14 Houmas Pl Unit C · Destrehan, LA 70047

$134,950

2 bd · 1.5 ba · 1,240 sqft · SingleFamily · 87 Days on market

Built 1983 Good condition 871 sqft lot $109/sqft · 16% below area Est $160k · 16% 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 +21.2/30.0
• ARV discount +14.6/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained home offers comfortable living with two bedrooms and one and a half bathrooms. The property provides a practical space for everyday needs. The granite countertops enhance the functionality and appearance of the home. These durable surfaces offer both style and practicality for daily use, adding lasting value to the property. The location provides easy access to local shopping, making errands and daily necessities convenient. This strategic positioning allows residents to enjoy the benefits of nearby retail options while maintaining a peaceful residential setting. The combination of quality features and convenient location makes this property an attractive option for those seeking a move-in ready home. The thoughtful details and accessible neighborhood create an appealing living environment that balances comfort with practicality.Some images in this listing have been virtually staged.

Key facts

• Granite countertops
• Built 1983
• Listed 87 days

Tags

• GRANITE COUNTERTOPS
• EASY ACCESS TO LOCAL SHOPPING
• PEACEFUL RESIDENTIAL SETTING
• ACCESSIBLE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $69 ($834/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 8.0% 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $934 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 87 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 30y ago; this cycle's ask has dropped $15k (10%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,853 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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: 1.06% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $160,145
• List price: $134,950
• Delta: -15.73%
• 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
1 Houmas Pl Unit D	0.03mi	2/1.5	1,270 (+2%)	19mo	$178,000	$140	79
322 Ormond Meadows Dr Unit C	0.61mi	2/1.5	1,150 (-7%)	14mo	$139,000	$121	48
306 River Point Dr	0.60mi	3/2.0 (+1)	1,350 (+9%)	5mo	$250,000	$185	46
16 Brandon Hall Dr Unit A	0.28mi	2/2.5	1,425 (+15%)	16mo	$178,000	$125	44
252 River Village Dr	0.67mi	3/2.0 (+1)	1,226 (-1%)	21mo	$255,000	$208	42

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-17,345
• Equity at exit: $20,121

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-9,007
• Equity at exit: $11,668

Cash invested: $37,786 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $69

Break-even live

Break-even rent $1,339

Max offer price $134,950

Occupancy floor 90%

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: $33,738
• Closing costs: $4,048
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 Stanton Hall Dr Destrehan, LA	3.0	2.5	1418	$1,700	$1.20	43d	1	0.17mi
21 Brandon Hall Dr Unit B Destrehan, LA	2.0	1.5	1400	$1,450	$1.04	3d	1	0.31mi
44 Carriage Ln Unit A Destrehan, LA	2.0	1.5	1200	$1,300	$1.08	43d	1	0.33mi
26 Brandon Hall Dr Unit A Destrehan, LA	2.0	1.5	1338	$1,475	$1.10	43d	1	0.36mi
59 Carriage Ln Unit B Destrehan, LA	2.0	1.5	1112	$1,300	$1.17	3d	1	0.38mi
54 Carriage Ln Unit A Destrehan, LA	2.0	1.5	1100	$1,400	$1.27	43d	1	0.39mi
64 Carriage Ln Unit D Destrehan, LA	2.0	1.5	1053	$1,250	$1.19	20d	1	0.44mi
50 Brandon Hall Dr Unit D Destrehan, LA	2.0	1.5	1280	$1,350	$1.05	3d	1	0.46mi
76 Carriage Ln Unit 4 Destrehan, LA	1.0	1.0	900	$925	$1.03	43d	1	0.51mi
9602 Red Church Ln Destrehan, LA	3.0	2.0	1172	$2,100	$1.79	16d	1	1.14mi

Listing history 21 events

1. 2026-06-18
   days on market $134,950 Active 87 DOM
2. 2026-06-17
   days on market $134,950 Active 86 DOM
3. 2026-06-16
   days on market $134,950 Active 85 DOM
4. 2026-06-15
   days on market $134,950 Active 84 DOM
5. 2026-06-13
   days on market $134,950 Active 82 DOM
6. 2026-06-13
   days on market $134,950 Active 81 DOM
7. 2026-06-10
   days on market $134,950 Active 79 DOM
8. 2026-06-09
   days on market $134,950 Active 78 DOM
9. 2026-06-08
   days on market $134,950 Active 77 DOM
10. 2026-06-07
    days on market $134,950 Active 76 DOM
11. 2026-06-05
    days on market $134,950 Active 73 DOM
12. 2026-06-03
    days on market $134,950 Active 72 DOM
13. 2026-06-02
    days on market $134,950 Active 71 DOM
14. 2026-06-01
    days on market $134,950 Active 70 DOM
15. 2026-05-31
    days on market $134,950 Active 69 DOM
16. 2026-04-23
    price $139,950 917-char remark

    Show marketing remark (918 chars)

    This well-maintained home offers comfortable living with two bedrooms and one and a half bathrooms. The property provides a practical space for everyday needs. The granite countertops enhance the functionality and appearance of the home. These durable surfaces offer both style and practicality for daily use, adding lasting value to the property. The location provides easy access to local shopping, making errands and daily necessities convenient. This strategic positioning allows residents to enjoy the benefits of nearby retail options while maintaining a peaceful residential setting. The combination of quality features and convenient location makes this property an attractive option for those seeking a move-in ready home. The thoughtful details and accessible neighborhood create an appealing living environment that balances comfort with practicality. Some images in this listing have been virtually staged.

17. 2026-04-23
    price $139,950 918-char remark

    Show marketing remark (918 chars)

    This well-maintained home offers comfortable living with two bedrooms and one and a half bathrooms. The property provides a practical space for everyday needs. The granite countertops enhance the functionality and appearance of the home. These durable surfaces offer both style and practicality for daily use, adding lasting value to the property. The location provides easy access to local shopping, making errands and daily necessities convenient. This strategic positioning allows residents to enjoy the benefits of nearby retail options while maintaining a peaceful residential setting. The combination of quality features and convenient location makes this property an attractive option for those seeking a move-in ready home. The thoughtful details and accessible neighborhood create an appealing living environment that balances comfort with practicality. Some images in this listing have been virtually staged.

18. 2026-03-23
    listed $149,950 Active 918-char remark

    Show marketing remark (917 chars)

    This well-maintained home offers comfortable living with two bedrooms and one and a half bathrooms. The property provides a practical space for everyday needs. The granite countertops enhance the functionality and appearance of the home. These durable surfaces offer both style and practicality for daily use, adding lasting value to the property. The location provides easy access to local shopping, making errands and daily necessities convenient. This strategic positioning allows residents to enjoy the benefits of nearby retail options while maintaining a peaceful residential setting. The combination of quality features and convenient location makes this property an attractive option for those seeking a move-in ready home. The thoughtful details and accessible neighborhood create an appealing living environment that balances comfort with practicality.Some images in this listing have been virtually staged.

19. 2026-03-23
    listed $149,950 Active 917-char remark

    Show marketing remark (917 chars)

    This well-maintained home offers comfortable living with two bedrooms and one and a half bathrooms. The property provides a practical space for everyday needs. The granite countertops enhance the functionality and appearance of the home. These durable surfaces offer both style and practicality for daily use, adding lasting value to the property. The location provides easy access to local shopping, making errands and daily necessities convenient. This strategic positioning allows residents to enjoy the benefits of nearby retail options while maintaining a peaceful residential setting. The combination of quality features and convenient location makes this property an attractive option for those seeking a move-in ready home. The thoughtful details and accessible neighborhood create an appealing living environment that balances comfort with practicality.Some images in this listing have been virtually staged.

20. 2010-05-25
    listed $124,500
21. 1996-08-09
    listed $54,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A99 · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $17,123
• − Mortgage interest: −$7,559
• − Property taxes: −$2,024
• − Insurance: −$2,177
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$3,926
• Taxable loss: −$1,303
• Est. tax savings @ 24.0%: +$313
• After-tax cash flow: $1,146/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained single-family home offers comfortable living with two bedrooms and one and a half bathrooms. The granite countertops and modern fixtures enhance functionality and appearance, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+155.4% since first listed

6 events — show timeline

• 2026-04-23 Price Changed $139,950 AcadianaMLS
• 2026-04-23 Price Changed $139,950 GBRMLS
• 2026-03-23 Listed $149,950 GBRMLS
• 2026-03-23 Listed $149,950 AcadianaMLS
• 2010-05-25 Listed $124,500 AcadianaMLS
• 1996-08-09 Listed $54,800 AcadianaMLS