2102 Lac La Belle Dr · Belle Chasse, LA 70058

$89,000

2 bd · 1.0 ba · 966 sqft · Townhouse · 105 Days on market

Built 1985 2,748 sqft lot ↓ 29% 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

VERY NICE TOWNHOUSE WITH UPDATED KITCHEN AND VANITY IN KITCHEN AND BATHROOM.

Key facts

• Vanity in bathroom
• Vanity in kitchen
• Updated kitchen

Tags

• UPDATED KITCHEN
• VANITY IN KITCHEN
• VANITY IN BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $89k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 4.0% in Belle Chasse — 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 69/100 on livability (#66 in LA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A-; Watch: amenities F, commute F, health & safety F.
• Jefferson Parish (suburban): math 24% / reading 34% proficiency, ranked #44 of 98 in LA (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents falling (-3.9%/yr); 187 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $36k (29%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.42% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.44%
• DSCR: 1.91
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.19×
• Total profit: $4,714
• Equity at exit: $13,270

10-year hold

• IRR: 11.5%
• Equity multiple: 1.77×
• Total profit: $19,297
• Equity at exit: $7,695

Cash invested: $24,920 (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 70058

• Rents YoY: -3.9%
• Active inventory: 187
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$467
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $358

Break-even live

Break-even rent $811

Max offer price $89,000

Occupancy floor 67%

Sensitivity live

Price	-10% $408	-5% $383	+0% $358	+5% $333	+10% $308
Rent	-10% $258	-5% $308	+0% $358	+5% $408	+10% $458
Rate	-1.0pp $403	-0.5pp $381	base $358	+0.5pp $335	+1.0pp $312

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4112 Lac Bienville Dr Unit A Harvey, LA	2.0	1.5	1100	$1,400	$1.27	15d	1	0.09mi
4116 Lac Bienville Dr Unit B Harvey, LA	2.0	1.5	1000	$1,350	$1.35	44d	1	0.10mi
4116 Lac Bienville Dr Unit D Harvey, LA	2.0	1.5	1000	$1,300	$1.30	5d	1	0.10mi
4116 Lac Bienville Dr Unit C Harvey, LA	2.0	1.5	1000	$1,300	$1.30	24d	1	0.10mi
4120 Lac Bienville Dr Unit A Harvey, LA	2.0	1.5	1100	$1,100	$1.00	44d	1	0.10mi
4120 Lac Bienville Dr Harvey, LA	2.0	1.0	1100	$1,100	$1.00	44d	1	0.10mi
4257 Lac Saint Pierre Dr Unit B Harvey, LA	2.0	2.5	1102	$1,075	$0.98	3d	1	0.31mi
4257 Lac Saint Pierre Dr Unit B Harvey, LA	2.0	2.5	1102	$1,075	$0.98	4d	1	0.31mi
4257 Lac Saint Pierre Dr Unit D Harvey, LA	2.0	2.5	1102	$1,075	$0.98	24d	1	0.31mi
4289 Lac Saint Pierre Dr Harvey, LA	2.0	1.5–2.0	1100	$1,475	$1.34	15d	4	0.36mi
3320 Timberlane Way Dr #140 Harvey, LA	2.0	1.0	863	$1,400	$1.62	15d	1	0.95mi
3300 Wall Blvd Gretna, LA	2.0	1.0–2.0	720	$1,300	$1.81	15d	1	1.32mi
2912 Manhattan Blvd #132 Harvey, LA	1.0	1.0	660	$1,200	$1.82	44d	1	1.36mi
3320 Wall Blvd Gretna, LA	1.0	1.0	693	$1,230	$1.77	44d	1	1.37mi
3251 Wall Blvd Gretna, LA	1.0–3.0	1.0–2.0	1174	$1,910	$1.63	2d	1	1.45mi

Listing history 10 events

1. 2026-04-06
   status Pending 76-char remark

   Show marketing remark (76 chars)

   VERY NICE TOWNHOUSE WITH UPDATED KITCHEN AND VANITY IN KITCHEN AND BATHROOM.

2. 2026-04-06
   status Pending

   Show marketing remark (76 chars)

   VERY NICE TOWNHOUSE WITH UPDATED KITCHEN AND VANITY IN KITCHEN AND BATHROOM.

3. 2026-03-30
   price $89,000 76-char remark

   Show marketing remark (76 chars)

   VERY NICE TOWNHOUSE WITH UPDATED KITCHEN AND VANITY IN KITCHEN AND BATHROOM.

4. 2026-03-30
   price $89,000

   Show marketing remark (76 chars)

   VERY NICE TOWNHOUSE WITH UPDATED KITCHEN AND VANITY IN KITCHEN AND BATHROOM.

5. 2026-02-27
   price $99,000 76-char remark

   Show marketing remark (76 chars)

   VERY NICE TOWNHOUSE WITH UPDATED KITCHEN AND VANITY IN KITCHEN AND BATHROOM.

6. 2026-02-27
   price $99,000

   Show marketing remark (76 chars)

   VERY NICE TOWNHOUSE WITH UPDATED KITCHEN AND VANITY IN KITCHEN AND BATHROOM.

7. 2026-01-14
   price $118,000 76-char remark

   Show marketing remark (76 chars)

   VERY NICE TOWNHOUSE WITH UPDATED KITCHEN AND VANITY IN KITCHEN AND BATHROOM.

8. 2026-01-14
   price $118,000

   Show marketing remark (76 chars)

   VERY NICE TOWNHOUSE WITH UPDATED KITCHEN AND VANITY IN KITCHEN AND BATHROOM.

9. 2025-12-22
   listed $125,000 Active 76-char remark

   Show marketing remark (76 chars)

   VERY NICE TOWNHOUSE WITH UPDATED KITCHEN AND VANITY IN KITCHEN AND BATHROOM.

10. 2025-12-22
    listed $125,000 Active

    Show marketing remark (76 chars)

    VERY NICE TOWNHOUSE WITH UPDATED KITCHEN AND VANITY IN KITCHEN AND BATHROOM.

ⓘ 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: $841 · $70/mo
• Projected year-2 tax: $841 · $70/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 · 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,166
• − Mortgage interest: −$4,985
• − Property taxes: −$841
• − Insurance: −$1,242
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$2,589
• Taxable income: $3,081
• Est. tax owed @ 24.0%: −$739
• After-tax cash flow: $3,557/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: Jefferson Parish
• NCES district ID: 2200840
• Math proficiency: 24% ▼ -36.00%
• Reading proficiency: 34% ▼ -30.00%
• Median HH income: $48,421
• Composite: 25.19/100
• National rank: #7511
• State rank: #44 of 98 in LA

Livability — Belle Chasse

• Score: 69/100
• State rank: #66
• US rank: #8280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson Parish · 426,999 people
• City population: 16,639
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 39,578
• Household income: $62,416
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1992.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 451,696 people
• By 2030: 455,451 · +0.8%
• By 2040: 458,308 · +1.5%
• By 2050: 461,031 · +2.1%
• By 2075: 476,351 · +5.5%
• By 2100: 499,377 · +10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 58% White 20% Hispanic / Latino 13% Asian 7% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Dominican 1%
• Common ancestry: Lithuanian 4% Hispanic 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 10% Vietnamese 5% French/Haitian/Cajun 2%

Political lean MEDSL · Jefferson

• 2024 margin: R (+12.9) · D 42.5% · R 55.5% · Other 2.1%
• 2008→2024 swing: +13.6pp toward D · 2008: -26.6pp · 2024: -12.9pp
• All cycles: 2024: R+12.9 2020: R+11.1 2016: R+14.8 2012: R+18.4 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.82%
• Current HPI: 156.1052
• Rent YoY: ▼ -3.88%
• 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

-28.8% since first listed

10 events — show timeline

• 2026-04-06 Pending — AcadianaMLS
• 2026-04-06 Pending — GSREIN
• 2026-03-30 Price Changed $89,000 AcadianaMLS
• 2026-03-30 Price Changed $89,000 GSREIN
• 2026-02-27 Price Changed $99,000 AcadianaMLS
• 2026-02-27 Price Changed $99,000 GSREIN
• 2026-01-14 Price Changed $118,000 AcadianaMLS
• 2026-01-14 Price Changed $118,000 GSREIN
• 2025-12-22 Listed $125,000 GSREIN
• 2025-12-22 Listed $125,000 AcadianaMLS

Property tax history

+1.6%/yr

Latest (2025): $841 · +0.3% YoY. Source: county tax records.