212 Ocelot Dr · Arabi, LA 70032

$279,000

3 bd · 2.5 ba · 1,639 sqft · SingleFamily · 56 Days on market

Built 1984 0.25 ac lot $170/sqft · 21% below area Est $352k · 21% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• Schools +5.0/10.0
• DSCR +4.3/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on a double lot in Arabi, 212 Ocelot Dr offers space, versatility, and plenty of potential. This 3 bedroom, 2.5 bath two-story brick home features a functional layout with room to grow. Spacious bedrooms and a bonus room that could potentially be a fourth bedroom. The chef's kitchen includes stainless appliances, a center island, and ample workspace, opening into the main living areas. With both a garage and carport, there's no shortage of parking or storage. The double lot ensures plenty of room to stretch out for outdoor activities. Whether you're looking to customize your next home or invest in a property with solid bones, this one is ready for your finishing touches to truly make it your own.

Key facts

• Garage
• Stainless appliances
• Double lot

Tags

• DOUBLE LOT
• CHEF'S KITCHEN
• STAINLESS APPLIANCES
• CENTER ISLAND
• BONUS ROOM
• GARAGE

Property features AI

Exterior

• Parking: Garage; Carport; Two parking spaces
• Utilities: Public water; Public sewer
• Home design: 2 stories; Brick construction; Shingle roof; Slab foundation; Average condition
• Construction: Built with brick
• Exterior features: Fenced yard; Porch

Interior

• Kitchen: Microwave; Oven; Range
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Has heating; Has cooling
• Interior features: Ceiling fans; Pantry
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-17 ($-206/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (21.3% below list).
• Recommended offer: $220k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.3% in Arabi — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#45 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, amenities F, commute F.
• Market conditions: 99 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $2k of loan paydown is wiped out by about $8k 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 56 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $4k; list at $279k implies a 6705% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,617 (21.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.79% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 10.6

CMA / ARV

• ARV (median comp): $352,458
• List price: $279,000
• Delta: -20.84%
• 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
216 Bear Dr	0.05mi	3/2.0	1,696 (+4%)	4mo	$300,000	$177	86
1702 Schnell Dr	0.23mi	3/2.5	1,739 (+6%)	2mo	$325,000	$187	78
208 Bear Dr	0.06mi	3/2.5	1,850 (+13%)	1mo	$199,000	$108	75
105 Cougar Dr	0.26mi	4/2.5 (+1)	1,700 (+4%)	6mo	$299,000	$176	72
306 Mink Dr	0.12mi	3/2.0	1,436 (-12%)	1mo	$204,000	$142	71
1908 Benjamin St	0.41mi	3/2.0	1,729 (+6%)	2mo	$315,000	$182	68
412 Genet Dr	0.24mi	3/2.0	1,850 (+13%)	0mo	$350,000	$189	65
7211 Claiborne Ct	0.61mi	3/2.0	1,589 (-3%)	6mo	$290,000	$183	59
120 Livingston Ave	0.69mi	3/2.0	1,559 (-5%)	1mo	$235,000	$151	57
1819 Angela Ave	0.73mi	3/2.0	1,739 (+6%)	0mo	$314,500	$181	54
316 Sable Dr	0.60mi	3/2.5	1,455 (-11%)	3mo	$224,000	$154	51
1932 Rose St	0.38mi	4/2.0 (+1)	1,884 (+15%)	4mo	$334,000	$177	47

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-46,377
• Equity at exit: $41,600

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-42,096
• Equity at exit: $24,123

Cash invested: $78,120 (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 70032

• Active inventory: 99
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,196 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$106 /mo · $1,276/yr
• Insurance: −$116
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-17

Break-even live

Break-even rent $2,218

Max offer price $275,970

Occupancy floor 96%

Sensitivity live

Price	-10% $141	-5% $62	+0% $-17	+5% $-96	+10% $-175
Rent	-10% $-191	-5% $-104	+0% $-17	+5% $70	+10% $156
Rate	-1.0pp $123	-0.5pp $54	base $-17	+0.5pp $-89	+1.0pp $-163

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	2d	1	0.14mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	3d	1	0.14mi
7532 Patricia St Arabi, LA	4.0	3.0	2099	$2,200	$1.05	44d	1	0.14mi
424 Chinchilla Dr Arabi, LA	3.0	2.0	1735	$3,500	$2.02	17d	1	0.16mi
309 Fawn Dr Arabi, LA	3.0	2.5	1745	$2,500	$1.43	2d	1	0.30mi
1529 Schnell Dr Arabi, LA	3.0	2.5	1736	$2,600	$1.50	2d	1	0.34mi
1511 Schnell Dr Arabi, LA	4.0	3.0	1700	$1,850	$1.09	4d	1	0.42mi
310 Lynx Dr Arabi, LA	3.0	2.0	1050	$1,775	$1.69	24d	1	0.42mi
2301 Esteban St Arabi, LA	3.0	1.0	1102	$1,800	$1.63	15d	1	0.56mi
2012 Esteban St Arabi, LA	3.0	2.0	1466	$2,500	$1.71	11d	1	0.60mi
1239 Center St Arabi, LA	4.0	2.0	1922	$3,500	$1.82	3d	1	0.68mi
1333 Angela Ave Arabi, LA	3.0	2.0	1090	$1,850	$1.70	3d	1	0.91mi
1714 Tricou St New Orleans, LA	3.0	2.0	1271	$1,900	$1.49	24d	1	0.99mi
1824 Saint Maurice Ave New Orleans, LA	4.0	2.0	1500	$1,500	$1.00	24d	1	1.01mi
8413 Benjamin Dr Chalmette, LA	3.0	2.0	1800	$2,300	$1.28	4d	1	1.04mi
1901 Tupelo St New Orleans, LA	3.0	2.5	1568	$2,300	$1.47	4d	1	1.05mi
8506 Deerfield Dr Chalmette, LA	2.0	1.0	1089	$1,350	$1.24	18d	1	1.08mi
114 8th St Chalmette, LA	3.0	1.0	1275	$1,695	$1.33	44d	1	1.10mi
1334 Tricou St New Orleans, LA	2.0	1.0	1117	$1,500	$1.34	22d	1	1.11mi
8401 Livingston Ave Unit D Chalmette, LA	2.0	1.5	1100	$1,200	$1.09	44d	1	1.13mi
616 Lebeau St Unit A Arabi, LA	2.0	1.0	1205	$1,650	$1.37	44d	1	1.21mi
3563 Kings Dr Chalmette, LA	2.0	1.5	1080	$1,400	$1.30	44d	1	1.22mi
3561 Kings Dr Chalmette, LA	2.0	1.5	1080	$1,400	$1.30	44d	1	1.22mi
8600 Patricia St Chalmette, LA	3.0	2.0	1255	$1,550	$1.24	24d	1	1.22mi
6900 Royal St Arabi, LA	3.0	2.0	1579	$5,888	$3.73	3d	1	1.23mi
1925 Alabo St Unit A New Orleans, LA	3.0	2.0	1199	$1,500	$1.25	22d	1	1.24mi
1201 Gordon St New Orleans, LA	3.0	2.5	1367	$1,900	$1.39	18d	1	1.32mi
438 Friscoville Ave Arabi, LA	3.0	2.0	1500	$3,200	$2.13	3d	1	1.34mi
6038 N Rampart St New Orleans, LA	3.0	2.0	1080	$1,795	$1.66	24d	1	1.39mi
5618 N Tonti St New Orleans, LA	3.0	2.0	1128	$1,550	$1.37	24d	1	1.40mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1178	$1,600	$1.36	24d	1	1.44mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	4d	1	1.44mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	3d	1	1.44mi
1314 Lamanche St New Orleans, LA	4.0	1.0	1300	$2,100	$1.62	17d	1	1.45mi
2539 Fats Domino Ave New Orleans, LA	3.0	2.0	1184	$1,850	$1.56	21d	1	1.46mi
9101 Virtue St Unit 9101 Chalmette, LA	3.0	2.0	1100	$1,690	$1.54	3d	1	1.47mi
1327 Fats Domino Ave Unit B New Orleans, LA	4.0	2.0	1200	$2,200	$1.83	17d	1	1.48mi
1327 Fats Domino Ave Unit A New Orleans, LA	3.0	2.0	1200	$1,900	$1.58	4d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $279,000 Active 56 DOM
2. 2026-06-17
   days on market $279,000 Active 55 DOM
3. 2026-06-16
   days on market $279,000 Active 54 DOM
4. 2026-06-15
   days on market $279,000 Active 53 DOM
5. 2026-06-13
   days on market $279,000 Active 51 DOM
6. 2026-06-10
   days on market $279,000 Active 48 DOM
7. 2026-06-09
   days on market $279,000 Active 47 DOM
8. 2026-06-08
   days on market $279,000 Active 46 DOM
9. 2026-06-07
   days on market $279,000 Active 45 DOM
10. 2026-06-03
    days on market $279,000 Active 41 DOM
11. 2026-06-02
    days on market $279,000 Active 40 DOM
12. 2026-06-01
    days on market $279,000 Active 39 DOM
13. 2026-05-31
    days on market $279,000 Active 38 DOM
14. 2026-04-23
    listed $279,000 Active 726-char remark

    Show marketing remark (714 chars)

    Situated on a double lot in Arabi, 212 Ocelot Dr offers space, versatility, and plenty of potential. This 3 bedroom, 2.5 bath two-story brick home features a functional layout with room to grow. Spacious bedrooms and a bonus room that could potentially be a fourth bedroom. The chef's kitchen includes stainless appliances, a center island, and ample workspace, opening into the main living areas. With both a garage and carport, there's no shortage of parking or storage. The double lot ensures plenty of room to stretch out for outdoor activities. Whether you're looking to customize your next home or invest in a property with solid bones, this one is ready for your finishing touches to truly make it your own.

15. 2026-04-23
    listed $279,000 Active 714-char remark

    Show marketing remark (714 chars)

    Situated on a double lot in Arabi, 212 Ocelot Dr offers space, versatility, and plenty of potential. This 3 bedroom, 2.5 bath two-story brick home features a functional layout with room to grow. Spacious bedrooms and a bonus room that could potentially be a fourth bedroom. The chef's kitchen includes stainless appliances, a center island, and ample workspace, opening into the main living areas. With both a garage and carport, there's no shortage of parking or storage. The double lot ensures plenty of room to stretch out for outdoor activities. Whether you're looking to customize your next home or invest in a property with solid bones, this one is ready for your finishing touches to truly make it your own.

16. 2011-05-03
    soldstatus $4,100
17. 2001-05-30
    soldstatus $174,500

    Show marketing remark (155 chars)

    STUDY OR 4TH BEDROOM ALSO DOWN. LARGE GARAGE AND ABOVE GROUND POOL. NEW ROOF WILL BE INSTALLED. TO BE SOLD "AS IS" WITH WAIVER AFTER INSPECTIONS.

18. 2001-03-08
    listed $178,500

    Show marketing remark (155 chars)

    STUDY OR 4TH BEDROOM ALSO DOWN. LARGE GARAGE AND ABOVE GROUND POOL. NEW ROOF WILL BE INSTALLED. TO BE SOLD "AS IS" WITH WAIVER AFTER INSPECTIONS.

19. 2001-03-08
    listed $178,500

    Show marketing remark (155 chars)

    STUDY OR 4TH BEDROOM ALSO DOWN. LARGE GARAGE AND ABOVE GROUND POOL. NEW ROOF WILL BE INSTALLED. TO BE SOLD "AS IS" WITH WAIVER AFTER INSPECTIONS.

ⓘ 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: $1,276 · $106/mo
• Projected year-2 tax: $1,534 · $128/mo
• Expected delta: +$259/yr (+$22/mo · 20.3%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,354
• − Mortgage interest: −$15,628
• − Property taxes: −$1,276
• − Insurance: −$2,192
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − Depreciation: −$8,116
• Taxable loss: −$5,076
• Est. tax savings @ 24.0%: +$1,218
• After-tax cash flow: $1,012/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)

No district data.

Livability — Arabi

• Score: 71/100
• State rank: #45
• US rank: #6891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arabi, LA
• City population: 4,436
• Population (ZIP): 4,436

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 0.59)
• Race & ethnicity: White 60% Black 18% Hispanic / Latino 14% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 13% Serbian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 3% Arabic 2%

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: ▼ -121.18%
• Current HPI: 224.6827
• 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

+56.3% since first listed

6 events — show timeline

• 2026-04-23 Listed $279,000 AcadianaMLS
• 2026-04-23 Listed $279,000 GSREIN
• 2011-05-03 Sold (Public Records) $4,100 Public Records
• 2001-05-30 Sold (MLS) $174,500 GSREIN
• 2001-03-08 Listed $178,500 AcadianaMLS
• 2001-03-08 Listed $178,500 GSREIN

Property tax history

-2.3%/yr

Latest (2025): $1,276 · -45.0% YoY. Source: county tax records.