional parking ensure there's room for vehicles, guests, or recreational toys with ease. Whether you're looking for space to spread out or a property with great potential to customize and add value, this home presents an incredible opportunity to create something special. HUD OWNED PROPERTY CASE # 221-552365 SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING. Broker must have valid NAID # to participate & show property. Selling agent to place offer directly to www.HUDHOMESTORE.gov. Managed by Olympusams.com. Check HUDHOMESTORE.gov for eligible bidders.

9. 2016-08-09
   soldstatus $235,000

ⓘ 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: $2,273 · $189/mo
• Projected year-2 tax: $2,273 · $189/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 6/10 Major FEMA zone A99 · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 23 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: $25,696
• − Mortgage interest: −$9,803
• − Property taxes: −$2,273
• − Insurance: −$2,378
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$5,091
• Taxable income: $2,041
• Est. tax owed @ 24.0%: −$490
• After-tax cash flow: $4,147/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. Charles Parish
• NCES district ID: 2201440
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $60,261
• Composite: 40.0/100
• National rank: #3830
• State rank: #14 of 98 in LA

Livability — Norco

• Score: 68/100
• State rank: #83
• US rank: #9293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norco, LA
• City population: 2,822
• Population (ZIP): 2,822

Population outlook (St. Charles County) Hauer SSP2

• Today (2025): 53,296 people
• By 2030: 53,030 · -0.5%
• By 2040: 51,646 · -3.1%
• By 2050: 49,771 · -6.6%
• By 2075: 46,993 · -11.8%
• By 2100: 44,473 · -16.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 26% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% Arabic 1%

Political lean MEDSL · St. Charles

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.6%
• 2008→2024 swing: -1.1pp toward R · 2008: -31.2pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+29.6 2016: R+30.8 2012: R+27.8 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ -0.03%
• Current HPI: 252.5871
• 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

-25.5% since first listed

9 events — show timeline

• 2026-03-06 Pending — AcadianaMLS
• 2026-03-06 Pending — GSREIN
• 2026-03-03 Relisted — AcadianaMLS
• 2026-03-03 Relisted — GSREIN
• 2026-02-23 Pending — AcadianaMLS
• 2026-02-23 Pending — GSREIN
• 2026-02-12 Listed $175,000 GSREIN
• 2026-02-12 Listed $175,000 AcadianaMLS
• 2016-08-09 Sold (Public Records) $235,000 Public Records

Property tax history

+2.7%/yr

Latest (2024): $2,273 · +54.2% YoY. Source: county tax records.