1824 Heights Dr · Poydras, LA 70085

$130,000

3 bd · 1.0 ba · 1,067 sqft · SingleFamily · 39 Days on market

Built 2006 $122/sqft · 26% below area Est $175k · 26% 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 +18.0/30.0
• ARV discount +15.0/15.0
• Appreciation +7.7/10.0
• DSCR +5.6/10.0
• Schools +5.0/10.0
• 1% rule +4.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 bedroom, 1 bath-home, great for first-time buyers. This cozy residence features a fully fenced in yard, for pets, kids or outdoor entertainment. located just a short walk from the Islenos Museum, enjoy a touch of local culture right in your neighborhood.

Key facts

• Fully fenced in yard
• Parking
• Built 2006

Tags

• FULLY FENCED IN YARD
• SHORT WALK FROM ISLENOS MUSEUM

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Shingle roof; Slab foundation; City lot, rectangular (approx. 55 x 92)
• Construction: Built with brick; Shingle roofing; Slab foundation
• Exterior features: Fenced yard; Porch with concrete surface

Interior

• Kitchen: Oven; Range; Microwave; Refrigerator; Dishwasher
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 7 rooms; Very good condition
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $46 ($548/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 $119k (8.2% below list).
• Recommended offer: $119k (8.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#309 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B; Watch: amenities F, commute F, employment F.
• Zoned schools: J.F. Gauthier School (math 50% / reading 49%, grade D, #129 of 646 statewide, top 21%, 520 students, 68% FRL); St. Bernard Middle School (math 30% / reading 43%, grade F, #82 of 218 statewide, top 38%, 354 students, 74% FRL); Chalmette High School (math 34% / reading 41%, grade F, #93 of 265 statewide, top 36%, 2,334 students, 62% FRL).
• Market conditions: 95 active listings in the ZIP; 112 units permitted in St. Bernard Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($899 loan paydown + $7k appreciation (5.5% local appreciation)).
• St. Bernard County population projected at +89% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 33y 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 $74k; list at $130k implies a 76% 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 $119,334 (8.2% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 8% 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. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.70%
• DSCR: 1.16
• GRM: 9.1

CMA / ARV

• ARV (median comp): $175,323
• List price: $130,000
• Delta: -25.85%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1716 Heights Dr	0.15mi	3/1.5	1,085 (+2%)	15mo	$131,500	$121	76

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

Projected returns pro-forma

5.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 2.00×
• Total profit: $36,545
• Equity at exit: $77,560

10-year hold

• IRR: 15.7%
• Equity multiple: 3.92×
• Total profit: $106,411
• Equity at exit: $137,192

Cash invested: $36,400 (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 70085

• Home prices YoY: 3.4%
• Active inventory: 95
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $46

Break-even live

Break-even rent $1,136

Max offer price $130,000

Occupancy floor 91%

Sensitivity live

Price	-10% $119	-5% $82	+0% $46	+5% $9	+10% $-28
Rent	-10% $-49	-5% $-1	+0% $46	+5% $93	+10% $140
Rate	-1.0pp $111	-0.5pp $79	base $46	+0.5pp $12	+1.0pp $-22

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $130,000 Active 39 DOM
2. 2026-06-18
   days on market $130,000 Active 36 DOM
3. 2026-06-17
   days on market $130,000 Active 35 DOM
4. 2026-06-16
   days on market $130,000 Active 34 DOM
5. 2026-06-15
   days on market $130,000 Active 33 DOM
6. 2026-06-13
   days on market $130,000 Active 31 DOM
7. 2026-06-10
   days on market $130,000 Active 28 DOM
8. 2026-06-09
   days on market $130,000 Active 27 DOM
9. 2026-06-08
   days on market $130,000 Active 26 DOM
10. 2026-06-07
    days on market $130,000 Active 25 DOM
11. 2026-06-03
    days on market $130,000 Active 21 DOM
12. 2026-06-02
    days on market $130,000 Active 20 DOM
13. 2026-06-01
    days on market $130,000 Active 19 DOM
14. 2026-05-31
    days on market $130,000 Active 18 DOM
15. 2026-05-13
    listed $130,000 Active 256-char remark

    Show marketing remark (256 chars)

    3 bedroom, 1 bath-home, great for first-time buyers. This cozy residence features a fully fenced in yard, for pets, kids or outdoor entertainment. located just a short walk from the Islenos Museum, enjoy a touch of local culture right in your neighborhood.

16. 2026-05-13
    listed $130,000 Active 256-char remark

    Show marketing remark (256 chars)

    3 bedroom, 1 bath-home, great for first-time buyers. This cozy residence features a fully fenced in yard, for pets, kids or outdoor entertainment. located just a short walk from the Islenos Museum, enjoy a touch of local culture right in your neighborhood.

17. 2026-03-23
    status Active
18. 2026-03-11
    status Pending
19. 2026-02-26
    price $110,000
20. 2026-02-26
    price $110,000
21. 2025-10-22
    price $115,000
22. 2025-10-22
    price $115,000
23. 2025-09-13
    price $110,000
24. 2025-09-13
    price $110,000
25. 2025-05-27
    listed $130,000 Active
26. 2025-05-27
    listed $110,000 Active
27. 2014-05-07
    soldstatus $73,800
28. 1993-10-27
    listed $32,500

ⓘ 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: $1,137 · $95/mo
• Projected year-2 tax: $1,137 · $95/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 3/10 Moderate
• 🌡 Heat 9/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,320
• − Mortgage interest: −$7,282
• − Property taxes: −$1,137
• − Insurance: −$1,448
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$3,782
• Taxable loss: −$1,619
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $936/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 — Poydras

• Score: 58/100
• State rank: #309
• US rank: #21341

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,952

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 26% Two or more races 16% Black 5% Native American 1%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 17% Italian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▲ 5.49%
• Current HPI: 168.4026
• 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

+300.0% since first listed

13 events — show timeline

• 2026-05-13 Listed $130,000 GSREIN
• 2026-05-13 Listed $130,000 AcadianaMLS
• 2026-03-23 Relisted — AcadianaMLS
• 2026-03-11 Pending — AcadianaMLS
• 2026-02-26 Price Changed $110,000 AcadianaMLS
• 2026-02-26 Price Changed $110,000 GSREIN
• 2025-10-22 Price Changed $115,000 AcadianaMLS
• 2025-10-22 Price Changed $115,000 GSREIN
• 2025-09-13 Price Changed $110,000 AcadianaMLS
• 2025-09-13 Price Changed $110,000 GSREIN
• 2025-05-27 Listed $130,000 AcadianaMLS
• 2014-05-07 Sold (Public Records) $73,800 Public Records
• 1993-10-27 Listed $32,500 AcadianaMLS

Property tax history

+0.9%/yr

Latest (2024): $1,137 · +8.4% YoY. Source: county tax records.