83 Stanton Hall Dr · Destrehan, LA 70047

$135,000

2 bd · 2.0 ba · 1,595 sqft · Townhouse public records · 70 Days on market

Built 1985 $85/sqft · 28% below area Est $164k · 18% 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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.7/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bed, 2-bath home in Destrehan featuring a functional layout, spacious living area, and private backyard. Conveniently located around shopping, dining, and major highways. Great opportunity for homeowners or investors!

Key facts

• Spacious living area
• Private backyard
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREA
• PRIVATE BACKYARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.6% in Destrehan — 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 75/100 on livability (#20 in LA, #4,010 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F.
• St. Charles Parish (suburban): math 40% / reading 51% proficiency, ranked #14 of 98 in LA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 85 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 74 units permitted in St. Charles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Charles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 26 sale attempts since 29y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A99 (mandatory federal flood insurance); 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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.07% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 7.8

CMA / ARV

• ARV (median comp): $164,270
• List price: $135,000
• Delta: -17.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Brandon Hall Dr	0.14mi	3/2.0 (+1)	1,638 (+3%)	2mo	$215,000	$131	82
81 Stanton Hall Dr	0.00mi	2/2.0	1,390 (-13%)	10mo	$153,000	$110	70
25 Ormond Pl #25	0.25mi	2/1.5	1,408 (-12%)	5mo	$130,000	$92	63
55 Ormond Pl	0.24mi	2/2.0	1,408 (-12%)	9mo	$70,000	$50	62
36 Ormond Pl	0.23mi	3/2.5 (+1)	1,750 (+10%)	14mo	$176,500	$101	55

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-13,242
• Equity at exit: $20,129

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-234
• Equity at exit: $11,672

Cash invested: $37,800 (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 70047

• Home prices YoY: -14.4%
• Active inventory: 85
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$708
• Tax from tax record: −$113 /mo · $1,361/yr
• Insurance: −$56
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $135

Break-even live

Break-even rent $1,269

Max offer price $135,000

Occupancy floor 86%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Carriage Ln Unit A Destrehan, LA	2.0	1.5	1200	$1,300	$1.08	43d	1	0.05mi
59 Carriage Ln Unit B Destrehan, LA	2.0	1.5	1112	$1,300	$1.17	3d	1	0.10mi
54 Carriage Ln Unit A Destrehan, LA	2.0	1.5	1100	$1,400	$1.27	43d	1	0.11mi
21 Brandon Hall Dr Unit B Destrehan, LA	2.0	1.5	1400	$1,450	$1.04	3d	1	0.11mi
26 Brandon Hall Dr Unit A Destrehan, LA	2.0	1.5	1338	$1,475	$1.10	43d	1	0.11mi
5 Brandon Hall Dr Unit D Destrehan, LA	3.0	2.5	1750	$1,600	$0.91	23d	1	0.12mi
56 Stanton Hall Dr Destrehan, LA	3.0	2.5	1418	$1,700	$1.20	43d	1	0.12mi
64 Carriage Ln Unit D Destrehan, LA	2.0	1.5	1053	$1,250	$1.19	20d	1	0.16mi
50 Brandon Hall Dr Unit D Destrehan, LA	2.0	1.5	1280	$1,350	$1.05	3d	1	0.19mi
9602 Red Church Ln Destrehan, LA	3.0	2.0	1172	$2,100	$1.79	16d	1	0.89mi

Listing history 50 events

1. 2026-06-18
   days on market $135,000 Active 70 DOM
2. 2026-06-17
   days on market $135,000 Active 69 DOM
3. 2026-06-16
   days on market $135,000 Active 68 DOM
4. 2026-06-15
   days on market $135,000 Active 67 DOM
5. 2026-06-13
   days on market $135,000 Active 65 DOM
6. 2026-06-13
   days on market $135,000 Active 64 DOM
7. 2026-06-10
   days on market $135,000 Active 62 DOM
8. 2026-06-09
   days on market $135,000 Active 61 DOM
9. 2026-06-08
   days on market $135,000 Active 60 DOM
10. 2026-06-07
    days on market $135,000 Active 59 DOM
11. 2026-06-05
    days on market $135,000 Active 56 DOM
12. 2026-06-03
    days on market $135,000 Active 55 DOM
13. 2026-06-02
    days on market $135,000 Active 54 DOM
14. 2026-06-01
    days on market $135,000 Active 53 DOM
15. 2026-05-31
    days on market $135,000 Active 52 DOM
16. 2026-05-16
    price $135,000 228-char remark

    Show marketing remark (228 chars)

    Charming 2-bed, 2-bath home in Destrehan featuring a functional layout, spacious living area, and private backyard. Conveniently located around shopping, dining, and major highways. Great opportunity for homeowners or investors!

17. 2026-05-16
    price $135,000 228-char remark

    Show marketing remark (228 chars)

    Charming 2-bed, 2-bath home in Destrehan featuring a functional layout, spacious living area, and private backyard. Conveniently located around shopping, dining, and major highways. Great opportunity for homeowners or investors!

18. 2026-04-10
    listed $145,000 Active 228-char remark

    Show marketing remark (228 chars)

    Charming 2-bed, 2-bath home in Destrehan featuring a functional layout, spacious living area, and private backyard. Conveniently located around shopping, dining, and major highways. Great opportunity for homeowners or investors!

19. 2026-04-09
    listed $145,000 Active 228-char remark

    Show marketing remark (228 chars)

    Charming 2-bed, 2-bath home in Destrehan featuring a functional layout, spacious living area, and private backyard. Conveniently located around shopping, dining, and major highways. Great opportunity for homeowners or investors!

20. 2025-12-18
    historical $1,300
21. 2025-10-29
    price $1,300
22. 2025-10-13
    listed $1,400
23. 2025-08-27
    price $145,000
24. 2025-08-27
    price $145,000
25. 2025-08-25
    historical $1,400
26. 2025-06-18
    listed $1,400
27. 2025-06-17
    listed $155,000 Active
28. 2025-01-19
    price $145,000
29. 2024-11-12
    price $145,000
30. 2024-10-20
    price $155,000
31. 2024-10-20
    price $155,000
32. 2024-09-25
    listed $160,000 Active
33. 2023-04-20
    price $160,000
34. 2023-02-28
    price $165,000
35. 2023-01-31
    listed $160,000
36. 2022-09-02
    price $170,000
37. 2022-07-07
    listed $170,000
38. 2022-03-03
    soldstatus $125,000
39. 2018-05-21
    historical
40. 2017-11-20
    listed $119,000 Active
41. 2017-11-20
    listed $119,000
42. 2016-10-28
    historical
43. 2016-10-28
    historical
44. 2016-09-28
    status Active
45. 2016-09-28
    status Active
46. 2016-09-27
    historical Pending Continue to Show
47. 2016-09-23
    status Under Contract
48. 2016-09-23
    status Pending
49. 2016-09-06
    listed $100,000 Active
50. 2016-09-06
    listed $100,000

ⓘ 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: $1,361 · $113/mo
• Projected year-2 tax: $1,361 · $113/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 5/10 Major FEMA zone A99 · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,277
• − Mortgage interest: −$7,562
• − Property taxes: −$1,361
• − Insurance: −$2,178
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$3,927
• Taxable loss: −$516
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $1,738/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: St. Charles Parish
• NCES district ID: 2201440
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $60,261
• Composite: 40.0/100
• National rank: #3830
• State rank: #14 of 98 in LA

Livability — Destrehan

• Score: 75/100
• State rank: #20
• US rank: #4010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Destrehan, LA
• County: Saint Charles Parish · 27,180 people
• City population: 13,220
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 13,220
• Household income: $87,333
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 468.0

Population outlook (St. Charles County) Hauer SSP2

• Today (2025): 53,296 people
• By 2030: 53,030 · -0.5%
• By 2040: 51,646 · -3.1%
• By 2050: 49,771 · -6.6%
• By 2075: 46,993 · -11.8%
• By 2100: 44,473 · -16.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 20% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Common ancestry: Lithuanian 21% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · St. Charles

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.6%
• 2008→2024 swing: -1.1pp toward R · 2008: -31.2pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+29.6 2016: R+30.8 2012: R+27.8 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.34%
• Current HPI: 238.9532
• Rent YoY: —
• 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

+116.0% since first listed

53 events — show timeline

• 2026-05-16 Price Changed $135,000 AcadianaMLS
• 2026-05-16 Price Changed $135,000 GSREIN
• 2026-04-10 Listed $145,000 AcadianaMLS
• 2026-04-09 Listed $145,000 GSREIN
• 2025-12-18 Rental Removed $1,300 GSREIN
• 2025-10-29 Price Changed $1,300 GSREIN
• 2025-10-13 Listed for Rent $1,400 GSREIN
• 2025-08-27 Price Changed $145,000 AcadianaMLS
• 2025-08-27 Price Changed $145,000 GSREIN
• 2025-08-25 Rental Removed $1,400 GSREIN
• 2025-06-18 Listed for Rent $1,400 GSREIN
• 2025-06-17 Listed $155,000 AcadianaMLS
• 2025-01-19 Price Changed $145,000 AcadianaMLS
• 2024-11-12 Price Changed $145,000 GSREIN
• 2024-10-20 Price Changed $155,000 AcadianaMLS
• 2024-10-20 Price Changed $155,000 GSREIN
• 2024-09-25 Listed $160,000 AcadianaMLS
• 2023-04-20 Price Changed $160,000 GSREIN
• 2023-02-28 Price Changed $165,000 GSREIN
• 2023-01-31 Listed $160,000 AcadianaMLS
• 2022-09-02 Price Changed $170,000 GSREIN
• 2022-07-07 Listed $170,000 AcadianaMLS
• 2022-03-03 Sold (Public Records) $125,000 Public Records
• 2018-05-21 Listing Removed — GSREIN
• 2017-11-20 Listed $119,000 AcadianaMLS
• 2017-11-20 Listed $119,000 GSREIN
• 2016-10-28 Delisted — GBRMLS
• 2016-10-28 Listing Removed — GSREIN
• 2016-09-28 Relisted — GBRMLS
• 2016-09-28 Relisted — GSREIN
• 2016-09-27 Contingent — GSREIN
• 2016-09-23 Pending — GSREIN
• 2016-09-23 Pending — GBRMLS
• 2016-09-06 Listed $100,000 GSREIN
• 2016-09-06 Listed $100,000 AcadianaMLS
• 2016-09-04 Listed $100,000 GBRMLS
• 2016-06-30 Listed $100,000 AcadianaMLS
• 2009-09-16 Listed $142,000 GSREIN
• 2009-09-16 Listed $142,000 AcadianaMLS
• 2008-11-02 Sold (Public Records) $121,000 Public Records
• 2007-12-28 Sold (MLS) $121,000 GSREIN
• 2007-06-25 Listed $123,000 GSREIN
• 2007-06-25 Listed $123,000 AcadianaMLS
• 2004-11-05 Sold (Public Records) $114,000 Public Records
• 2004-11-02 Sold (MLS) $114,000 GSREIN
• 2004-09-14 Listed $116,500 GSREIN
• 2004-09-14 Listed $116,500 AcadianaMLS
• 2001-09-21 Sold (MLS) $91,500 GSREIN
• 2001-07-18 Listed $95,500 GSREIN
• 2001-07-18 Listed $95,500 AcadianaMLS
• 1997-12-12 Sold (MLS) $62,500 GSREIN
• 1997-11-08 Listed $62,500 GSREIN
• 1997-11-08 Listed $62,500 AcadianaMLS

Property tax history

+1.4%/yr

Latest (2024): $1,361 · +17.0% YoY. Source: county tax records.