2432 Jamie Ct · Violet, LA 70092

$225,000

6 bd · 4.5 ba · 2,880 sqft · MultiFamily · 33 Days on market

Built 1986 5,227 sqft lot Est $216k · at est.

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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
• ARV discount +5.6/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Calling all investors! This two story triplex is located off Colonial Blvd in Violet, LA. Each unit features two bedrooms, 1.5 bathrooms. Only occupied unit is B. Unit A has been renovated within the last three years. Unit C needs renovations. Per previous owner, roof is approximately six years old. Great investment opportunity or start your portfolio by living in one unit while collecting rents from the other units.

Key facts

• Two story triplex
• 5,227 sq ft lot
• Built 1986

Tags

• TWO STORY TRIPLEX
• LOCATED OFF COLONIAL BLVD

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.5-bath units multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $438/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 7.5% in Violet — 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 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: 54 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 $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $160k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.60% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.31%
• DSCR: 2.17
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $216,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2432 Jamie Ct	0.00mi	6/4.5	2,880 (0%)	0mo	$215,000	$75	100
2428 Jamie Ct	0.01mi	6/4.5	2,880 (0%)	0mo	$145,000	$50	99

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: 18.5%
• Equity multiple: 1.75×
• Total profit: $47,331
• Equity at exit: $33,548

10-year hold

• IRR: 26.9%
• Equity multiple: 3.37×
• Total profit: $149,215
• Equity at exit: $19,454

Cash invested: $63,000 (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: 54
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $3,600 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$189 /mo · $2,267/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $1,315

Break-even live

Break-even rent $1,935

Max offer price $225,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,442	-5% $1,379	+0% $1,315	+5% $1,251	+10% $1,188
Rent	-10% $1,031	-5% $1,173	+0% $1,315	+5% $1,457	+10% $1,599
Rate	-1.0pp $1,428	-0.5pp $1,372	base $1,315	+0.5pp $1,257	+1.0pp $1,197

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.5	$3,600
Total (3 units)			$3,600

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-03-20
   status Pending 420-char remark

   Show marketing remark (420 chars)

   Calling all investors! This two story triplex is located off Colonial Blvd in Violet, LA. Each unit features two bedrooms, 1.5 bathrooms. Only occupied unit is B. Unit A has been renovated within the last three years. Unit C needs renovations. Per previous owner, roof is approximately six years old. Great investment opportunity or start your portfolio by living in one unit while collecting rents from the other units.

2. 2026-03-20
   status Pending

   Show marketing remark (420 chars)

   Calling all investors! This two story triplex is located off Colonial Blvd in Violet, LA. Each unit features two bedrooms, 1.5 bathrooms. Only occupied unit is B. Unit A has been renovated within the last three years. Unit C needs renovations. Per previous owner, roof is approximately six years old. Great investment opportunity or start your portfolio by living in one unit while collecting rents from the other units.

3. 2026-02-10
   listed $225,000 Active 420-char remark

   Show marketing remark (420 chars)

   Calling all investors! This two story triplex is located off Colonial Blvd in Violet, LA. Each unit features two bedrooms, 1.5 bathrooms. Only occupied unit is B. Unit A has been renovated within the last three years. Unit C needs renovations. Per previous owner, roof is approximately six years old. Great investment opportunity or start your portfolio by living in one unit while collecting rents from the other units.

4. 2026-02-10
   listed $225,000 Active

   Show marketing remark (420 chars)

   Calling all investors! This two story triplex is located off Colonial Blvd in Violet, LA. Each unit features two bedrooms, 1.5 bathrooms. Only occupied unit is B. Unit A has been renovated within the last three years. Unit C needs renovations. Per previous owner, roof is approximately six years old. Great investment opportunity or start your portfolio by living in one unit while collecting rents from the other units.

5. 2023-08-31
   soldstatus $160,000 Closed
6. 2023-08-31
   soldstatus $160,000
7. 2023-08-01
   status Pending
8. 2023-07-20
   historical Active Under Contract
9. 2023-06-27
   listed $199,900 324-char remark

   Show marketing remark (324 chars)

   Calling all Investors!!! 3-Plex located in Violet, LA Each Unit features Two-Story, 2 beds, 1.5 baths. Total rent is $2,320/ month- Unit A-$950, Unit B- $650, and Unit C is $720. Roof is only approx 3 years old! Great investment opportunity or chance to live in one side, and rent the other two! Call us today for more info!

10. 2023-06-27
    listed $199,900 Active

    Show marketing remark (324 chars)

    Calling all Investors!!! 3-Plex located in Violet, LA Each Unit features Two-Story, 2 beds, 1.5 baths. Total rent is $2,320/ month- Unit A-$950, Unit B- $650, and Unit C is $720. Roof is only approx 3 years old! Great investment opportunity or chance to live in one side, and rent the other two! Call us today for more info!

11. 2006-04-17
    soldstatus $23,300
12. 1999-12-28
    soldstatus $25,000

ⓘ 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: $2,267 · $189/mo
• Projected year-2 tax: $2,267 · $189/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 · 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: $43,200
• − Mortgage interest: −$12,603
• − Property taxes: −$2,267
• − Insurance: −$1,922
• − Repairs & maintenance: −$3,456
• − Management: −$3,456
• − Depreciation: −$6,545
• Taxable income: $12,950
• Est. tax owed @ 24.0%: −$3,108
• After-tax cash flow: $12,672/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

+800.0% since first listed

12 events — show timeline

• 2026-03-20 Pending — AcadianaMLS
• 2026-03-20 Pending — GSREIN
• 2026-02-10 Listed $225,000 GSREIN
• 2026-02-10 Listed $225,000 AcadianaMLS
• 2023-08-31 Sold (Public Records) $160,000 Public Records
• 2023-08-31 Sold (MLS) $160,000 GSREIN
• 2023-08-01 Pending — GSREIN
• 2023-07-20 Contingent — GSREIN
• 2023-06-27 Listed $199,900 GSREIN
• 2023-06-27 Listed $199,900 AcadianaMLS
• 2006-04-17 Sold (Public Records) $23,300 Public Records
• 1999-12-28 Sold (Public Records) $25,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,267 · -0.7% YoY. Source: county tax records.