506 W Frisco Dr · Laplace, LA 70068

$230,000

4 bd · 2.5 ba · 1,991 sqft · SingleFamily · 48 Days on market

Built 1983 $116/sqft · at area comps Est $233k · 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 +16.5/30.0
• ARV discount +8.1/15.0
• DSCR +5.1/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 4-bedroom, 3-bath home offering the perfect blend of space, comfort, and functionality. Step inside to an inviting layout featuring spacious living areas, abundant natural light, and a seamless flow that could be used for everyday living and entertaining.

Key facts

• 2 parking spots
• Built 1983
• Listed 48 days

Property features AI

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer
• Home design: 2 stories; Raised foundation
• Construction: Brick construction; Shingle roof
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 44 x 40 x 140 x 2

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 6 rooms; Very good condition

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $68 ($820/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (17.4% below list).
• Recommended offer: $190k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.8% in Laplace — 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 70/100 on livability (#61 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.
• St. John The Baptist Parish (suburban): math 13% / reading 25% proficiency, ranked #68 of 98 in LA (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 180 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 61 units permitted in St. John the Baptist Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($68k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• St. John the Baptist County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $148k; list at $230k implies a 55% gain — meaningful room to come down on a strong offer.

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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,044 (17.4% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 17% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 10.1

CMA / ARV

• ARV (median comp): $233,327
• List price: $230,000
• Delta: -1.43%
• 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
1500 Madewood Rd	0.07mi	4/2.5	2,090 (+5%)	10mo	$230,000	$110	80
441 Greenwood Dr	0.15mi	4/2.5	2,168 (+9%)	3mo	$232,000	$107	76
412 Fairway Dr	0.38mi	4/3.0	1,931 (-3%)	9mo	$235,000	$122	67
1305 Bellevue Dr	0.19mi	4/2.0	1,800 (-10%)	8mo	$82,500	$46	66
404 Lacour Dr	0.38mi	5/2.0 (+1)	1,900 (-5%)	2mo	$128,000	$67	66
1216 Madewood Dr	0.24mi	4/2.5	2,171 (+9%)	10mo	$240,000	$111	65
1705 Ridgefield Dr	0.32mi	4/2.0	2,112 (+6%)	9mo	$111,099	$53	65
638 Colony Park Dr	0.38mi	3/2.5 (-1)	1,875 (-6%)	4mo	$185,000	$99	64
1604 Williamsburg Dr	0.29mi	4/2.0	1,764 (-11%)	2mo	$218,900	$124	63
1304 Madewood Rd	0.16mi	5/3.0 (+1)	1,750 (-12%)	10mo	$237,000	$135	57
1409 Ridgefield Dr	0.32mi	3/2.0 (-1)	2,288 (+15%)	8mo	$155,000	$68	46
1501 Carrollwood Dr	0.52mi	3/1.5 (-1)	1,755 (-12%)	11mo	$194,000	$111	38

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-32,984
• Equity at exit: $34,294

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-23,389
• Equity at exit: $19,886

Cash invested: $64,400 (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 70068

• Home prices YoY: -20.1%
• Active inventory: 180
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$96
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $68

Break-even live

Break-even rent $1,814

Max offer price $230,000

Occupancy floor 91%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1716 Yorktowne Dr Laplace, LA	4.0	1.0	1509	$1,500	$0.99	24d	1	0.31mi

Listing history 31 events

1. 2026-06-18
   status $230,000 Pending 48 DOM

   Show marketing remark (294 chars)

   Welcome to this beautifully maintained 4-bedroom, 3-bath home offering the perfect blend of space, comfort, and functionality. Step inside to an inviting layout featuring spacious living areas, abundant natural light, and a seamless flow that could be used for everyday living and entertaining.

2. 2026-06-17
   days on market $230,000 Active 48 DOM
3. 2026-06-16
   days on market $230,000 Active 47 DOM
4. 2026-06-15
   price $230,000 Active 46 DOM

   Show marketing remark (294 chars)

   Welcome to this beautifully maintained 4-bedroom, 3-bath home offering the perfect blend of space, comfort, and functionality. Step inside to an inviting layout featuring spacious living areas, abundant natural light, and a seamless flow that could be used for everyday living and entertaining.

5. 2026-06-15
   days on market $240,000 Active 46 DOM

   Show marketing remark (294 chars)

   Welcome to this beautifully maintained 4-bedroom, 3-bath home offering the perfect blend of space, comfort, and functionality. Step inside to an inviting layout featuring spacious living areas, abundant natural light, and a seamless flow that could be used for everyday living and entertaining.

6. 2026-06-14
   days on market $240,000 Active 44 DOM
7. 2026-06-13
   days on market $240,000 Active 43 DOM
8. 2026-06-10
   days on market $240,000 Active 41 DOM
9. 2026-06-09
   days on market $240,000 Active 40 DOM
10. 2026-06-08
    days on market $240,000 Active 39 DOM
11. 2026-06-07
    days on market $240,000 Active 38 DOM
12. 2026-06-02
    days on market $240,000 Active 33 DOM
13. 2026-06-01
    days on market $240,000 Active 32 DOM
14. 2026-05-31
    days on market $240,000 Active 31 DOM
15. 2026-05-30
    days on market $240,000 Active 30 DOM
16. 2026-05-16
    price $240,000 294-char remark

    Show marketing remark (294 chars)

    Welcome to this beautifully maintained 4-bedroom, 3-bath home offering the perfect blend of space, comfort, and functionality. Step inside to an inviting layout featuring spacious living areas, abundant natural light, and a seamless flow that could be used for everyday living and entertaining.

17. 2026-05-16
    price $240,000 295-char remark

    Show marketing remark (294 chars)

    Welcome to this beautifully maintained 4-bedroom, 3-bath home offering the perfect blend of space, comfort, and functionality. Step inside to an inviting layout featuring spacious living areas, abundant natural light, and a seamless flow that could be used for everyday living and entertaining.

18. 2026-05-01
    listed $250,000 Active 294-char remark

    Show marketing remark (294 chars)

    Welcome to this beautifully maintained 4-bedroom, 3-bath home offering the perfect blend of space, comfort, and functionality. Step inside to an inviting layout featuring spacious living areas, abundant natural light, and a seamless flow that could be used for everyday living and entertaining.

19. 2026-05-01
    listed $250,000 Active 295-char remark

    Show marketing remark (294 chars)

    Welcome to this beautifully maintained 4-bedroom, 3-bath home offering the perfect blend of space, comfort, and functionality. Step inside to an inviting layout featuring spacious living areas, abundant natural light, and a seamless flow that could be used for everyday living and entertaining.

20. 2020-03-04
    soldstatus $148,000 Closed
21. 2020-01-29
    status Pending
22. 2020-01-16
    status Active
23. 2019-12-31
    status Pending
24. 2019-12-19
    listed $145,000
25. 2019-12-19
    listed $145,000 Active
26. 2015-10-16
    soldstatus $133,000 Sold
27. 2015-09-17
    status Under Contract
28. 2015-08-30
    historical Pending Continue to Show
29. 2015-08-20
    listed $134,900 Active
30. 2015-08-20
    listed $134,900
31. 2014-10-07
    listed $128,000

ⓘ 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: $775 · $65/mo
• Projected year-2 tax: $1,265 · $105/mo
• Expected delta: +$490/yr (+$41/mo · 63.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 23 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: $22,805
• − Mortgage interest: −$12,884
• − Property taxes: −$775
• − Insurance: −$1,948
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$6,691
• Taxable loss: −$3,140
• Est. tax savings @ 24.0%: +$754
• After-tax cash flow: $1,574/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. John The Baptist Parish
• NCES district ID: 2201530
• Math proficiency: 13% ▼ -42.00%
• Reading proficiency: 25% ▼ -39.00%
• Median HH income: $50,280
• Composite: 17.07/100
• National rank: #9120
• State rank: #68 of 98 in LA

Livability — Laplace

• Score: 70/100
• State rank: #61
• US rank: #7898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laplace, LA
• County: Saint John the Baptist Parish · 32,720 people
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 32,720
• Household income: $68,459
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 750.0

Population outlook (St. John the Baptist County) Hauer SSP2

• Today (2025): 40,972 people
• By 2030: 39,295 · -4.1%
• By 2040: 35,902 · -12.4%
• By 2050: 32,988 · -19.5%
• By 2075: 28,661 · -30.0%
• By 2100: 26,456 · -35.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 51% White 34% Hispanic / Latino 9% Two or more races 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 11%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 1%

Political lean MEDSL · St. John the Baptist

• 2024 margin: Strong D (+29.1) · D 64.0% · R 34.8% · Other 1.2%
• 2008→2024 swing: +12.9pp toward D · 2008: 16.2pp · 2024: 29.1pp
• All cycles: 2024: D+29.1 2020: D+28.2 2016: D+24.5 2012: D+26.3 2008: D+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.04%
• Current HPI: 239.1429
• 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

+79.7% since first listed

21 events — show timeline

• 2026-06-18 Pending — GSREIN
• 2026-06-18 Pending — AcadianaMLS
• 2026-06-18 Contingent — GSREIN
• 2026-06-15 Price Changed $230,000 AcadianaMLS
• 2026-06-15 Price Changed $230,000 GSREIN
• 2026-05-16 Price Changed $240,000 AcadianaMLS
• 2026-05-16 Price Changed $240,000 GSREIN
• 2026-05-01 Listed $250,000 AcadianaMLS
• 2026-05-01 Listed $250,000 GSREIN
• 2020-03-04 Sold (MLS) $148,000 GSREIN
• 2020-01-29 Pending — GSREIN
• 2020-01-16 Relisted — GSREIN
• 2019-12-31 Pending — GSREIN
• 2019-12-19 Listed $145,000 GSREIN
• 2019-12-19 Listed $145,000 AcadianaMLS
• 2015-10-16 Sold (MLS) $133,000 GSREIN
• 2015-09-17 Pending — GSREIN
• 2015-08-30 Contingent — GSREIN
• 2015-08-20 Listed $134,900 GSREIN
• 2015-08-20 Listed $134,900 AcadianaMLS
• 2014-10-07 Listed $128,000 AcadianaMLS

Property tax history

-4.4%/yr

Latest (2025): $775 · +0.1% YoY. Source: county tax records.