503 Criswell Ct · Laplace, LA 70068

$194,900

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 186 Days on market

Built 1970 7,819 sqft lot Est $169k · 15% over ↓ 7% since listing

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Why this score? — see what drove the D- 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 +16.5/30.0
• DSCR +5.1/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming brick home on a lovely street in River Terrace Subdivision of La Place. Neighborhood is conveniently located off of Airline Hwy. This house is a cozy 3 bedroom, 2 baths featuring a new roof, new HVAC unit, updated rooms, new appliances, fresh paint, brick wall in the living room that opens up to a patio, large attached garage with a long driveway for additional parking. Vacant and easy to show. Room measurements are estimated. Buyer to verify all measurements.

Key facts

• Updated rooms
• Brick home
• New hvac unit

Tags

• BRICK HOME
• NEW ROOF
• NEW HVAC UNIT
• UPDATED ROOMS
• NEW APPLIANCES
• PATIO

Property features AI

Exterior

• Parking: Attached parking; Off-street parking; Driveway; Two parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Brick construction; Shingle roof; Slab foundation; Very good condition
• Exterior features: Permeable paving; Brick patio/porch

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Ceiling fan(s); Pull-down attic stairs

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/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 $177k (9.1% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.8% in Laplace — 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 70/100 on livability (#61 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.
• St. John The Baptist Parish (suburban): math 13% / reading 25% proficiency, ranked #68 of 98 in LA (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Emily C. Watkins Elementary (math 13% / reading 23%, grade F, #472 of 646 statewide, top 74%, 495 students, 35% FRL); East St. John Preparatory Academy (math 6% / reading 16%, grade F, #195 of 218 statewide, top 90%, 392 students, 63% FRL); East St. John High School (math 19% / reading 25%, grade F, #171 of 265 statewide, top 66%, 1,459 students, 48% FRL) — zoned schools average 49% FRL vs 82% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 179 active listings in the ZIP; 61 units permitted in St. John the Baptist Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($68k/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 $6k of value loss. Plan a longer hold.
• St. John the Baptist County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $171,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $169,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
427 Elvina St	0.06mi	3/2.0	1,560 (+11%)	22mo	$160,000	$103	60
837 Marjorie Ct	0.18mi	3/2.0	1,538 (+10%)	21mo	$235,000	$153	58
426 Sycamore Loop	0.43mi	3/1.0	1,350 (-4%)	22mo	$163,000	$121	52
520 Walnut St	0.22mi	4/2.0 (+1)	1,586 (+13%)	15mo	$176,000	$111	50

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-24,383
• Equity at exit: $29,060

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-11,992
• Equity at exit: $16,851

Cash invested: $54,572 (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 70068

• Home prices YoY: -20.1%
• Active inventory: 179
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,772 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$183 /mo · $2,202/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $113

Break-even live

Break-even rent $1,629

Max offer price $194,900

Occupancy floor 89%

Sensitivity live

Price	-10% $224	-5% $168	+0% $113	+5% $58	+10% $3
Rent	-10% $-27	-5% $43	+0% $113	+5% $183	+10% $253
Rate	-1.0pp $211	-0.5pp $163	base $113	+0.5pp $63	+1.0pp $11

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $194,900 Active 186 DOM
2. 2026-06-19
   days on market $194,900 Active 184 DOM
3. 2026-06-18
   days on market $194,900 Active 183 DOM
4. 2026-06-17
   days on market $194,900 Active 182 DOM
5. 2026-06-16
   days on market $194,900 Active 181 DOM
6. 2026-06-15
   days on market $194,900 Active 180 DOM
7. 2026-06-14
   days on market $194,900 Active 178 DOM
8. 2026-06-13
   days on market $194,900 Active 177 DOM
9. 2026-06-10
   days on market $194,900 Active 175 DOM
10. 2026-06-09
    days on market $194,900 Active 174 DOM
11. 2026-06-08
    days on market $194,900 Active 173 DOM
12. 2026-06-07
    days on market $194,900 Active 172 DOM
13. 2026-06-02
    days on market $194,900 Active 167 DOM
14. 2026-06-01
    days on market $194,900 Active 166 DOM
15. 2026-05-31
    days on market $194,900 Active 165 DOM
16. 2026-05-30
    days on market $194,900 Active 164 DOM
17. 2026-04-22
    status Pending 473-char remark

    Show marketing remark (473 chars)

    Charming brick home on a lovely street in River Terrace Subdivision of La Place. Neighborhood is conveniently located off of Airline Hwy. This house is a cozy 3 bedroom, 2 baths featuring a new roof, new HVAC unit, updated rooms, new appliances, fresh paint, brick wall in the living room that opens up to a patio, large attached garage with a long driveway for additional parking. Vacant and easy to show. Room measurements are estimated. Buyer to verify all measurements.

18. 2026-04-22
    historical Active Under Contract

    Show marketing remark (473 chars)

    Charming brick home on a lovely street in River Terrace Subdivision of La Place. Neighborhood is conveniently located off of Airline Hwy. This house is a cozy 3 bedroom, 2 baths featuring a new roof, new HVAC unit, updated rooms, new appliances, fresh paint, brick wall in the living room that opens up to a patio, large attached garage with a long driveway for additional parking. Vacant and easy to show. Room measurements are estimated. Buyer to verify all measurements.

19. 2026-03-02
    price $194,900 473-char remark

    Show marketing remark (473 chars)

    Charming brick home on a lovely street in River Terrace Subdivision of La Place. Neighborhood is conveniently located off of Airline Hwy. This house is a cozy 3 bedroom, 2 baths featuring a new roof, new HVAC unit, updated rooms, new appliances, fresh paint, brick wall in the living room that opens up to a patio, large attached garage with a long driveway for additional parking. Vacant and easy to show. Room measurements are estimated. Buyer to verify all measurements.

20. 2026-03-02
    price $194,900

    Show marketing remark (473 chars)

    Charming brick home on a lovely street in River Terrace Subdivision of La Place. Neighborhood is conveniently located off of Airline Hwy. This house is a cozy 3 bedroom, 2 baths featuring a new roof, new HVAC unit, updated rooms, new appliances, fresh paint, brick wall in the living room that opens up to a patio, large attached garage with a long driveway for additional parking. Vacant and easy to show. Room measurements are estimated. Buyer to verify all measurements.

21. 2026-01-20
    price $199,900 473-char remark

    Show marketing remark (473 chars)

    Charming brick home on a lovely street in River Terrace Subdivision of La Place. Neighborhood is conveniently located off of Airline Hwy. This house is a cozy 3 bedroom, 2 baths featuring a new roof, new HVAC unit, updated rooms, new appliances, fresh paint, brick wall in the living room that opens up to a patio, large attached garage with a long driveway for additional parking. Vacant and easy to show. Room measurements are estimated. Buyer to verify all measurements.

22. 2026-01-20
    price $199,900

    Show marketing remark (473 chars)

    Charming brick home on a lovely street in River Terrace Subdivision of La Place. Neighborhood is conveniently located off of Airline Hwy. This house is a cozy 3 bedroom, 2 baths featuring a new roof, new HVAC unit, updated rooms, new appliances, fresh paint, brick wall in the living room that opens up to a patio, large attached garage with a long driveway for additional parking. Vacant and easy to show. Room measurements are estimated. Buyer to verify all measurements.

23. 2025-12-17
    listed $209,900 Active 473-char remark

    Show marketing remark (473 chars)

    Charming brick home on a lovely street in River Terrace Subdivision of La Place. Neighborhood is conveniently located off of Airline Hwy. This house is a cozy 3 bedroom, 2 baths featuring a new roof, new HVAC unit, updated rooms, new appliances, fresh paint, brick wall in the living room that opens up to a patio, large attached garage with a long driveway for additional parking. Vacant and easy to show. Room measurements are estimated. Buyer to verify all measurements.

24. 2025-12-17
    listed $209,900 Active

    Show marketing remark (473 chars)

    Charming brick home on a lovely street in River Terrace Subdivision of La Place. Neighborhood is conveniently located off of Airline Hwy. This house is a cozy 3 bedroom, 2 baths featuring a new roof, new HVAC unit, updated rooms, new appliances, fresh paint, brick wall in the living room that opens up to a patio, large attached garage with a long driveway for additional parking. Vacant and easy to show. Room measurements are estimated. Buyer to verify all measurements.

ⓘ 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: $2,202 · $183/mo
• Projected year-2 tax: $2,202 · $183/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 5/10 Major FEMA zone X (shaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $21,265
• − Mortgage interest: −$10,917
• − Property taxes: −$2,202
• − Insurance: −$974
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$5,670
• Taxable loss: −$1,901
• Est. tax savings @ 24.0%: +$456
• After-tax cash flow: $1,814/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. John The Baptist Parish
• NCES district ID: 2201530
• Math proficiency: 13% ▼ -42.00%
• Reading proficiency: 25% ▼ -39.00%
• Median HH income: $50,280
• Composite: 17.07/100
• National rank: #9120
• State rank: #68 of 98 in LA

Livability — Laplace

• Score: 70/100
• State rank: #61
• US rank: #7898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laplace, LA
• County: Saint John the Baptist Parish · 32,720 people
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 32,720
• Household income: $68,459
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 750.0

Population outlook (St. John the Baptist County) Hauer SSP2

• Today (2025): 40,972 people
• By 2030: 39,295 · -4.1%
• By 2040: 35,902 · -12.4%
• By 2050: 32,988 · -19.5%
• By 2075: 28,661 · -30.0%
• By 2100: 26,456 · -35.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 51% White 34% Hispanic / Latino 9% Two or more races 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 11%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 1%

Political lean MEDSL · St. John the Baptist

• 2024 margin: Strong D (+29.1) · D 64.0% · R 34.8% · Other 1.2%
• 2008→2024 swing: +12.9pp toward D · 2008: 16.2pp · 2024: 29.1pp
• All cycles: 2024: D+29.1 2020: D+28.2 2016: D+24.5 2012: D+26.3 2008: D+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.04%
• Current HPI: 239.1429
• Rent YoY: —
• 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

-7.1% since first listed

8 events — show timeline

• 2026-04-22 Pending — AcadianaMLS
• 2026-04-22 Contingent — GSREIN
• 2026-03-02 Price Changed $194,900 AcadianaMLS
• 2026-03-02 Price Changed $194,900 GSREIN
• 2026-01-20 Price Changed $199,900 AcadianaMLS
• 2026-01-20 Price Changed $199,900 GSREIN
• 2025-12-17 Listed $209,900 GSREIN
• 2025-12-17 Listed $209,900 AcadianaMLS

Property tax history

+9.8%/yr

Latest (2025): $2,202 · +45.8% YoY. Source: county tax records.