2732 Reunion Dr · Violet, LA 70092

$165,000

3 bd · 1.5 ba · 1,224 sqft · SingleFamily · 313 Days on market

Built 1973 7,679 sqft lot $135/sqft · 11% below area Est $184k · 10% under

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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 +24.2/30.0
• ARV discount +12.2/15.0
• DSCR +7.8/10.0
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.8/10.0

Listing remarks MLS

See this beautifully updated brick home in Violet! Featuring three spacious bedrooms (with the potential for a 4th), 1.5 baths, and brand new tile flooring in the kitchen and dining area. Granite countertops, washer & dryer hookups, spacious bedrooms, and a newer roof. All measurements are deemed reliable but not guaranteed.

Key facts

• Updated brick home
• Newer roof
• Granite countertops

Tags

• UPDATED BRICK HOME
• BRAND NEW TILE FLOORING
• GRANITE COUNTERTOPS
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#269 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Market conditions: 53 active listings in the ZIP; 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 $5k 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 313 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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.
• Current owner paid $76k; list at $165k implies a 119% gain — meaningful room to come down on a strong offer.

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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 313 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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?
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: 1.05% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.56%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (median comp): $184,353
• List price: $165,000
• Delta: -10.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2516 Kingbird Blvd	0.58mi	3/2.0	1,232 (+1%)	3mo	$120,000	$97	67
2012 Redbird Dr	0.58mi	3/2.0	1,238 (+1%)	6mo	$62,500	$50	64
2617 Meadowlark Dr	0.55mi	3/2.0	1,226 (+0%)	13mo	$175,000	$143	62
2108 River Queen Dr	0.56mi	3/1.0	1,184 (-3%)	11mo	$118,750	$100	57
2608 Flamingo Dr	0.55mi	3/2.0	1,200 (-2%)	15mo	$163,000	$136	56
2605 Meadowlark Dr	0.58mi	3/2.0	1,237 (+1%)	16mo	$122,000	$99	56
2009 Redbird Dr	0.56mi	3/2.0	1,246 (+2%)	20mo	$172,500	$138	53
2221 Riverbend Dr	0.42mi	3/1.0	1,105 (-10%)	12mo	$179,900	$163	52
2013 S River Park Dr	0.65mi	3/1.5	1,245 (+2%)	20mo	$130,000	$104	50

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-9,975
• Equity at exit: $24,602

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $12,905
• Equity at exit: $14,266

Cash invested: $46,200 (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 70092

• Home prices YoY: -3.7%
• Active inventory: 53
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,728 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$101 /mo · $1,214/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $263

Break-even live

Break-even rent $1,395

Max offer price $165,000

Occupancy floor 80%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $165,000 Active 313 DOM
2. 2026-06-17
   days on market $165,000 Active 312 DOM
3. 2026-06-16
   days on market $165,000 Active 311 DOM
4. 2026-06-15
   days on market $165,000 Active 310 DOM
5. 2026-06-13
   days on market $165,000 Active 308 DOM
6. 2026-06-10
   days on market $165,000 Active 305 DOM
7. 2026-06-09
   days on market $165,000 Active 304 DOM
8. 2026-06-08
   days on market $165,000 Active 303 DOM
9. 2026-06-07
   days on market $165,000 Active 302 DOM
10. 2026-06-03
    days on market $165,000 Active 298 DOM
11. 2026-06-02
    days on market $165,000 Active 297 DOM
12. 2026-06-01
    days on market $165,000 Active 296 DOM
13. 2026-05-31
    days on market $165,000 Active 295 DOM
14. 2025-10-07
    status Active 332-char remark

    Show marketing remark (332 chars)

    See this beautifully updated brick home in Violet! Featuring three spacious bedrooms (with the potential for a 4th), 1.5 baths, and brand new tile flooring in the kitchen and dining area. Granite countertops, washer & dryer hookups, spacious bedrooms, and a newer roof. All measurements are deemed reliable but not guaranteed.

15. 2025-09-30
    status Pending 332-char remark

    Show marketing remark (332 chars)

    See this beautifully updated brick home in Violet! Featuring three spacious bedrooms (with the potential for a 4th), 1.5 baths, and brand new tile flooring in the kitchen and dining area. Granite countertops, washer & dryer hookups, spacious bedrooms, and a newer roof. All measurements are deemed reliable but not guaranteed.

16. 2025-08-02
    listed $165,000 Active 330-char remark

    Show marketing remark (332 chars)

    See this beautifully updated brick home in Violet! Featuring three spacious bedrooms (with the potential for a 4th), 1.5 baths, and brand new tile flooring in the kitchen and dining area. Granite countertops, washer & dryer hookups, spacious bedrooms, and a newer roof. All measurements are deemed reliable but not guaranteed.

17. 2025-08-02
    listed $165,000 Active 332-char remark

    Show marketing remark (332 chars)

    See this beautifully updated brick home in Violet! Featuring three spacious bedrooms (with the potential for a 4th), 1.5 baths, and brand new tile flooring in the kitchen and dining area. Granite countertops, washer & dryer hookups, spacious bedrooms, and a newer roof. All measurements are deemed reliable but not guaranteed.

18. 2023-07-11
    price $120,000
19. 2023-06-20
    listed $120,000
20. 2022-07-06
    soldstatus $75,500
21. 2022-07-01
    soldstatus $75,500 Closed
22. 2022-06-20
    status Pending
23. 2022-06-15
    price $70,000
24. 2022-06-15
    status Active
25. 2022-05-17
    historical
26. 2022-05-11
    status Pending
27. 2022-05-09
    listed $70,000
28. 2022-05-09
    listed $159,900 Active
29. 2007-08-06
    soldstatus $25,000
30. 1994-10-03
    soldstatus $32,000

ⓘ 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: $1,214 · $101/mo
• Projected year-2 tax: $1,214 · $101/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,731
• − Mortgage interest: −$9,243
• − Property taxes: −$1,214
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$4,800
• Taxable income: $535
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $3,029/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 — Violet

• Score: 59/100
• State rank: #269
• US rank: #19722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Violet, LA
• City population: 6,784
• Population (ZIP): 6,784

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 0.60)
• Race & ethnicity: White 46% Black 43% Hispanic / Latino 9% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 11% Iranian 1% Hispanic 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -8.36%
• Current HPI: 218.6728
• 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

+415.6% since first listed

17 events — show timeline

• 2025-10-07 Relisted — GSREIN
• 2025-09-30 Pending — GSREIN
• 2025-08-02 Listed $165,000 GSREIN
• 2025-08-02 Listed $165,000 AcadianaMLS
• 2023-07-11 Price Changed $120,000 GSREIN
• 2023-06-20 Listed $120,000 AcadianaMLS
• 2022-07-06 Sold (Public Records) $75,500 Public Records
• 2022-07-01 Sold (MLS) $75,500 GSREIN
• 2022-06-20 Pending — GSREIN
• 2022-06-15 Price Changed $70,000 GSREIN
• 2022-06-15 Relisted — GSREIN
• 2022-05-17 Listing Removed — GSREIN
• 2022-05-11 Pending — GSREIN
• 2022-05-09 Listed $159,900 GSREIN
• 2022-05-09 Listed $70,000 AcadianaMLS
• 2007-08-06 Sold (Public Records) $25,000 Public Records
• 1994-10-03 Sold (Public Records) $32,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,214 · +4.4% YoY. Source: county tax records.