4524 Ehrhard Dr · Meraux, LA 70075

$217,000

3 bd · 2.0 ba · 1,589 sqft · SingleFamily · 143 Days on market

Built 1991 $137/sqft · 24% below area Est $286k · 24% under $4/mo HOA

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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 +15.1/30.0
• ARV discount +15.0/15.0
• Schools +5.0/10.0
• DSCR +4.6/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this 3-bedroom, 2-bath residence in Lexington Place subdivision. Inside, you'll find inviting tray ceilings and new flooring installed in 2024, creating a fresh and stylish feel throughout. Major updates include a 2021 roof and a 2024 tankless water heater for added peace of mind. Step outside to enjoy the cozy back patio to enjoy morning coffee or evening relaxation. This home blends comfort, style, and updates in Meraux! Flood zone X!

Key facts

• 2021 roof
• New flooring
• Cozy back patio

Tags

• TRAY CEILINGS
• NEW FLOORING
• 2021 ROOF
• 2024 TANKLESS WATER HEATER
• COZY BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $217k.

Deal economics

• At list price, monthly cash flow is $5 ($55/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (17.1% below list).
• Recommended offer: $180k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.1% in Meraux — 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 (#152 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: crime D, amenities F, commute F.
• Market conditions: 63 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k 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 143 days — a 12% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 28y ago; this cycle's ask has dropped $32k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $187k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $179,954 (17.1% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 17% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Crime grade is D 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (median comp): $286,213
• List price: $217,000
• Delta: -24.18%
• 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
2716 Mayflower Dr	0.40mi	3/2.0	1,588 (-0%)	2mo	$260,000	$164	80
2825 Saint Marie Dr	0.29mi	3/2.0	1,554 (-2%)	12mo	$210,000	$135	73
3228 Van Cleave Dr	0.17mi	3/2.0	1,485 (-6%)	15mo	$230,000	$155	69
4325 Florida Ave	0.26mi	3/2.0	1,722 (+8%)	6mo	$310,000	$180	69
3216 Van Cleave Dr	0.17mi	3/2.0	1,406 (-12%)	10mo	$229,500	$163	65
4409 E Genie St	0.15mi	3/2.0	1,420 (-11%)	13mo	$234,900	$165	64
2913 Earl Dr	0.25mi	3/2.0	1,768 (+11%)	8mo	$263,000	$149	63
2416 Garden Dr	0.72mi	3/2.0	1,580 (-1%)	8mo	$180,000	$114	59
2500 Lawrence Ln	0.62mi	3/2.0	1,655 (+4%)	11mo	$150,259	$91	55
4020 Najolia St	0.51mi	3/2.0	1,380 (-13%)	7mo	$195,876	$142	48
4100 Najolia St	0.49mi	3/2.0	1,370 (-14%)	12mo	$219,900	$161	44
2717 Blomquist St	0.47mi	3/1.0	1,382 (-13%)	10mo	$103,000	$75	44

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-34,898
• Equity at exit: $32,355

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-30,111
• Equity at exit: $18,762

Cash invested: $60,760 (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 70075

• Home prices YoY: -18.3%
• Active inventory: 63
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,138
• Tax from tax record: −$118 /mo · $1,419/yr
• Insurance: −$90
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$4
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $5

Break-even live

Break-even rent $1,794

Max offer price $217,000

Occupancy floor 95%

Sensitivity live

Price	-10% $127	-5% $66	+0% $5	+5% $-57	+10% $-118
Rent	-10% $-138	-5% $-67	+0% $5	+5% $76	+10% $147
Rate	-1.0pp $114	-0.5pp $60	base $5	+0.5pp $-52	+1.0pp $-109

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: $54,250
• Closing costs: $6,510
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2709 Munster Blvd Meraux, LA	3.0	2.0	1411	$1,900	$1.35	24d	1	1.07mi
2004 Webster St Meraux, LA	3.0	2.0	1400	$1,750	$1.25	18d	1	1.07mi
2408 Francis St Violet, LA	2.0	2.0	1350	$1,650	$1.22	44d	1	1.33mi
10002 Claiborne St Violet, LA	3.0	2.0	1568	$1,875	$1.20	44d	1	1.41mi

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: water

Listing history 34 events

1. 2026-06-18
   days on market $217,000 Active 143 DOM
2. 2026-06-17
   days on market $217,000 Active 142 DOM
3. 2026-06-16
   days on market $217,000 Active 141 DOM
4. 2026-06-15
   days on market $217,000 Active 140 DOM
5. 2026-06-13
   days on market $217,000 Active 138 DOM
6. 2026-06-10
   days on market $217,000 Active 135 DOM
7. 2026-06-09
   days on market $217,000 Active 134 DOM
8. 2026-06-08
   days on market $217,000 Active 133 DOM
9. 2026-06-07
   days on market $217,000 Active 132 DOM
10. 2026-06-03
    days on market $217,000 Active 128 DOM
11. 2026-06-02
    days on market $217,000 Active 127 DOM
12. 2026-06-01
    days on market $217,000 Active 126 DOM
13. 2026-05-31
    days on market $217,000 Active 125 DOM
14. 2026-04-14
    price $225,000 456-char remark

    Show marketing remark (462 chars)

    Welcome home to this 3-bedroom, 2-bath residence in Lexington Place subdivision. Inside, you’ll find inviting tray ceilings and new flooring installed in 2024, creating a fresh and stylish feel throughout. Major updates include a 2021 roof and a 2024 tankless water heater for added peace of mind. Step outside to enjoy the cozy back patio to enjoy morning coffee or evening relaxation. This home blends comfort, style, and updates in Meraux! Flood zone X!

15. 2026-04-14
    price $225,000 462-char remark

    Show marketing remark (462 chars)

    Welcome home to this 3-bedroom, 2-bath residence in Lexington Place subdivision. Inside, you’ll find inviting tray ceilings and new flooring installed in 2024, creating a fresh and stylish feel throughout. Major updates include a 2021 roof and a 2024 tankless water heater for added peace of mind. Step outside to enjoy the cozy back patio to enjoy morning coffee or evening relaxation. This home blends comfort, style, and updates in Meraux! Flood zone X!

16. 2026-03-04
    price $235,000 456-char remark

    Show marketing remark (462 chars)

    Welcome home to this 3-bedroom, 2-bath residence in Lexington Place subdivision. Inside, you’ll find inviting tray ceilings and new flooring installed in 2024, creating a fresh and stylish feel throughout. Major updates include a 2021 roof and a 2024 tankless water heater for added peace of mind. Step outside to enjoy the cozy back patio to enjoy morning coffee or evening relaxation. This home blends comfort, style, and updates in Meraux! Flood zone X!

17. 2026-03-04
    price $235,000 462-char remark

    Show marketing remark (462 chars)

    Welcome home to this 3-bedroom, 2-bath residence in Lexington Place subdivision. Inside, you’ll find inviting tray ceilings and new flooring installed in 2024, creating a fresh and stylish feel throughout. Major updates include a 2021 roof and a 2024 tankless water heater for added peace of mind. Step outside to enjoy the cozy back patio to enjoy morning coffee or evening relaxation. This home blends comfort, style, and updates in Meraux! Flood zone X!

18. 2026-01-26
    listed $249,000 Active 456-char remark

    Show marketing remark (462 chars)

    Welcome home to this 3-bedroom, 2-bath residence in Lexington Place subdivision. Inside, you’ll find inviting tray ceilings and new flooring installed in 2024, creating a fresh and stylish feel throughout. Major updates include a 2021 roof and a 2024 tankless water heater for added peace of mind. Step outside to enjoy the cozy back patio to enjoy morning coffee or evening relaxation. This home blends comfort, style, and updates in Meraux! Flood zone X!

19. 2026-01-26
    listed $249,000 Active 462-char remark

    Show marketing remark (462 chars)

    Welcome home to this 3-bedroom, 2-bath residence in Lexington Place subdivision. Inside, you’ll find inviting tray ceilings and new flooring installed in 2024, creating a fresh and stylish feel throughout. Major updates include a 2021 roof and a 2024 tankless water heater for added peace of mind. Step outside to enjoy the cozy back patio to enjoy morning coffee or evening relaxation. This home blends comfort, style, and updates in Meraux! Flood zone X!

20. 2019-11-08
    soldstatus $187,000
21. 2019-11-06
    soldstatus $187,000 Closed
22. 2019-10-03
    status Pending
23. 2019-08-21
    listed $187,500
24. 2019-08-21
    listed $187,500 Active
25. 2014-04-01
    soldstatus $123,000
26. 2014-03-28
    soldstatus $123,000
27. 2014-01-09
    listed $129,900
28. 2014-01-09
    listed $129,900
29. 2009-08-04
    soldstatus $137,000
30. 2008-06-12
    soldstatus $10,000
31. 1999-01-29
    soldstatus $109,000
32. 1999-01-21
    soldstatus $109,000
33. 1998-08-21
    listed $114,500
34. 1998-08-21
    listed $114,500

ⓘ 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: $1,419 · $118/mo
• Projected year-2 tax: $1,419 · $118/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 2/10 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: $21,594
• − Mortgage interest: −$12,155
• − Property taxes: −$1,419
• − Insurance: −$1,882
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − HOA: −$48
• − Depreciation: −$6,313
• Taxable loss: −$3,678
• Est. tax savings @ 24.0%: +$883
• After-tax cash flow: $937/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 — Meraux

• Score: 65/100
• State rank: #152
• US rank: #13001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meraux, LA
• City population: 5,349
• Population (ZIP): 5,349

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 14% Black 10% Two or more races 10% Asian 5%
• Common ancestry: Lithuanian 16% Scottish 2% Portuguese 1%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 4% Vietnamese 4% Chinese 1%

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: ▼ -42.56%
• Current HPI: 190.054
• 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

+96.5% since first listed

21 events — show timeline

• 2026-04-14 Price Changed $225,000 AcadianaMLS
• 2026-04-14 Price Changed $225,000 GSREIN
• 2026-03-04 Price Changed $235,000 AcadianaMLS
• 2026-03-04 Price Changed $235,000 GSREIN
• 2026-01-26 Listed $249,000 GSREIN
• 2026-01-26 Listed $249,000 AcadianaMLS
• 2019-11-08 Sold (Public Records) $187,000 Public Records
• 2019-11-06 Sold (MLS) $187,000 GSREIN
• 2019-10-03 Pending — GSREIN
• 2019-08-21 Listed $187,500 GSREIN
• 2019-08-21 Listed $187,500 AcadianaMLS
• 2014-04-01 Sold (Public Records) $123,000 Public Records
• 2014-03-28 Sold (MLS) $123,000 GSREIN
• 2014-01-09 Listed $129,900 AcadianaMLS
• 2014-01-09 Listed $129,900 GSREIN
• 2009-08-04 Sold (Public Records) $137,000 Public Records
• 2008-06-12 Sold (Public Records) $10,000 Public Records
• 1999-01-29 Sold (Public Records) $109,000 Public Records
• 1999-01-21 Sold (MLS) $109,000 GSREIN
• 1998-08-21 Listed $114,500 GSREIN
• 1998-08-21 Listed $114,500 AcadianaMLS

Property tax history

-0.5%/yr

Latest (2025): $1,419 · -47.8% YoY. Source: county tax records.