2428 Pecan Dr · Chalmette, LA 70043

$215,000

4 bd · 2.0 ba · 1,471 sqft · SingleFamily · 103 Days on market

4,356 sqft lot $146/sqft · at area comps Est $222k · at est.

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Why this score? — see what drove the D 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 +13.3/30.0
• ARV discount +8.9/15.0
• Schools +5.0/10.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Precious 4 bedroom recently updated home with 2 baths, new kitchen, new floors and new underground plumbing. Its energy efficient window will help with utility bills and having a tankless hot water heater is a plus for all houses in today's market. Buyers will be pleased to know that this come is located in Flood Zone X. Stop in and check this one out!

Key facts

• New floors
• New kitchen
• Underground plumbing

Tags

• NEW KITCHEN
• NEW FLOORS
• UNDERGROUND PLUMBING
• ENERGY EFFICIENT WINDOW
• TANKLESS HOT WATER HEATER
• FLOOD ZONE X

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-66 ($-791/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (11.5% below list).
• Recommended offer: $190k (11.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#137 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.
• Market conditions: Rents rising (+3.1%/yr); 214 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 112 units permitted in St. Bernard Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($55k/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 $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 103 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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: major 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 $190,221 (11.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 9.4

CMA / ARV

• ARV (median comp): $221,898
• List price: $215,000
• Delta: -3.11%
• 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
2408 Riverland Dr	0.07mi	3/2.0 (-1)	1,505 (+2%)	4mo	$270,000	$179	84
2705 Pecan Dr	0.22mi	4/2.0	1,554 (+6%)	4mo	$260,000	$167	77
2425 Charles Dr	0.25mi	3/2.0 (-1)	1,520 (+3%)	3mo	$250,000	$164	75
3217 Dauterive Dr	0.52mi	3/2.0 (-1)	1,506 (+2%)	5mo	$285,000	$189	62
3100 Marietta St	0.55mi	3/1.0 (-1)	1,464 (-0%)	4mo	$60,000	$41	61
3304 Corinne Dr	0.73mi	3/2.0 (-1)	1,414 (-4%)	3mo	$224,500	$159	52
2901 Blanchard Dr	0.58mi	3/2.0 (-1)	1,339 (-9%)	3mo	$195,000	$146	51
1100 Missouri St	0.46mi	3/2.5 (-1)	1,650 (+12%)	1mo	$315,000	$191	50
3404 Veronica Dr	0.70mi	4/2.0	1,665 (+13%)	1mo	$225,000	$135	45
2708 Tournefort St	0.66mi	3/2.0 (-1)	1,313 (-11%)	2mo	$214,000	$163	44
3213 Dauterive Dr	0.55mi	3/2.0 (-1)	1,688 (+15%)	3mo	$310,000	$184	42
3317 Decomine Dr	0.61mi	3/2.0 (-1)	1,300 (-12%)	7mo	$175,000	$135	41

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-38,748
• Equity at exit: $32,057

10-year hold

• IRR: -10.3%
• Equity multiple: 0.37×
• Total profit: $-37,959
• Equity at exit: $18,589

Cash invested: $60,200 (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 70043

• Rents YoY: 3.1%
• Active inventory: 214
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$285 /mo · $3,422/yr
• Insurance: −$90
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-66

Break-even live

Break-even rent $1,986

Max offer price $203,352

Occupancy floor 98%

Sensitivity live

Price	-10% $56	-5% $-5	+0% $-66	+5% $-127	+10% $-188
Rent	-10% $-216	-5% $-141	+0% $-66	+5% $9	+10% $84
Rate	-1.0pp $42	-0.5pp $-11	base $-66	+0.5pp $-122	+1.0pp $-178

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2431 Octavia Dr Chalmette, LA	3.0	2.0	1100	$1,499	$1.36	45d	1	0.17mi
2429 Octavia Dr Chalmette, LA	3.0	2.0	1700	$1,575	$0.93	25d	1	0.17mi
2228 Riverland Dr Chalmette, LA	3.0	1.0	1300	$1,800	$1.38	4d	1	0.18mi
2708 Volpe Dr Chalmette, LA	3.0	2.0	1556	$2,300	$1.48	23d	1	0.25mi
2337 Plaza Dr Chalmette, LA	3.0	2.0	925	$1,500	$1.62	45d	1	0.28mi
3012 Volpe Dr Chalmette, LA	3.0	2.0	1812	$2,500	$1.38	45d	1	0.46mi
2518 Delambert St Chalmette, LA	3.0	2.0	1617	$1,825	$1.13	45d	1	0.50mi
2029 W Beauregard St Chalmette, LA	3.0	2.0	1176	$2,200	$1.87	19d	1	0.61mi
3321 Plaza Dr Chalmette, LA	3.0	2.0	1400	$1,650	$1.18	12d	1	0.65mi
226 E Casa Calvo St Chalmette, LA	3.0	2.0	1330	$1,900	$1.43	45d	1	0.65mi
203 E Moreau St Chalmette, LA	3.0	1.5	965	$1,700	$1.76	5d	1	0.69mi
3106 Laplace St Chalmette, LA	3.0	2.5	1390	$1,650	$1.19	45d	1	0.73mi
3108 Laplace St Chalmette, LA	3.0	2.5	1390	$1,650	$1.19	45d	1	0.74mi
3108 Tournefort St Chalmette, LA	3.0	2.0	1399	$1,750	$1.25	5d	1	0.79mi
3708 Veronica Dr Chalmette, LA	3.0	2.0	1818	$2,550	$1.40	3d	1	0.93mi
511 E Genie St Chalmette, LA	3.0	2.0	1100	$1,500	$1.36	4d	1	0.95mi
3629 Charles Dr Chalmette, LA	3.0	2.0	1405	$1,600	$1.14	16d	1	1.00mi
3400 Montesquieu St Unit 1-B Chalmette, LA	3.0	2.5	1372	$2,550	$1.86	3d	1	1.04mi
406 Dubarry Pl Chalmette, LA	3.0	2.0	950	$1,550	$1.63	45d	1	1.07mi
3711 Tournefort St Chalmette, LA	3.0	2.0	1250	$1,850	$1.48	5d	1	1.11mi
2707 Jackson Blvd Chalmette, LA	3.0	3.0	1733	$2,300	$1.33	45d	1	1.21mi
2707 Jackson Blvd Chalmette, LA	3.0	2.5	1733	$2,300	$1.33	25d	1	1.21mi
2709 Munster Blvd Meraux, LA	3.0	2.0	1411	$1,900	$1.35	25d	1	1.28mi
3507 Sinclair St Chalmette, LA	3.0	2.0	1186	$1,800	$1.52	12d	1	1.29mi
32 Old Hickory St Chalmette, LA	4.0	2.0	1379	$1,850	$1.34	25d	1	1.40mi
3617 Park Blvd Chalmette, LA	3.0	2.0	1090	$1,850	$1.70	45d	1	1.42mi
3617 Park Blvd Chalmette, LA	3.0	2.0	1090	$1,850	$1.70	22d	1	1.42mi
3625 Park Blvd Chalmette, LA	3.0	2.0	924	$1,750	$1.89	5d	1	1.43mi

Listing history 27 events

1. 2026-06-21
   days on market $215,000 Active 103 DOM
2. 2026-06-18
   days on market $215,000 Active 100 DOM
3. 2026-06-17
   days on market $215,000 Active 99 DOM
4. 2026-06-16
   days on market $215,000 Active 98 DOM
5. 2026-06-15
   days on market $215,000 Active 97 DOM
6. 2026-06-13
   days on market $215,000 Active 95 DOM
7. 2026-06-10
   days on market $215,000 Active 92 DOM
8. 2026-06-09
   days on market $215,000 Active 91 DOM
9. 2026-06-08
   days on market $215,000 Active 90 DOM
10. 2026-06-07
    days on market $215,000 Active 89 DOM
11. 2026-06-03
    days on market $215,000 Active 85 DOM
12. 2026-06-02
    days on market $215,000 Active 84 DOM
13. 2026-06-01
    days on market $215,000 Active 83 DOM
14. 2026-05-31
    days on market $215,000 Active 82 DOM
15. 2026-03-10
    listed $215,000 Active 354-char remark

    Show marketing remark (354 chars)

    Precious 4 bedroom recently updated home with 2 baths, new kitchen, new floors and new underground plumbing. Its energy efficient window will help with utility bills and having a tankless hot water heater is a plus for all houses in today's market. Buyers will be pleased to know that this come is located in Flood Zone X. Stop in and check this one out!

16. 2025-04-29
    price $237,000
17. 2025-01-23
    listed $249,999 Active
18. 2022-01-18
    soldstatus $249,999
19. 2022-01-14
    soldstatus $249,999 Closed
20. 2021-12-12
    status Pending
21. 2021-12-04
    listed $249,000
22. 2021-12-04
    listed $249,000 Active
23. 2021-10-21
    soldstatus $107,000
24. 2021-10-11
    soldstatus $110,000 Closed
25. 2021-06-23
    status Pending
26. 2021-06-19
    listed $89,000
27. 2021-06-19
    listed $89,000 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: $3,422 · $285/mo
• Projected year-2 tax: $3,422 · $285/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 7/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,827
• − Mortgage interest: −$12,043
• − Property taxes: −$3,422
• − Insurance: −$1,872
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$6,255
• Taxable loss: −$4,418
• Est. tax savings @ 24.0%: +$1,060
• After-tax cash flow: $269/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 — Chalmette

• Score: 65/100
• State rank: #137
• US rank: #12500

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chalmette, LA
• County: Saint Bernard Parish · 22,638 people
• City population: 22,638
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 22,638
• Household income: $55,068
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 881.0

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 0.61)
• Race & ethnicity: White 55% Black 26% Hispanic / Latino 12% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 13% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 8% Arabic 1% Vietnamese 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: ▼ -211.77%
• Current HPI: 194.8123
• Rent YoY: ▲ 3.11%
• 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

+141.6% since first listed

13 events — show timeline

• 2026-03-10 Listed $215,000 AcadianaMLS
• 2025-04-29 Price Changed $237,000 AcadianaMLS
• 2025-01-23 Listed $249,999 AcadianaMLS
• 2022-01-18 Sold (Public Records) $249,999 Public Records
• 2022-01-14 Sold (MLS) $249,999 GSREIN
• 2021-12-12 Pending — GSREIN
• 2021-12-04 Listed $249,000 GSREIN
• 2021-12-04 Listed $249,000 AcadianaMLS
• 2021-10-21 Sold (Public Records) $107,000 Public Records
• 2021-10-11 Sold (MLS) $110,000 GSREIN
• 2021-06-23 Pending — GSREIN
• 2021-06-19 Listed $89,000 GSREIN
• 2021-06-19 Listed $89,000 AcadianaMLS

Property tax history

+25.5%/yr

Latest (2025): $3,422 · -0.7% YoY. Source: county tax records.