545 Esteban St · Arabi, LA 70032

$199,000

3 bd · 2.0 ba · 1,516 sqft · SingleFamily · 68 Days on market

Built 1960 $131/sqft · 29% below area Est $281k · 29% under ↓ 31% 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.0/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your next well-maintained brick ranch in Old Arabi! A classic front porch and inviting curb appeal lead into a warm, comfortable interior with great flow for everyday living. The living and dining areas are connected by a charming brick archway, creating an open feel while still giving each space definition. The spacious family room features a working fireplace and offers a cozy place to gather and unwind. The kitchen includes modern amenities and opens easily to the dining area, making meals and entertaining feel effortless. Outside, the covered patio and large backyard provide plenty of space to relax and enjoy the outdoors. Conveniently located just minutes from the Arts District, local restaurants, grocery stores, and everyday essentials, this home offers the charm of Old Arabi with easy access to everything you need. Schedule your showing today!

Key facts

• Working fireplace
• Front porch
• Large backyard

Tags

• FRONT PORCH
• CURB APPEAL
• BRICK ARCHWAY
• WORKING FIREPLACE
• COVERED PATIO
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.3% in Arabi — 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 71/100 on livability (#45 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, amenities F, commute F.
• Market conditions: 99 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 112 units permitted in St. Bernard Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• St. Bernard County population projected at +89% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.37%
• DSCR: 1.46
• GRM: 7.6

CMA / ARV

• ARV (median comp): $280,953
• List price: $199,000
• Delta: -29.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 Lebeau St	0.21mi	3/2.0	1,446 (-5%)	10mo	$276,300	$191	74
615 Tricou St	0.33mi	3/2.0	1,531 (+1%)	11mo	$233,000	$152	74
816 Lebeau St	0.24mi	3/2.0	1,342 (-12%)	2mo	$281,000	$209	68
6320 N Rampart St	0.41mi	3/2.0	1,596 (+5%)	10mo	$235,000	$147	64
120 Livingston Ave	0.70mi	3/2.0	1,559 (+3%)	1mo	$235,000	$151	62
6435 Urquhart St	0.58mi	3/2.5	1,443 (-5%)	1mo	$235,000	$163	62
1404 Alexander Ave	0.67mi	3/1.0	1,494 (-2%)	7mo	$237,000	$159	56
6215 Dauphine St	0.41mi	2/2.0 (-1)	1,359 (-10%)	5mo	$215,000	$158	55
6231-33 Dauphine St	0.39mi	4/4.0 (+1)	1,608 (+6%)	6mo	$85,000	$53	54
7211 Claiborne Ct	0.75mi	3/2.0	1,589 (+5%)	6mo	$290,000	$183	52
39 W Pamela Pl	0.57mi	2/2.0 (-1)	1,294 (-15%)	1mo	$190,000	$147	43
304 Parish Dr	0.72mi	2/2.0 (-1)	1,337 (-12%)	10mo	$225,000	$168	33

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-5,823
• Equity at exit: $29,672

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $28,941
• Equity at exit: $17,206

Cash invested: $55,720 (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 70032

• Active inventory: 99
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,188 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$120 /mo · $1,445/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $415

Break-even live

Break-even rent $1,662

Max offer price $199,000

Occupancy floor 76%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6900 Royal St Arabi, LA	3.0	2.0	1579	$5,888	$3.73	2d	1	0.08mi
438 Friscoville Ave Arabi, LA	3.0	2.0	1500	$3,200	$2.13	2d	1	0.12mi
616 Lebeau St Unit A Arabi, LA	2.0	1.0	1205	$1,650	$1.37	43d	1	0.16mi
6038 N Rampart St New Orleans, LA	3.0	2.0	1080	$1,795	$1.66	23d	1	0.58mi
1333 Angela Ave Arabi, LA	3.0	2.0	1090	$1,850	$1.70	2d	1	0.59mi
1239 Center St Arabi, LA	4.0	2.0	1922	$3,500	$1.82	2d	1	0.64mi
1334 Tricou St New Orleans, LA	2.0	1.0	1117	$1,500	$1.34	21d	1	0.68mi
1201 Gordon St New Orleans, LA	3.0	2.5	1367	$1,900	$1.39	17d	1	0.71mi
906 Flood St New Orleans, LA	3.0	3.0	1174	$1,700	$1.45	1d	1	0.87mi
5450 Burgundy St New Orleans, LA	2.0	1.0	1474	$1,250	$0.85	23d	1	0.88mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	3d	1	0.89mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1178	$1,600	$1.36	23d	1	0.89mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	2d	1	0.89mi
1511 Schnell Dr Arabi, LA	4.0	3.0	1700	$1,850	$1.09	3d	1	0.89mi
1714 Tricou St New Orleans, LA	3.0	2.0	1271	$1,900	$1.49	23d	1	0.92mi
1314 Lamanche St New Orleans, LA	4.0	1.0	1300	$2,100	$1.62	16d	1	0.92mi
5461 Saint Claude Ave New Orleans, LA	4.0	2.0	1250	$2,350	$1.88	23d	1	0.95mi
5459 Saint Claude Ave Unit 5461 New Orleans, LA	4.0	2.0	1454	$2,350	$1.62	23d	1	0.95mi
1327 Fats Domino Ave Unit B New Orleans, LA	4.0	2.0	1200	$2,200	$1.83	16d	1	0.97mi
1327 Fats Domino Ave Unit A New Orleans, LA	3.0	2.0	1200	$1,900	$1.58	3d	1	0.97mi
1529 Schnell Dr Arabi, LA	3.0	2.5	1736	$2,600	$1.50	1d	1	0.97mi
310 Lynx Dr Arabi, LA	3.0	2.0	1050	$1,775	$1.69	23d	1	0.99mi
1824 Saint Maurice Ave New Orleans, LA	4.0	2.0	1500	$1,500	$1.00	23d	1	1.04mi
2012 Esteban St Arabi, LA	3.0	2.0	1466	$2,500	$1.71	10d	1	1.07mi
617 Forstall St New Orleans, LA	3.0	2.0	1262	$2,200	$1.74	3d	1	1.08mi
1901 Tupelo St New Orleans, LA	3.0	2.5	1568	$2,300	$1.47	3d	1	1.08mi
309 Fawn Dr Arabi, LA	3.0	2.5	1745	$2,500	$1.43	1d	1	1.10mi
5109 Burgundy St New Orleans, LA	2.0	1.0	1122	$1,474	$1.31	17d	1	1.11mi
103 Danny Dr New Orleans, LA	4.0	2.0	2040	$2,400	$1.18	23d	1	1.12mi
619 Reynes St New Orleans, LA	3.0	2.0	1318	$2,100	$1.59	16d	1	1.14mi
1422 Andry St New Orleans, LA	3.0	2.0	1100	$1,400	$1.27	3d	1	1.15mi
7532 Patricia St Arabi, LA	4.0	3.0	2099	$2,200	$1.05	43d	1	1.17mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	1d	1	1.18mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	2d	1	1.18mi
1925 Alabo St Unit A New Orleans, LA	3.0	2.0	1199	$1,500	$1.25	21d	1	1.18mi
1812 River Oaks Dr New Orleans, LA	3.0	1.0	1148	$1,700	$1.48	3d	1	1.22mi
1812 River Oaks Dr New Orleans, LA	3.0	1.0	1148	$1,700	$1.48	2d	1	1.22mi
2301 Esteban St Arabi, LA	3.0	1.0	1102	$1,800	$1.63	14d	1	1.26mi
424 Chinchilla Dr Arabi, LA	3.0	2.0	1735	$3,500	$2.02	16d	1	1.32mi
114 8th St Chalmette, LA	3.0	1.0	1275	$1,695	$1.33	43d	1	1.34mi

Listing history 23 events

1. 2026-06-18
   days on market $199,000 Active 68 DOM
2. 2026-06-17
   days on market $199,000 Active 67 DOM
3. 2026-06-16
   days on market $199,000 Active 66 DOM
4. 2026-06-15
   days on market $199,000 Active 65 DOM
5. 2026-06-13
   days on market $199,000 Active 63 DOM
6. 2026-06-10
   days on market $199,000 Active 60 DOM
7. 2026-06-09
   days on market $199,000 Active 59 DOM
8. 2026-06-08
   days on market $199,000 Active 58 DOM
9. 2026-06-07
   days on market $199,000 Active 57 DOM
10. 2026-06-03
    days on market $199,000 Active 53 DOM
11. 2026-06-02
    days on market $199,000 Active 52 DOM
12. 2026-06-01
    days on market $199,000 Active 51 DOM
13. 2026-05-31
    days on market $199,000 Active 50 DOM
14. 2026-04-11
    listed $199,000 Active 862-char remark

    Show marketing remark (862 chars)

    Your next well-maintained brick ranch in Old Arabi! A classic front porch and inviting curb appeal lead into a warm, comfortable interior with great flow for everyday living. The living and dining areas are connected by a charming brick archway, creating an open feel while still giving each space definition. The spacious family room features a working fireplace and offers a cozy place to gather and unwind. The kitchen includes modern amenities and opens easily to the dining area, making meals and entertaining feel effortless. Outside, the covered patio and large backyard provide plenty of space to relax and enjoy the outdoors. Conveniently located just minutes from the Arts District, local restaurants, grocery stores, and everyday essentials, this home offers the charm of Old Arabi with easy access to everything you need. Schedule your showing today!

15. 2026-04-11
    listed $199,000 Active 862-char remark

    Show marketing remark (862 chars)

    Your next well-maintained brick ranch in Old Arabi! A classic front porch and inviting curb appeal lead into a warm, comfortable interior with great flow for everyday living. The living and dining areas are connected by a charming brick archway, creating an open feel while still giving each space definition. The spacious family room features a working fireplace and offers a cozy place to gather and unwind. The kitchen includes modern amenities and opens easily to the dining area, making meals and entertaining feel effortless. Outside, the covered patio and large backyard provide plenty of space to relax and enjoy the outdoors. Conveniently located just minutes from the Arts District, local restaurants, grocery stores, and everyday essentials, this home offers the charm of Old Arabi with easy access to everything you need. Schedule your showing today!

16. 2025-05-08
    listed $215,000 Active
17. 2025-03-26
    price $229,000
18. 2025-03-26
    price $229,000
19. 2025-03-10
    price $239,000
20. 2025-03-06
    price $239,000
21. 2025-01-12
    price $259,000
22. 2025-01-09
    price $259,000
23. 2024-12-04
    listed $289,000 Active

ⓘ 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: $1,445 · $120/mo
• Projected year-2 tax: $1,445 · $120/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) · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,253
• − Mortgage interest: −$11,147
• − Property taxes: −$1,445
• − Insurance: −$1,792
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − Depreciation: −$5,789
• Taxable income: $1,879
• Est. tax owed @ 24.0%: −$451
• After-tax cash flow: $4,529/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 — Arabi

• Score: 71/100
• State rank: #45
• US rank: #6891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arabi, LA
• City population: 4,436
• Population (ZIP): 4,436

Population outlook (St. Bernard County) Hauer SSP2

• Today (2025): 66,513 people
• By 2030: 77,768 · +16.9%
• By 2040: 101,296 · +52.3%
• By 2050: 125,770 · +89.1%
• By 2075: 188,160 · +182.9%
• By 2100: 239,339 · +259.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Black 18% Hispanic / Latino 14% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 13% Serbian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 3% Arabic 2%

Political lean MEDSL · St. Bernard

• 2024 margin: Strong R (+29.3) · D 34.5% · R 63.8% · Other 1.7%
• 2008→2024 swing: +16.1pp toward D · 2008: -45.4pp · 2024: -29.3pp
• All cycles: 2024: R+29.3 2020: R+28.5 2016: R+33.4 2012: R+24.7 2008: R+45.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.18%
• Current HPI: 224.6827
• 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

-31.1% since first listed

10 events — show timeline

• 2026-04-11 Listed $199,000 GSREIN
• 2026-04-11 Listed $199,000 AcadianaMLS
• 2025-05-08 Listed $215,000 AcadianaMLS
• 2025-03-26 Price Changed $229,000 AcadianaMLS
• 2025-03-26 Price Changed $229,000 GSREIN
• 2025-03-10 Price Changed $239,000 AcadianaMLS
• 2025-03-06 Price Changed $239,000 GSREIN
• 2025-01-12 Price Changed $259,000 AcadianaMLS
• 2025-01-09 Price Changed $259,000 GSREIN
• 2024-12-04 Listed $289,000 AcadianaMLS

Property tax history

+3.8%/yr

Latest (2025): $1,445 · +3.6% YoY. Source: county tax records.