511 Park Blvd · Poydras, LA 70040

$89,000

4 bd · 2.5 ba · 2,500 sqft · SingleFamily public records · 72 Days on market

Built 1983 0.29 ac lot $36/sqft · at area comps Est $87k · at est.

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.3/15.0
• Appreciation +5.4/10.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 4 bedroom, 2.5 bath home situated on a large lot with tons of potential. Property has been gutted, offering a blank slate for your vision—perfect for investors, flippers, or buyers looking to customize from the ground up. Major updates already started with a newer roof (2024), new electric and electrical panel, ac in attic passed inspection, exterior unit/condenser needed. Open layout and existing footprint provide flexibility for redesign and modern finishes. A new set of architectural plans were drawn up for another option on the rebuild as a more open floorplan. Generous yard space with room for expansion, outdoor living, or additional parking. Sold as-is. Great opportunity to create value in an established area—bring your contractor and your vision!

Key facts

• Newer roof
• Large lot
• Open layout

Tags

• LARGE LOT
• NEWER ROOF
• OPEN LAYOUT
• GENEROUS YARD SPACE
• ROOM FOR EXPANSION
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.

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.
• Market conditions: 22 active listings in the ZIP; 88 units permitted in Plaquemines Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($615 loan paydown + $695 appreciation (0.8% local appreciation)).
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $669/mo.
• Climate carrying-cost: in FEMA flood zone VE (mandatory federal flood insurance); 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 $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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.
6. 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.
7. 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: 1.90% ✓
• Cap rate: 17.09%
• Cash-on-cash: 38.56%
• DSCR: 2.72
• GRM: 4.4

CMA / ARV

• ARV (median comp): $86,613
• List price: $89,000
• Delta: 2.76%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

0.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.38×
• Total profit: $9,498
• Equity at exit: $29,373

10-year hold

• IRR: 12.1%
• Equity multiple: 2.45×
• Total profit: $36,205
• Equity at exit: $38,264

Cash invested: $24,920 (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 70040

• Home prices YoY: 0.9%
• Active inventory: 22
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,687 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$28 /mo · $333/yr
• Insurance: −$37
• Flood insurance flood zone: −$669 /mo · $8,028/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $132

Break-even live

Break-even rent $1,520

Max offer price $89,000

Occupancy floor 87%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $89,000 Active 72 DOM
2. 2026-06-17
   days on market $89,000 Active 71 DOM
3. 2026-06-16
   days on market $89,000 Active 70 DOM
4. 2026-06-15
   days on market $89,000 Active 69 DOM
5. 2026-06-13
   days on market $89,000 Active 67 DOM
6. 2026-06-13
   days on market $89,000 Active 66 DOM
7. 2026-06-10
   days on market $89,000 Active 64 DOM
8. 2026-06-09
   days on market $89,000 Active 63 DOM
9. 2026-06-08
   days on market $89,000 Active 62 DOM
10. 2026-06-07
    days on market $89,000 Active 61 DOM
11. 2026-06-03
    days on market $89,000 Active 57 DOM
12. 2026-06-02
    days on market $89,000 Active 56 DOM
13. 2026-06-01
    days on market $89,000 Active 55 DOM
14. 2026-05-31
    days on market $89,000 Active 54 DOM
15. 2026-04-07
    listed $89,000 Active 784-char remark

    Show marketing remark (774 chars)

    Spacious 4 bedroom, 2.5 bath home situated on a large lot with tons of potential. Property has been gutted, offering a blank slate for your vision--perfect for investors, flippers, or buyers looking to customize from the ground up. Major updates already started with a newer roof (2024), new electric and electrical panel, ac in attic passed inspection, exterior unit/condenser needed. Open layout and existing footprint provide flexibility for redesign and modern finishes. A new set of architectural plans were drawn up for another option on the rebuild as a more open floorplan. Generous yard space with room for expansion, outdoor living, or additional parking. Sold as-is. Great opportunity to create value in an established area--bring your contractor and your vision!

16. 2026-04-07
    listed $89,000 Active 774-char remark

    Show marketing remark (774 chars)

    Spacious 4 bedroom, 2.5 bath home situated on a large lot with tons of potential. Property has been gutted, offering a blank slate for your vision--perfect for investors, flippers, or buyers looking to customize from the ground up. Major updates already started with a newer roof (2024), new electric and electrical panel, ac in attic passed inspection, exterior unit/condenser needed. Open layout and existing footprint provide flexibility for redesign and modern finishes. A new set of architectural plans were drawn up for another option on the rebuild as a more open floorplan. Generous yard space with room for expansion, outdoor living, or additional parking. Sold as-is. Great opportunity to create value in an established area--bring your contractor and your vision!

17. 2011-11-17
    soldstatus $135,000
18. 2011-11-17
    soldstatus $135,000
19. 2011-06-03
    listed $175,000
20. 2011-06-03
    listed $175,000
21. 2006-10-11
    soldstatus $80,000

ⓘ 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: $333 · $28/mo
• Projected year-2 tax: $490 · $41/mo
• Expected delta: +$156/yr (+$13/mo · 47.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone VE · 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,239
• − Mortgage interest: −$4,985
• − Property taxes: −$333
• − Insurance: −$8,473
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$2,589
• Taxable income: $621
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $1,433/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): 978

Population outlook (Plaquemines County) Hauer SSP2

• Today (2025): 24,526 people
• By 2030: 24,843 · +1.3%
• By 2040: 25,441 · +3.7%
• By 2050: 26,074 · +6.3%
• By 2075: 28,300 · +15.4%
• By 2100: 30,195 · +23.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 49% White 30% Hispanic / Latino 18% Two or more races 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 17% Italian 3%
• Foreign-born: 7% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Plaquemines

• 2024 margin: Solid R (+38.0) · D 30.4% · R 68.4% · Other 1.2%
• 2008→2024 swing: -4.4pp toward R · 2008: -33.6pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+36.3 2016: R+33.6 2012: R+28.1 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.78%
• Current HPI: 89.222
• 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

+11.2% since first listed

7 events — show timeline

• 2026-04-07 Listed $89,000 AcadianaMLS
• 2026-04-07 Listed $89,000 GSREIN
• 2011-11-17 Sold (Public Records) $135,000 Public Records
• 2011-11-17 Sold (MLS) $135,000 GSREIN
• 2011-06-03 Listed $175,000 AcadianaMLS
• 2011-06-03 Listed $175,000 GSREIN
• 2006-10-11 Sold (Public Records) $80,000 Public Records

Property tax history

+13.1%/yr

Latest (2025): $333 · -3.6% YoY. Source: county tax records.