120 Havana St · Belle Chasse, LA 70037

$250,000

3 bd · 2.0 ba · 1,848 sqft · SingleFamily public records · 5 Days on market

Built 1993 10,875 sqft lot Est $395k · 37% 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 +16.0/30.0
• ARV discount +15.0/15.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0
• Rent growth +0.0/5.0

Listing remarks MLS

This 3 bedroom and 2 full bathroom home (with fabulously updated primary bathroom) sits on a fabulous corner lot! Great layout with the ability to add your own personal touch! Updated kitchen is large enough for a dining table and chairs and overlooks the carport and rear yard. Carport doubles as large patio for all of your outdoor entertaining! Additional, covered storage with ample space to store your RV and more. This property further features a huge, fenced front yard - waiting for your pet or for entertaining your guests under the trees. Approx. $859/year flood insurance. Call today to privately view!

Key facts

• Large patio
• Updated kitchen
• Corner lot

Tags

• CORNER LOT
• UPDATED KITCHEN
• LARGE PATIO
• HUGE FENCED FRONT YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $58 ($696/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 $205k (17.9% below list).
• Recommended offer: $205k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.0% in Belle Chasse — 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 69/100 on livability (#66 in LA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A-; Watch: amenities F, commute F, health & safety F.
• Market conditions: Rents falling (-13.6%/yr); 184 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 88 units permitted in Plaquemines 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 $8k of value loss. Plan a longer hold.
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

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 $205,259 (17.9% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $395,472
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Summer Cypress Ln	0.18mi	4/2.0 (+1)	1,885 (+2%)	7mo	$379,000	$201	77
103 Bayhi St	0.34mi	3/2.0	1,656 (-10%)	6mo	$355,000	$214	62

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.39×
• Total profit: $-42,902
• Equity at exit: $37,276

10-year hold

• IRR: -16.4%
• Equity multiple: 0.20×
• Total profit: $-56,133
• Equity at exit: $21,615

Cash invested: $70,000 (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 70037

• Home prices YoY: -25.4%
• Rents YoY: -13.6%
• Active inventory: 184
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,053 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$82 /mo · $983/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $58

Break-even live

Break-even rent $1,979

Max offer price $250,000

Occupancy floor 92%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Havana St Unit B Belle Chasse, LA	3.0	2.0	1600	$1,850	$1.16	20d	1	0.06mi
112 Havana St Unit B Belle Chasse, LA	3.0	2.0	1600	$1,850	$1.16	20d	1	0.07mi
112 Concord St Unit B Belle Chasse, LA	3.0	2.0	1277	$2,200	$1.72	3d	1	0.11mi
112 Concord St Unit A Belle Chasse, LA	3.0	2.0	1277	$2,200	$1.72	2d	1	0.11mi
103 Havana St Unit A Belle Chasse, LA	3.0	2.5	1550	$1,900	$1.23	44d	1	0.13mi
107 Highland Ave Belle Chasse, LA	3.0	2.0	1825	$2,950	$1.62	20d	1	0.40mi
116 Berger St Unit A Belle Chasse, LA	3.0	2.5	1957	$2,750	$1.41	3d	1	0.55mi
118 Berger St Unit B Belle Chasse, LA	3.0	2.5	1957	$2,750	$1.41	2d	1	0.55mi
212 Hunt St Unit B Belle Chasse, LA	3.0	1.5	1337	$1,800	$1.35	20d	1	1.22mi
210 Hunt St Unit B Belle Chasse, LA	3.0	1.5	1337	$1,650	$1.23	24d	1	1.23mi
208 Hunt St Unit A Belle Chasse, LA	3.0	1.5	1337	$1,800	$1.35	44d	1	1.24mi
106 Gondrella Dr Belle Chasse, LA	2.0	2.0	1398	$1,800	$1.29	2d	1	1.29mi
212 S Concord Rd Unit B Belle Chasse, LA	2.0	1.5	1325	$1,475	$1.11	3d	1	1.31mi

Listing history 2 events

1. 2026-06-17
   remarks 613-char remark
2. 2026-06-17
   listed $250,000 Pending 5 DOM

ⓘ 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: $983 · $82/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: +$392/yr (+$33/mo · 39.9%)

ⓘ 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,631
• − Mortgage interest: −$14,004
• − Property taxes: −$983
• − Insurance: −$2,048
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$7,273
• Taxable loss: −$3,617
• Est. tax savings @ 24.0%: +$868
• After-tax cash flow: $1,564/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 — Belle Chasse

• Score: 69/100
• State rank: #66
• US rank: #8280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belle Chasse, LA
• County: Plaquemines Parish · 16,639 people
• City population: 16,639
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 16,639
• Household income: $98,983
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 453.0

Population outlook (Plaquemines County) Hauer SSP2

• Today (2025): 24,526 people
• By 2030: 24,843 · +1.3%
• By 2040: 25,441 · +3.7%
• By 2050: 26,074 · +6.3%
• By 2075: 28,300 · +15.4%
• By 2100: 30,195 · +23.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 13% Hispanic / Latino 12% Two or more races 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Lithuanian 14% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam, United Kingdom
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% Vietnamese 1%

Political lean MEDSL · Plaquemines

• 2024 margin: Solid R (+38.0) · D 30.4% · R 68.4% · Other 1.2%
• 2008→2024 swing: -4.4pp toward R · 2008: -33.6pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+36.3 2016: R+33.6 2012: R+28.1 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.25%
• Current HPI: 165.3973
• Rent YoY: ▼ -13.63%
• 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

+127.3% since first listed

6 events — show timeline

• 2024-12-11 Sold (Public Records) $250,000 Public Records
• 2024-12-11 Sold (MLS) $250,000 GSREIN
• 2024-10-24 Pending — GSREIN
• 2024-10-17 Listed $250,000 AcadianaMLS
• 2024-10-17 Listed $250,000 GSREIN
• 2001-11-05 Sold (Public Records) $110,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $983 · +26.8% YoY. Source: county tax records.