27 Brandon Hall Dr Unit C · Destrehan, LA 70047

$105,000

2 bd · 1.5 ba · 1,245 sqft · SingleFamily · 87 Days on market

Built 1982 Est $156k · 33% under

---

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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 Bed/1.5 Bath Townhome that needs work. Come renovate and make your own!

Key facts

• Parking
• Built 1982
• Listed 87 days

Property features AI

Exterior

• Parking: One parking space
• Utilities: Public water; Public sewer
• Home design: 2-story building
• Construction: Brick construction; Shake roof; Slab foundation
• Exterior features: Concrete patio/porch; City lot; Irregular-shaped lot; Townhouse-style lot arrangement

Interior

• Bedrooms: Bedrooms located on multiple levels
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 5 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.6% in Destrehan — 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 75/100 on livability (#20 in LA, #4,010 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F.
• St. Charles Parish (suburban): math 40% / reading 51% proficiency, ranked #14 of 98 in LA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 85 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 74 units permitted in St. Charles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Charles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 33y ago; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A99 (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 $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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. Schools are A-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?
6. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.32%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $155,625
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Houmas Pl Unit D	0.33mi	2/1.5	1,270 (+2%)	19mo	$178,000	$140	66
411/413 River Oaks Dr	0.61mi	1/1.0 (-1)	1,296 (+4%)	2mo	$120,000	$93	56
16 Brandon Hall Dr Unit A	0.05mi	2/2.5	1,425 (+14%)	16mo	$178,000	$125	56

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-992
• Equity at exit: $15,656

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $20,039
• Equity at exit: $9,078

Cash invested: $29,400 (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 70047

• Home prices YoY: -14.4%
• Active inventory: 85
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $250

Break-even live

Break-even rent $1,077

Max offer price $105,000

Occupancy floor 77%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Brandon Hall Dr Unit B Destrehan, LA	2.0	1.5	1400	$1,450	$1.04	3d	1	0.02mi
26 Brandon Hall Dr Unit A Destrehan, LA	2.0	1.5	1338	$1,475	$1.10	44d	1	0.05mi
59 Carriage Ln Unit B Destrehan, LA	2.0	1.5	1112	$1,300	$1.17	3d	1	0.11mi
50 Brandon Hall Dr Unit D Destrehan, LA	2.0	1.5	1280	$1,350	$1.05	3d	1	0.14mi
44 Carriage Ln Unit A Destrehan, LA	2.0	1.5	1200	$1,300	$1.08	44d	1	0.14mi
54 Carriage Ln Unit A Destrehan, LA	2.0	1.5	1100	$1,400	$1.27	44d	1	0.15mi
56 Stanton Hall Dr Destrehan, LA	3.0	2.5	1418	$1,700	$1.20	44d	1	0.16mi
64 Carriage Ln Unit D Destrehan, LA	2.0	1.5	1053	$1,250	$1.19	20d	1	0.18mi
76 Carriage Ln Unit 4 Destrehan, LA	1.0	1.0	900	$925	$1.03	44d	1	0.23mi
9602 Red Church Ln Destrehan, LA	3.0	2.0	1172	$2,100	$1.79	16d	1	0.93mi

Listing history 13 events

1. 2026-06-08
   days on market $105,000 Active 87 DOM
2. 2026-06-07
   days on market $105,000 Active 86 DOM
3. 2026-06-05
   days on market $105,000 Active 83 DOM
4. 2026-06-03
   days on market $105,000 Active 82 DOM
5. 2026-06-02
   pricedays on market $105,000 Active 81 DOM
6. 2026-06-01
   days on market $115,000 Active 80 DOM
7. 2026-05-31
   days on market $115,000 Active 79 DOM
8. 2026-04-30
   price $115,000
9. 2026-03-13
   listed $125,000 Active
10. 2017-06-09
    listed $119,900
11. 2016-06-07
    listed $119,900
12. 2006-03-29
    listed $142,000
13. 1993-11-08
    listed $49,900

ⓘ 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 5/10 Major FEMA zone A99 · 26% 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: $16,722
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$2,027
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$3,055
• Taxable income: $1,508
• Est. tax owed @ 24.0%: −$362
• After-tax cash flow: $2,638/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. Charles Parish
• NCES district ID: 2201440
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $60,261
• Composite: 40.0/100
• National rank: #3830
• State rank: #14 of 98 in LA

Livability — Destrehan

• Score: 75/100
• State rank: #20
• US rank: #4010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Destrehan, LA
• County: Saint Charles Parish · 27,180 people
• City population: 13,220
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 13,220
• Household income: $87,333
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 468.0

Population outlook (St. Charles County) Hauer SSP2

• Today (2025): 53,296 people
• By 2030: 53,030 · -0.5%
• By 2040: 51,646 · -3.1%
• By 2050: 49,771 · -6.6%
• By 2075: 46,993 · -11.8%
• By 2100: 44,473 · -16.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 20% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Common ancestry: Lithuanian 21% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · St. Charles

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.6%
• 2008→2024 swing: -1.1pp toward R · 2008: -31.2pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+29.6 2016: R+30.8 2012: R+27.8 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.34%
• Current HPI: 238.9532
• 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

+130.5% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $115,000 GSREIN
• 2026-03-13 Listed $125,000 GSREIN
• 2017-06-09 Listed $119,900 AcadianaMLS
• 2016-06-07 Listed $119,900 AcadianaMLS
• 2006-03-29 Listed $142,000 AcadianaMLS
• 1993-11-08 Listed $49,900 AcadianaMLS