1531 Delta Rd · Reserve, LA 70068

$107,640

3 bd · 2.0 ba · 1,366 sqft · SingleFamily · 58 Days on market

Built 1979 5,945 sqft lot Est $180k · 40% under ↓ 22% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

THIS PROPERTY IS A SPACIOUS 3 BEDROOM, 2 BATH HOME WITH A GREAT FLOORPLAN. ALL IT NEEDS IS A LITTLE TLC TO MAKE YOUR DREAMS COME TRUE.

Key facts

• 5,945 sq ft lot
• 2 parking spots
• Built 1979

Property features AI

Exterior

• Parking: Driveway with two parking spaces
• Utilities: Public water; Public sewer
• Home design: One-story home
• Construction: Brick construction; Shingle roof; Slab foundation; Built in average condition
• Exterior features: City lot; Rectangular lot; Lot dimensions 60 x 100

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 4 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $104k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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 $744 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,410 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.65% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.68%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $180,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1501 Natchez Ln	0.15mi	3/2.0	1,425 (+4%)	3mo	$147,500	$104	83
139 River Pointe Dr	0.48mi	3/2.0	1,357 (-1%)	4mo	$190,000	$140	73
1841 Lee Dr	0.22mi	4/2.0 (+1)	1,400 (+2%)	11mo	$185,000	$132	72
1646 Jefferson St	0.22mi	3/2.0	1,183 (-13%)	9mo	$165,000	$139	60
1705 Creole St	0.36mi	3/2.0	1,462 (+7%)	15mo	$189,000	$129	59
305 S River Pointe Dr	0.51mi	3/2.0	1,450 (+6%)	9mo	$235,000	$162	58
2410 Hebert Dr	0.68mi	3/2.0	1,300 (-5%)	3mo	$198,499	$153	58
710 Breaux Dr	0.63mi	3/2.0	1,395 (+2%)	12mo	$150,000	$108	57
524 Camelia Ave	0.64mi	3/1.0	1,257 (-8%)	5mo	$115,000	$91	49
170 River Pointe Dr	0.58mi	3/2.0	1,550 (+14%)	10mo	$204,900	$132	42
572 Gardenia St	0.61mi	3/2.0	1,190 (-13%)	13mo	$45,000	$38	39
105 Wren Ct	0.60mi	2/1.0 (-1)	1,200 (-12%)	13mo	$100,000	$83	32

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: 17.3%
• Equity multiple: 1.70×
• Total profit: $21,063
• Equity at exit: $16,049

10-year hold

• IRR: 25.8%
• Equity multiple: 3.26×
• Total profit: $68,094
• Equity at exit: $9,307

Cash invested: $30,139 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,776 medium
• Mortgage (P&I): −$564
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$45
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $604

Break-even live

Break-even rent $1,012

Max offer price $107,640

Occupancy floor 61%

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: $26,910
• Closing costs: $3,229
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-03
   status $107,640 Pending 58 DOM
2. 2026-06-02
   days on market $107,640 Active 58 DOM
3. 2026-06-01
   days on market $107,640 Active 57 DOM
4. 2026-05-31
   days on market $107,640 Active 56 DOM
5. 2026-05-30
   days on market $107,640 Active 55 DOM
6. 2026-05-24
   status Active 134-char remark

   Show marketing remark (134 chars)

   THIS PROPERTY IS A SPACIOUS 3 BEDROOM, 2 BATH HOME WITH A GREAT FLOORPLAN. ALL IT NEEDS IS A LITTLE TLC TO MAKE YOUR DREAMS COME TRUE.

7. 2026-05-24
   price $107,640 134-char remark

   Show marketing remark (134 chars)

   THIS PROPERTY IS A SPACIOUS 3 BEDROOM, 2 BATH HOME WITH A GREAT FLOORPLAN. ALL IT NEEDS IS A LITTLE TLC TO MAKE YOUR DREAMS COME TRUE.

8. 2026-05-24
   status Active

   Show marketing remark (134 chars)

   THIS PROPERTY IS A SPACIOUS 3 BEDROOM, 2 BATH HOME WITH A GREAT FLOORPLAN. ALL IT NEEDS IS A LITTLE TLC TO MAKE YOUR DREAMS COME TRUE.

9. 2026-05-24
   price $107,640

   Show marketing remark (134 chars)

   THIS PROPERTY IS A SPACIOUS 3 BEDROOM, 2 BATH HOME WITH A GREAT FLOORPLAN. ALL IT NEEDS IS A LITTLE TLC TO MAKE YOUR DREAMS COME TRUE.

10. 2026-01-27
    status Pending
11. 2025-12-10
    listed $117,000 Active 134-char remark

    Show marketing remark (134 chars)

    THIS PROPERTY IS A SPACIOUS 3 BEDROOM, 2 BATH HOME WITH A GREAT FLOORPLAN. ALL IT NEEDS IS A LITTLE TLC TO MAKE YOUR DREAMS COME TRUE.

12. 2025-12-10
    listed $117,000 Active

    Show marketing remark (134 chars)

    THIS PROPERTY IS A SPACIOUS 3 BEDROOM, 2 BATH HOME WITH A GREAT FLOORPLAN. ALL IT NEEDS IS A LITTLE TLC TO MAKE YOUR DREAMS COME TRUE.

13. 2024-12-26
    price $149,999
14. 2024-12-26
    price $149,999
15. 2024-10-22
    listed $172,500 Active
16. 2020-10-05
    soldstatus $136,000 Closed
17. 2020-07-23
    status Pending
18. 2020-03-20
    listed $139,900
19. 2020-03-20
    listed $139,900 Active
20. 2019-09-09
    price $128,900
21. 2019-08-19
    price $130,000
22. 2019-06-22
    listed $128,900
23. 2019-04-03
    price $137,900
24. 2018-10-24
    price $139,900
25. 2018-10-04
    listed $137,900
26. 2010-09-28
    soldstatus

ⓘ 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: $1,487 · $124/mo
• Projected year-2 tax: $1,487 · $124/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) · 99% 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: $21,316
• − Mortgage interest: −$6,030
• − Property taxes: −$1,487
• − Insurance: −$1,336
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$3,131
• Taxable income: $5,922
• Est. tax owed @ 24.0%: −$1,421
• After-tax cash flow: $5,822/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

-21.9% since first listed

21 events — show timeline

• 2026-05-24 Relisted — AcadianaMLS
• 2026-05-24 Price Changed $107,640 AcadianaMLS
• 2026-05-24 Relisted — GSREIN
• 2026-05-24 Price Changed $107,640 GSREIN
• 2026-01-27 Pending — GSREIN
• 2025-12-10 Listed $117,000 GSREIN
• 2025-12-10 Listed $117,000 AcadianaMLS
• 2024-12-26 Price Changed $149,999 AcadianaMLS
• 2024-12-26 Price Changed $149,999 GSREIN
• 2024-10-22 Listed $172,500 AcadianaMLS
• 2020-10-05 Sold (MLS) $136,000 GSREIN
• 2020-07-23 Pending — GSREIN
• 2020-03-20 Listed $139,900 GSREIN
• 2020-03-20 Listed $139,900 AcadianaMLS
• 2019-09-09 Price Changed $128,900 GSREIN
• 2019-08-19 Price Changed $130,000 GSREIN
• 2019-06-22 Listed $128,900 AcadianaMLS
• 2019-04-03 Price Changed $137,900 GSREIN
• 2018-10-24 Price Changed $139,900 GSREIN
• 2018-10-04 Listed $137,900 AcadianaMLS
• 2010-09-28 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,487 · +170.7% YoY. Source: county tax records.