1723 Creole St · Reserve, LA 70068

$162,000

3 bd · 2.0 ba · 1,350 sqft · SingleFamily · 1 Days on market

Built 1987 Est $188k · 14% 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 +22.5/30.0
• ARV discount +13.7/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1723 Creole in Laplace! This charming 3 bedroom, 2 bath home offers comfortable living with a functional floor plan and low maintanced brick exterior. This spacious living area flows into the eat in kitchen, creating an inviting atmosphere for everyday living and entertaining. The primary suite features a private bath while two additional bedrooms provide flexibility for family, guests, or a home office. Additional features include central air and heat, a one car garage, and generously sized fenced yard with plenty of room for outdoor enjoyment. New luxury vinyl floors,freshly painted interior and exterior, new bathroom light fixtures, new garage disposal, new fans/lights thoughout, new hot water heater, roof 2021. Conventiently located by schools, shopping, dining,and major highways, this home offers both comfort and accessibility. FLOOD ZONE X

Key facts

• Fenced yard
• Private bath
• Eat in kitchen

Tags

• LOW MAINTENANCE BRICK EXTERIOR
• EAT IN KITCHEN
• PRIVATE BATH
• FENCED YARD
• NEW LUXURY VINYL FLOORS
• FRESHLY PAINTED INTERIOR

Property features AI

Exterior

• Parking: Garage (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Slab foundation; Very good condition
• Construction: Asphalt shingle roof; Brick exterior; Built on slab foundation
• Exterior features: Fenced yard; Front porch

Interior

• Kitchen: Dishwasher; Disposal; Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Water heater (energy-efficient)
• Interior features: Pantry
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Cap rate 8.3% vs local median 6.1% in Reserve — 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 65/100 on livability (#153 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime F, amenities 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.
• Market conditions: 180 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 $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $86k; list at $162k implies a 88% 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.09% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $187,650
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 River Pointe Dr	0.41mi	3/2.0	1,357 (+0%)	4mo	$190,000	$140	77
1841 Lee Dr	0.07mi	4/2.0 (+1)	1,400 (+4%)	11mo	$185,000	$132	77
1501 Natchez Ln	0.32mi	3/2.0	1,425 (+6%)	3mo	$147,500	$104	73
1705 Creole St	0.09mi	3/2.0	1,462 (+8%)	15mo	$189,000	$129	70
1646 Jefferson St	0.05mi	3/2.0	1,183 (-12%)	9mo	$165,000	$139	69
2410 Hebert Dr	0.72mi	3/2.0	1,300 (-4%)	3mo	$198,499	$153	58
305 S River Pointe Dr	0.53mi	3/2.0	1,450 (+7%)	9mo	$235,000	$162	55
192 River Pointe Dr	0.59mi	3/2.0	1,400 (+4%)	16mo	$220,000	$157	53
710 Breaux Dr	0.71mi	3/2.0	1,395 (+3%)	12mo	$150,000	$108	51
1522 Natchez Ln	0.27mi	3/2.0	1,160 (-14%)	23mo	$75,000	$65	45
170 River Pointe Dr	0.48mi	3/2.0	1,550 (+15%)	10mo	$204,900	$132	45
511 Ory Dr	0.63mi	3/2.0	1,501 (+11%)	20mo	$235,000	$157	35

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: -7.7%
• Equity multiple: 0.71×
• Total profit: $-12,950
• Equity at exit: $24,155

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $6,038
• Equity at exit: $14,007

Cash invested: $45,360 (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: 180
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,764 medium
• Mortgage (P&I): −$850
• Tax est. 1.5%: −$202 /mo · $2,430/yr
• Insurance: −$68
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $208

Break-even live

Break-even rent $1,501

Max offer price $162,000

Occupancy floor 83%

Sensitivity live

Price	-10% $320	-5% $264	+0% $208	+5% $152	+10% $96
Rent	-10% $68	-5% $138	+0% $208	+5% $277	+10% $347
Rate	-1.0pp $289	-0.5pp $249	base $208	+0.5pp $166	+1.0pp $123

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark

   Show marketing remark (868 chars)

   Welcome to 1723 Creole in Laplace! This charming 3 bedroom, 2 bath home offers comfortable living with a functional floor plan and low maintanced brick exterior. This spacious living area flows into the eat in kitchen, creating an inviting atmosphere for everyday living and entertaining. The primary suite features a private bath while two additional bedrooms provide flexibility for family, guests, or a home office. Additional features include central air and heat, a one car garage, and generously sized fenced yard with plenty of room for outdoor enjoyment. New luxury vinyl floors,freshly painted interior and exterior, new bathroom light fixtures, new garage disposal, new fans/lights thoughout, new hot water heater, roof 2021. Conventiently located by schools, shopping, dining,and major highways, this home offers both comfort and accessibility. FLOOD ZONE X

2. 2026-06-18
   listed $162,000 Active 1 DOM

   Show marketing remark (868 chars)

   Welcome to 1723 Creole in Laplace! This charming 3 bedroom, 2 bath home offers comfortable living with a functional floor plan and low maintanced brick exterior. This spacious living area flows into the eat in kitchen, creating an inviting atmosphere for everyday living and entertaining. The primary suite features a private bath while two additional bedrooms provide flexibility for family, guests, or a home office. Additional features include central air and heat, a one car garage, and generously sized fenced yard with plenty of room for outdoor enjoyment. New luxury vinyl floors,freshly painted interior and exterior, new bathroom light fixtures, new garage disposal, new fans/lights thoughout, new hot water heater, roof 2021. Conventiently located by schools, shopping, dining,and major highways, this home offers both comfort and accessibility. FLOOD ZONE X

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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: $21,171
• − Mortgage interest: −$9,075
• − Property taxes: −$2,430
• − Insurance: −$1,607
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$4,713
• Taxable loss: −$41
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $2,503/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 — Reserve

• Score: 65/100
• State rank: #153
• US rank: #13020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reserve, LA
• County: Saint John the Baptist Parish · 32,720 people
• City population: 5,273
• 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

+85.1% since first listed

5 events — show timeline

• 2026-06-18 Listed $162,000 AcadianaMLS
• 2026-06-18 Listed $162,000 GSREIN
• 2004-09-21 Sold (MLS) $86,000 GSREIN
• 2004-07-28 Listed $87,500 AcadianaMLS
• 2004-07-28 Listed $87,500 GSREIN