2024 Bobolink Dr · Poydras, LA 70085

$84,000

3 bd · 2.0 ba · 1,890 sqft · SingleFamily · 45 Days on market

Built 1966 ↓ 16% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

CALLING ALL INVESTORS! This could be your next project! Appx 1860 living SF! Corner lot, too! And preferred 'X' flood zone! Sellers in the process of clearing debris! All Offers Welcome! All offers will be considered. This property will probably require an FHA 203k Loan or some type of renovation loan. Utilities are not guaranteed to be on. Advanced notice needed for all showings. PLS DON'T APPROACH TENANTS! Owners/Agent related

Key facts

• Corner lot
• Parking
• Built 1966

Tags

• CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#309 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B; Watch: amenities F, commute F, employment F.
• Market conditions: 95 active listings in the ZIP; 112 units permitted in St. Bernard Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($581 loan paydown + $5k appreciation (5.5% local appreciation)).
• St. Bernard County population projected at +89% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (16%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,480 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.67% ✓
• Cap rate: 14.11%
• Cash-on-cash: 27.93%
• DSCR: 2.24
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $268,380
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2201 Bobolink Dr	0.03mi	3/2.0	1,989 (+5%)	1mo	$225,000	$113	89
2701 S Lake Blvd	0.69mi	3/3.0	1,857 (-2%)	1mo	$265,000	$143	60
1409 Green St	0.40mi	4/2.0 (+1)	1,870 (-1%)	21mo	$265,000	$142	57
2600 Farmsite Rd	0.50mi	3/2.0	1,682 (-11%)	3mo	$240,000	$143	56
2509 South Lake Blvd	0.58mi	4/2.0 (+1)	1,925 (+2%)	22mo	$260,000	$135	47
2109 Senko St	0.68mi	4/2.5 (+1)	2,003 (+6%)	18mo	$235,000	$117	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.2%
• Equity multiple: 3.23×
• Total profit: $52,404
• Equity at exit: $50,116

10-year hold

• IRR: 33.1%
• Equity multiple: 6.57×
• Total profit: $131,011
• Equity at exit: $88,647

Cash invested: $23,520 (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 70085

• Home prices YoY: 3.4%
• Active inventory: 95
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$87 /mo · $1,040/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $481

Break-even live

Break-even rent $796

Max offer price $84,000

Occupancy floor 61%

Sensitivity live

Price	-10% $528	-5% $505	+0% $481	+5% $457	+10% $433
Rent	-10% $370	-5% $425	+0% $481	+5% $536	+10% $592
Rate	-1.0pp $523	-0.5pp $502	base $481	+0.5pp $459	+1.0pp $437

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-01-28
   status Pending
2. 2026-01-08
   price $84,000 432-char remark

   Show marketing remark (432 chars)

   CALLING ALL INVESTORS! This could be your next project! Appx 1860 living SF! Corner lot, too! And preferred 'X' flood zone! Sellers in the process of clearing debris! All Offers Welcome! All offers will be considered. This property will probably require an FHA 203k Loan or some type of renovation loan. Utilities are not guaranteed to be on. Advanced notice needed for all showings. PLS DON'T APPROACH TENANTS! Owners/Agent related

3. 2026-01-08
   price $84,000

   Show marketing remark (432 chars)

   CALLING ALL INVESTORS! This could be your next project! Appx 1860 living SF! Corner lot, too! And preferred 'X' flood zone! Sellers in the process of clearing debris! All Offers Welcome! All offers will be considered. This property will probably require an FHA 203k Loan or some type of renovation loan. Utilities are not guaranteed to be on. Advanced notice needed for all showings. PLS DON'T APPROACH TENANTS! Owners/Agent related

4. 2025-12-11
   listed $100,000 Active 432-char remark

   Show marketing remark (432 chars)

   CALLING ALL INVESTORS! This could be your next project! Appx 1860 living SF! Corner lot, too! And preferred 'X' flood zone! Sellers in the process of clearing debris! All Offers Welcome! All offers will be considered. This property will probably require an FHA 203k Loan or some type of renovation loan. Utilities are not guaranteed to be on. Advanced notice needed for all showings. PLS DON'T APPROACH TENANTS! Owners/Agent related

5. 2025-12-11
   listed $100,000 Active

   Show marketing remark (432 chars)

   CALLING ALL INVESTORS! This could be your next project! Appx 1860 living SF! Corner lot, too! And preferred 'X' flood zone! Sellers in the process of clearing debris! All Offers Welcome! All offers will be considered. This property will probably require an FHA 203k Loan or some type of renovation loan. Utilities are not guaranteed to be on. Advanced notice needed for all showings. PLS DON'T APPROACH TENANTS! Owners/Agent related

ⓘ 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: $1,040 · $87/mo
• Projected year-2 tax: $1,040 · $87/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) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,854
• − Mortgage interest: −$4,705
• − Property taxes: −$1,040
• − Insurance: −$1,218
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$2,444
• Taxable income: $4,751
• Est. tax owed @ 24.0%: −$1,140
• After-tax cash flow: $4,631/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 — Poydras

• Score: 58/100
• State rank: #309
• US rank: #21341

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poydras, LA
• Population (ZIP): 4,952

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 26% Two or more races 16% Black 5% Native American 1%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 17% Italian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▲ 5.49%
• Current HPI: 168.4026
• 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

-16.0% since first listed

5 events — show timeline

• 2026-01-28 Pending — GSREIN
• 2026-01-08 Price Changed $84,000 AcadianaMLS
• 2026-01-08 Price Changed $84,000 GSREIN
• 2025-12-11 Listed $100,000 GSREIN
• 2025-12-11 Listed $100,000 AcadianaMLS

Property tax history

+1.1%/yr

Latest (2024): $1,040 · +8.4% YoY. Source: county tax records.