3320 Shannon Dr · Violet, LA 70092

$99,900

3 bd · 2.0 ba · 1,650 sqft · SingleFamily · 17 Days on market

Built 1987 5,144 sqft lot

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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 +7.5/15.0
• 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

Listing remarks MLS

This 3-bedroom, 2-bathroom brick and vinyl-sided home offers a great opportunity for buyers looking to add their personal touch. With a little TLC, this property could make an excellent first home, downsizing option, or addition to your investment portfolio. The functional floorplan provides a solid foundation for updates and improvements, while the covered backyard patio offers a great space for entertaining or relaxing outdoors. Conveniently located in Violet, this home is full of potential and ready for its next chapter. Don't miss your chance to unlock the value this property has to offer!

Key facts

• Functional floorplan
• 5,144 sq ft lot
• Parking

Tags

• COVERED BACKYARD PATIO
• FUNCTIONAL FLOORPLAN

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Entry level not specified; Facing direction not specified
• Construction: Brick construction; Shingle roof; Slab foundation; Built condition: Average
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 50 x 103

Interior

• Bedrooms: Bedrooms not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 3 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

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: 53 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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 $78k; 27% 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 $98,401 (1.5% 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. 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?
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: 1.77% ✓
• Cap rate: 15.15%
• Cash-on-cash: 31.63%
• DSCR: 2.41
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $219,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3309 Lakewood Dr	0.53mi	3/2.0	1,631 (-1%)	1mo	$222,750	$137	72
2900 Oak Dr	0.54mi	3/2.0	1,600 (-3%)	6mo	$250,000	$156	65
3405 Acorn Dr	0.37mi	3/3.0	1,575 (-4%)	10mo	$50,000	$32	63
3012 Oak Dr	0.48mi	3/2.0	1,505 (-9%)	1mo	$199,000	$132	62
3108 Oak Dr	0.45mi	3/2.0	1,513 (-8%)	12mo	$168,000	$111	55
2900 Meadow Dr	0.69mi	3/2.0	1,694 (+3%)	12mo	$225,000	$133	53
3405 Moss Ln	0.47mi	3/2.5	1,877 (+14%)	1mo	$240,000	$128	52
3416 Acorn Dr	0.38mi	4/2.0 (+1)	1,886 (+14%)	2mo	$282,000	$150	51
3200 Oak Dr	0.43mi	4/2.5 (+1)	1,800 (+9%)	13mo	$225,000	$125	47
3404 Meraux Ln	0.54mi	3/2.0	1,887 (+14%)	6mo	$170,000	$90	46
2417 Edgar Dr	0.59mi	3/2.0	1,450 (-12%)	9mo	$237,000	$163	45
2817 Meadow Dr	0.67mi	3/2.0	1,406 (-15%)	1mo	$240,000	$171	44

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: 23.1%
• Equity multiple: 1.95×
• Total profit: $26,584
• Equity at exit: $14,895

10-year hold

• IRR: 31.1%
• Equity multiple: 3.80×
• Total profit: $78,357
• Equity at exit: $8,638

Cash invested: $27,972 (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: 53
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$92 /mo · $1,110/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $671

Break-even live

Break-even rent $917

Max offer price $99,900

Occupancy floor 57%

Sensitivity live

Price	-10% $727	-5% $699	+0% $671	+5% $643	+10% $614
Rent	-10% $531	-5% $601	+0% $671	+5% $741	+10% $810
Rate	-1.0pp $721	-0.5pp $696	base $671	+0.5pp $645	+1.0pp $619

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2408 Francis St Violet, LA	2.0	2.0	1350	$1,650	$1.22	44d	1	0.88mi
10002 Claiborne St Violet, LA	3.0	2.0	1568	$1,875	$1.20	44d	1	0.96mi

Listing history 12 events

1. 2026-06-18
   days on market $99,900 Active 17 DOM
2. 2026-06-17
   days on market $99,900 Active 16 DOM
3. 2026-06-16
   days on market $99,900 Active 15 DOM
4. 2026-06-15
   days on market $99,900 Active 14 DOM
5. 2026-06-13
   days on market $99,900 Active 12 DOM
6. 2026-06-10
   days on market $99,900 Active 9 DOM
7. 2026-06-09
   days on market $99,900 Active 8 DOM
8. 2026-06-08
   days on market $99,900 Active 7 DOM
9. 2026-06-07
   days on market $99,900 Active 6 DOM
10. 2026-06-03
    days on market $99,900 Active 2 DOM
11. 2026-06-02
    remarks 600-char remark
12. 2026-06-02
    listed $99,900 Active 1 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: $1,110 · $92/mo
• Projected year-2 tax: $1,110 · $92/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 2/10 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: $21,194
• − Mortgage interest: −$5,596
• − Property taxes: −$1,110
• − Insurance: −$1,297
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$2,906
• Taxable income: $6,894
• Est. tax owed @ 24.0%: −$1,655
• After-tax cash flow: $6,395/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

+25.0% since first listed

6 events — show timeline

• 2026-06-01 Listed $99,900 AcadianaMLS
• 2026-06-01 Listed $99,900 GSREIN
• 2000-03-20 Sold (Public Records) $78,500 Public Records
• 2000-03-17 Sold (MLS) $78,500 GSREIN
• 2000-02-18 Listed $79,900 AcadianaMLS
• 2000-02-18 Listed $79,900 GSREIN

Property tax history

+1.9%/yr

Latest (2025): $1,110 · -0.7% YoY. Source: county tax records.