325 Concord Dr · Laplace, LA 70068

$172,500

4 bd · 1.5 ba · 1,250 sqft · SingleFamily · 50 Days on market

Built 1966 10,454 sqft lot $138/sqft · at area comps Est $172k · at est. ↓ 1% since listing

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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 +26.0/30.0
• DSCR +8.8/10.0
• ARV discount +7.3/15.0
• 1% rule +5.9/10.0
• Livability +3.5/5.0
• 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 this beautifully updated 4-bedroom home in the heart of LaPlace! Featuring all-new doors, flooring, toilets, vanities, moldings, light fixtures, hardware, and outlets, this home offers a fresh, modern feel throughout. The roof was replaced in 2023, and the interior has been freshly painted, making it truly move-in ready. A private inspection has already been completed to ensure safety and compliance with government-backed loan requirements, giving you added peace of mind. Conveniently located near local restaurants, schools, and everyday amenities, this home combines comfort, style, and location--don't miss your opportunity to make it yours!

Key facts

• 0.24 acre lot
• Garage
• Built 1966

Property features AI

Exterior

• Parking: Garage with space for 4 vehicles total
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Residential property
• Construction: Built on slab foundation; Brick construction
• Exterior features: Brick exterior; Lot in Carrollwood subdivision; Lot dimensions approximately 100 x 60

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Central air conditioning; Electric heating

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $167k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Market conditions: 180 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 61 units permitted in St. John the Baptist Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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

• It's been on market 50 days — a 3% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: 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 $167,325 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.09% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.69%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

• ARV (median comp): $171,586
• List price: $172,500
• Delta: 0.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1012 Carrollwood Dr	0.16mi	4/2.0	1,203 (-4%)	5mo	$174,500	$145	80
320 Elmwood Dr	0.17mi	3/2.0 (-1)	1,307 (+5%)	3mo	$194,000	$148	75
1613 Bayonne Dr	0.27mi	3/2.0 (-1)	1,314 (+5%)	2mo	$220,000	$167	70
348 Elmwood Dr	0.13mi	4/1.5	1,085 (-13%)	4mo	$110,000	$101	69
304 Catalpa Dr	0.13mi	4/2.0	1,423 (+14%)	1mo	$195,000	$137	68
308 Linwood Dr	0.14mi	3/2.0 (-1)	1,107 (-11%)	1mo	$175,000	$158	67
504 Oak Allee Dr	0.51mi	3/2.0 (-1)	1,235 (-1%)	1mo	$175,000	$142	66
388 Fairway Dr	0.52mi	3/2.0 (-1)	1,286 (+3%)	1mo	$175,000	$136	63
388 Hester Dr	0.58mi	3/2.0 (-1)	1,225 (-2%)	3mo	$186,000	$152	60
1609 Bayonne Dr	0.26mi	3/2.0 (-1)	1,419 (+14%)	4mo	$160,000	$113	55
508 Parlange Loop	0.54mi	3/1.0 (-1)	1,100 (-12%)	4mo	$151,000	$137	45
387 Highland Dr	0.67mi	3/2.0 (-1)	1,146 (-8%)	6mo	$180,000	$157	43

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-606
• Equity at exit: $25,720

10-year hold

• IRR: 9.3%
• Equity multiple: 1.71×
• Total profit: $34,526
• Equity at exit: $14,915

Cash invested: $48,300 (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: $1,876 medium
• Mortgage (P&I): −$905
• Tax from tax record: −$76 /mo · $907/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $430

Break-even live

Break-even rent $1,332

Max offer price $172,500

Occupancy floor 72%

Sensitivity live

Price	-10% $528	-5% $479	+0% $430	+5% $381	+10% $333
Rent	-10% $282	-5% $356	+0% $430	+5% $504	+10% $579
Rate	-1.0pp $517	-0.5pp $474	base $430	+0.5pp $386	+1.0pp $340

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1716 Yorktowne Dr Laplace, LA	4.0	1.0	1509	$1,500	$0.99	24d	1	0.86mi

Listing history 17 events

1. 2026-06-19
   days on market $172,500 Active 50 DOM
2. 2026-06-18
   days on market $172,500 Active 49 DOM
3. 2026-06-17
   days on market $172,500 Active 48 DOM
4. 2026-06-16
   days on market $172,500 Active 47 DOM
5. 2026-06-15
   days on market $172,500 Active 46 DOM
6. 2026-06-14
   days on market $172,500 Active 44 DOM
7. 2026-06-13
   days on market $172,500 Active 43 DOM
8. 2026-06-10
   days on market $172,500 Active 41 DOM
9. 2026-06-09
   days on market $172,500 Active 40 DOM
10. 2026-06-08
    days on market $172,500 Active 39 DOM
11. 2026-06-07
    days on market $172,500 Active 38 DOM
12. 2026-06-02
    days on market $172,500 Active 33 DOM
13. 2026-06-01
    days on market $172,500 Active 32 DOM
14. 2026-05-31
    days on market $172,500 Active 31 DOM
15. 2026-05-30
    pricedays on market $172,500 Active 30 DOM

    Show marketing remark (660 chars)

    Welcome to this beautifully updated 4-bedroom home in the heart of LaPlace! Featuring all-new doors, flooring, toilets, vanities, moldings, light fixtures, hardware, and outlets, this home offers a fresh, modern feel throughout. The roof was replaced in 2023, and the interior has been freshly painted, making it truly move-in ready. A private inspection has already been completed to ensure safety and compliance with government-backed loan requirements, giving you added peace of mind. Conveniently located near local restaurants, schools, and everyday amenities, this home combines comfort, style, and location--don't miss your opportunity to make it yours!

16. 2026-04-30
    listed $175,000 Active 671-char remark

    Show marketing remark (660 chars)

    Welcome to this beautifully updated 4-bedroom home in the heart of LaPlace! Featuring all-new doors, flooring, toilets, vanities, moldings, light fixtures, hardware, and outlets, this home offers a fresh, modern feel throughout. The roof was replaced in 2023, and the interior has been freshly painted, making it truly move-in ready. A private inspection has already been completed to ensure safety and compliance with government-backed loan requirements, giving you added peace of mind. Conveniently located near local restaurants, schools, and everyday amenities, this home combines comfort, style, and location--don't miss your opportunity to make it yours!

17. 2026-04-30
    listed $175,000 Active 660-char remark

    Show marketing remark (660 chars)

    Welcome to this beautifully updated 4-bedroom home in the heart of LaPlace! Featuring all-new doors, flooring, toilets, vanities, moldings, light fixtures, hardware, and outlets, this home offers a fresh, modern feel throughout. The roof was replaced in 2023, and the interior has been freshly painted, making it truly move-in ready. A private inspection has already been completed to ensure safety and compliance with government-backed loan requirements, giving you added peace of mind. Conveniently located near local restaurants, schools, and everyday amenities, this home combines comfort, style, and location--don't miss your opportunity to make it yours!

ⓘ 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: $907 · $76/mo
• Projected year-2 tax: $949 · $79/mo
• Expected delta: +$42/yr (+$3/mo · 4.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 10% 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: $22,516
• − Mortgage interest: −$9,663
• − Property taxes: −$907
• − Insurance: −$862
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$5,018
• Taxable income: $2,464
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $4,572/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

-1.4% since first listed

4 events — show timeline

• 2026-05-30 Price Changed $172,500 AcadianaMLS
• 2026-05-30 Price Changed $172,500 GBRMLS
• 2026-04-30 Listed $175,000 GBRMLS
• 2026-04-30 Listed $175,000 AcadianaMLS

Property tax history

+0.4%/yr

Latest (2021): $907 · +7.7% YoY. Source: county tax records.