1104 Perrin Dr · Arabi, LA 70032

$259,900

3 bd · 2.0 ba · 1,962 sqft · SingleFamily · 70 Days on market

Built 1965 6,599 sqft lot $132/sqft · 29% below area Est $367k · 29% 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).

• Cash flow +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Schools +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1104 Perrin Drive, located in the highly sought-after St. Claude Heights neighborhood in Arabi. Just a short walk to the brand-new St. Bernard Parish 40-Arpent Bike Path and Newly renovated Patricia Park! Inside, you'll find an open floorplan designed for comfortable living and easy entertaining. The living area features tray ceilings, a cozy fireplace, and large front windows that bring in an abundance of natural light. The spacious kitchen is equipped with granite countertops, a center island, and a breakfast nook- perfect for everyday meals or gathering with family and friends. This home was renovated in recent years with modern finishes and thoughtful upgrades throughout, including no carpet for easy maintenance. Step outside to a covered patio area that can serve as both outdoor entertaining space or additional covered parking. The large workshop provides plenty of room for storage, hobbies, or projects. Additional highlights include a roof and hot water replacement in 2019 and a location that continues to grow in popularity. If you're looking for a move-in ready home in a great neighborhood with modern updates and outdoor versatility, this one is definitely worth a look.

Key facts

• Open floorplan
• Granite countertops
• Center island

Tags

• ST CLAUDE HEIGHTS NEIGHBORHOOD
• ST BERNARD PARISH BIKE PATH
• NEWLY RENOVATED PATRICIA PARK
• OPEN FLOORPLAN
• GRANITE COUNTERTOPS
• CENTER ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (12.4% below list).
• Recommended offer: $228k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 5.3% in Arabi — 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 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; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 70 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $150k; list at $260k implies a 73% 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 $227,779 (12.4% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 9.5

CMA / ARV

• ARV (median comp): $366,866
• List price: $259,900
• Delta: -29.16%
• 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
7536 Patricia St	0.12mi	4/2.5 (+1)	1,924 (-2%)	4mo	$369,000	$192	81
208 Bear Dr	0.21mi	3/2.5	1,850 (-6%)	1mo	$199,000	$108	78
412 Genet Dr	0.30mi	3/2.0	1,850 (-6%)	0mo	$350,000	$189	77
1702 Schnell Dr	0.05mi	3/2.5	1,739 (-11%)	2mo	$325,000	$187	75
901 Cougar Dr	0.41mi	3/2.0	2,023 (+3%)	1mo	$540,000	$267	74
1932 Rose St	0.37mi	4/2.0 (+1)	1,884 (-4%)	4mo	$334,000	$177	68
216 Bear Dr	0.22mi	3/2.0	1,696 (-14%)	4mo	$300,000	$177	64
1908 Benjamin St	0.33mi	3/2.0	1,729 (-12%)	2mo	$315,000	$182	63
105 Cougar Dr	0.12mi	4/2.5 (+1)	1,700 (-13%)	6mo	$299,000	$176	60
1921 Schnell Dr	0.39mi	3/2.5	2,217 (+13%)	2mo	$340,000	$153	57
1819 Angela Ave	0.55mi	3/2.0	1,739 (-11%)	0mo	$314,500	$181	55
300 Parish Dr	0.72mi	3/2.0	1,822 (-7%)	2mo	$239,900	$132	53

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-31,629
• Equity at exit: $38,752

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-14,221
• Equity at exit: $22,471

Cash invested: $72,772 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$96 /mo · $1,153/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $166

Break-even live

Break-even rent $2,068

Max offer price $259,900

Occupancy floor 88%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7532 Patricia St Arabi, LA	4.0	3.0	2099	$2,200	$1.05	44d	1	0.13mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	2d	1	0.15mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	3d	1	0.15mi
1529 Schnell Dr Arabi, LA	3.0	2.5	1736	$2,600	$1.50	2d	1	0.23mi
424 Chinchilla Dr Arabi, LA	3.0	2.0	1735	$3,500	$2.02	16d	1	0.31mi
1511 Schnell Dr Arabi, LA	4.0	3.0	1700	$1,850	$1.09	3d	1	0.31mi
309 Fawn Dr Arabi, LA	3.0	2.5	1745	$2,500	$1.43	2d	1	0.33mi
2012 Esteban St Arabi, LA	3.0	2.0	1466	$2,500	$1.71	10d	1	0.42mi
1239 Center St Arabi, LA	4.0	2.0	1922	$3,500	$1.82	3d	1	0.57mi
1714 Tricou St New Orleans, LA	3.0	2.0	1271	$1,900	$1.49	24d	1	0.81mi
1824 Saint Maurice Ave New Orleans, LA	4.0	2.0	1500	$1,500	$1.00	24d	1	0.84mi
1901 Tupelo St New Orleans, LA	3.0	2.5	1568	$2,300	$1.47	3d	1	0.87mi
6900 Royal St Arabi, LA	3.0	2.0	1579	$5,888	$3.73	3d	1	1.11mi
1201 Gordon St New Orleans, LA	3.0	2.5	1367	$1,900	$1.39	17d	1	1.14mi
114 8th St Chalmette, LA	3.0	1.0	1275	$1,695	$1.33	44d	1	1.17mi
8413 Benjamin Dr Chalmette, LA	3.0	2.0	1800	$2,300	$1.28	3d	1	1.21mi
438 Friscoville Ave Arabi, LA	3.0	2.0	1500	$3,200	$2.13	3d	1	1.23mi
1314 Lamanche St New Orleans, LA	4.0	1.0	1300	$2,100	$1.62	16d	1	1.28mi
8600 Patricia St Chalmette, LA	3.0	2.0	1255	$1,550	$1.24	24d	1	1.38mi
5461 Saint Claude Ave New Orleans, LA	4.0	2.0	1250	$2,350	$1.88	24d	1	1.46mi
5459 Saint Claude Ave Unit 5461 New Orleans, LA	4.0	2.0	1454	$2,350	$1.62	24d	1	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $259,900 Active 70 DOM
2. 2026-06-17
   days on market $259,900 Active 69 DOM
3. 2026-06-16
   days on market $259,900 Active 68 DOM
4. 2026-06-15
   days on market $259,900 Active 67 DOM
5. 2026-06-13
   days on market $259,900 Active 65 DOM
6. 2026-06-10
   days on market $259,900 Active 62 DOM
7. 2026-06-09
   days on market $259,900 Active 61 DOM
8. 2026-06-08
   days on market $259,900 Active 60 DOM
9. 2026-06-07
   pricedays on market $259,900 Active 59 DOM
10. 2026-06-03
    days on market $264,900 Active 55 DOM
11. 2026-06-02
    days on market $264,900 Active 54 DOM
12. 2026-06-01
    days on market $264,900 Active 53 DOM
13. 2026-05-31
    days on market $264,900 Active 52 DOM
14. 2026-05-03
    status Active 1206-char remark

    Show marketing remark (1219 chars)

    Welcome to 1104 Perrin Drive, located in the highly sought-after St. Claude Heights neighborhood in Arabi. Just a short walk to the brand-new St. Bernard Parish 40-Arpent Bike Path and Newly renovated Patricia Park! Inside, you’ll find an open floorplan designed for comfortable living and easy entertaining. The living area features tray ceilings, a cozy fireplace, and large front windows that bring in an abundance of natural light. The spacious kitchen is equipped with granite countertops, a center island, and a breakfast nook- perfect for everyday meals or gathering with family and friends. This home was renovated in recent years with modern finishes and thoughtful upgrades throughout, including no carpet for easy maintenance. Step outside to a covered patio area that can serve as both outdoor entertaining space or additional covered parking. The large workshop provides plenty of room for storage, hobbies, or projects. Additional highlights include a roof and hot water replacement in 2019 and a location that continues to grow in popularity. If you’re looking for a move-in ready home in a great neighborhood with modern updates and outdoor versatility, this one is definitely worth a look.

15. 2026-05-03
    status Active 1219-char remark

    Show marketing remark (1219 chars)

    Welcome to 1104 Perrin Drive, located in the highly sought-after St. Claude Heights neighborhood in Arabi. Just a short walk to the brand-new St. Bernard Parish 40-Arpent Bike Path and Newly renovated Patricia Park! Inside, you’ll find an open floorplan designed for comfortable living and easy entertaining. The living area features tray ceilings, a cozy fireplace, and large front windows that bring in an abundance of natural light. The spacious kitchen is equipped with granite countertops, a center island, and a breakfast nook- perfect for everyday meals or gathering with family and friends. This home was renovated in recent years with modern finishes and thoughtful upgrades throughout, including no carpet for easy maintenance. Step outside to a covered patio area that can serve as both outdoor entertaining space or additional covered parking. The large workshop provides plenty of room for storage, hobbies, or projects. Additional highlights include a roof and hot water replacement in 2019 and a location that continues to grow in popularity. If you’re looking for a move-in ready home in a great neighborhood with modern updates and outdoor versatility, this one is definitely worth a look.

16. 2026-04-18
    status Pending 1206-char remark

    Show marketing remark (1219 chars)

    Welcome to 1104 Perrin Drive, located in the highly sought-after St. Claude Heights neighborhood in Arabi. Just a short walk to the brand-new St. Bernard Parish 40-Arpent Bike Path and Newly renovated Patricia Park! Inside, you’ll find an open floorplan designed for comfortable living and easy entertaining. The living area features tray ceilings, a cozy fireplace, and large front windows that bring in an abundance of natural light. The spacious kitchen is equipped with granite countertops, a center island, and a breakfast nook- perfect for everyday meals or gathering with family and friends. This home was renovated in recent years with modern finishes and thoughtful upgrades throughout, including no carpet for easy maintenance. Step outside to a covered patio area that can serve as both outdoor entertaining space or additional covered parking. The large workshop provides plenty of room for storage, hobbies, or projects. Additional highlights include a roof and hot water replacement in 2019 and a location that continues to grow in popularity. If you’re looking for a move-in ready home in a great neighborhood with modern updates and outdoor versatility, this one is definitely worth a look.

17. 2026-04-18
    historical Active Under Contract 1219-char remark

    Show marketing remark (1219 chars)

    Welcome to 1104 Perrin Drive, located in the highly sought-after St. Claude Heights neighborhood in Arabi. Just a short walk to the brand-new St. Bernard Parish 40-Arpent Bike Path and Newly renovated Patricia Park! Inside, you’ll find an open floorplan designed for comfortable living and easy entertaining. The living area features tray ceilings, a cozy fireplace, and large front windows that bring in an abundance of natural light. The spacious kitchen is equipped with granite countertops, a center island, and a breakfast nook- perfect for everyday meals or gathering with family and friends. This home was renovated in recent years with modern finishes and thoughtful upgrades throughout, including no carpet for easy maintenance. Step outside to a covered patio area that can serve as both outdoor entertaining space or additional covered parking. The large workshop provides plenty of room for storage, hobbies, or projects. Additional highlights include a roof and hot water replacement in 2019 and a location that continues to grow in popularity. If you’re looking for a move-in ready home in a great neighborhood with modern updates and outdoor versatility, this one is definitely worth a look.

18. 2026-04-09
    listed $264,900 Active 1206-char remark

    Show marketing remark (1219 chars)

    Welcome to 1104 Perrin Drive, located in the highly sought-after St. Claude Heights neighborhood in Arabi. Just a short walk to the brand-new St. Bernard Parish 40-Arpent Bike Path and Newly renovated Patricia Park! Inside, you’ll find an open floorplan designed for comfortable living and easy entertaining. The living area features tray ceilings, a cozy fireplace, and large front windows that bring in an abundance of natural light. The spacious kitchen is equipped with granite countertops, a center island, and a breakfast nook- perfect for everyday meals or gathering with family and friends. This home was renovated in recent years with modern finishes and thoughtful upgrades throughout, including no carpet for easy maintenance. Step outside to a covered patio area that can serve as both outdoor entertaining space or additional covered parking. The large workshop provides plenty of room for storage, hobbies, or projects. Additional highlights include a roof and hot water replacement in 2019 and a location that continues to grow in popularity. If you’re looking for a move-in ready home in a great neighborhood with modern updates and outdoor versatility, this one is definitely worth a look.

19. 2026-04-09
    listed $264,900 Active 1219-char remark

    Show marketing remark (1219 chars)

    Welcome to 1104 Perrin Drive, located in the highly sought-after St. Claude Heights neighborhood in Arabi. Just a short walk to the brand-new St. Bernard Parish 40-Arpent Bike Path and Newly renovated Patricia Park! Inside, you’ll find an open floorplan designed for comfortable living and easy entertaining. The living area features tray ceilings, a cozy fireplace, and large front windows that bring in an abundance of natural light. The spacious kitchen is equipped with granite countertops, a center island, and a breakfast nook- perfect for everyday meals or gathering with family and friends. This home was renovated in recent years with modern finishes and thoughtful upgrades throughout, including no carpet for easy maintenance. Step outside to a covered patio area that can serve as both outdoor entertaining space or additional covered parking. The large workshop provides plenty of room for storage, hobbies, or projects. Additional highlights include a roof and hot water replacement in 2019 and a location that continues to grow in popularity. If you’re looking for a move-in ready home in a great neighborhood with modern updates and outdoor versatility, this one is definitely worth a look.

20. 2019-10-30
    soldstatus $150,000
21. 2015-05-13
    soldstatus $150,000
22. 2009-06-15
    soldstatus $150,000
23. 2007-10-11
    soldstatus $25,500
24. 2005-05-31
    soldstatus $140,000

ⓘ 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: $1,153 · $96/mo
• Projected year-2 tax: $1,429 · $119/mo
• Expected delta: +$276/yr (+$23/mo · 24.0%)

ⓘ 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: $27,333
• − Mortgage interest: −$14,558
• − Property taxes: −$1,153
• − Insurance: −$2,097
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$7,561
• Taxable loss: −$2,409
• Est. tax savings @ 24.0%: +$578
• After-tax cash flow: $2,566/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

+89.2% since first listed

11 events — show timeline

• 2026-05-03 Relisted — AcadianaMLS
• 2026-05-03 Relisted — GSREIN
• 2026-04-18 Pending — AcadianaMLS
• 2026-04-18 Contingent — GSREIN
• 2026-04-09 Listed $264,900 GSREIN
• 2026-04-09 Listed $264,900 AcadianaMLS
• 2019-10-30 Sold (Public Records) $150,000 Public Records
• 2015-05-13 Sold (Public Records) $150,000 Public Records
• 2009-06-15 Sold (Public Records) $150,000 Public Records
• 2007-10-11 Sold (Public Records) $25,500 Public Records
• 2005-05-31 Sold (Public Records) $140,000 Public Records

Property tax history

-4.0%/yr

Latest (2025): $1,153 · -50.1% YoY. Source: county tax records.