2325 River Queen Dr · Violet, LA 70092

$175,000

3 bd · 2.0 ba · 1,604 sqft · SingleFamily · 94 Days on market

Built 1994 $109/sqft · 5% below area Est $184k · 5% 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 +18.8/30.0
• ARV discount +9.8/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• 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

OPPORTUNITY AWAITS IN VIOLET LOUISIANA IN ST BERNARD PARISH! THIS BRICK AND STUCCO SLAB HOME OFFERS A SPACIOUS OPEN FLOOR PLAN GREAT FOR COMFORTABLE LIVING AND ENTERTAINING. THE DEN FEATURES A COZY FIREPLACE AND BUILT IN BAR AREA, CREATING A GREAT SPACE TO GATHER WITH FAMILY AND FRIENDS. THE HOME ALSO INCLUDES A GARAGE AND REAR PATIO, PROVIDING CONVENIENCE AND OUTDOOR ENJOYMENT. WITH A LITTLE TLC AND PERSONAL TOUCHES, THIS PROPERTY HAS THE POTENTIAL TO TRULY SHINE. MOTIVATED SELLER-BRING YOUR VISION AND YOUR OFFER!

Key facts

• Open floor plan
• Built in bar area
• Cozy fireplace

Tags

• OPEN FLOOR PLAN
• COZY FIREPLACE
• BUILT IN BAR AREA
• REAR PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% 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; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $90k; list at $175k implies a 94% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.00% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.29%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $184,353
• List price: $175,000
• Delta: -5.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2104 Delta Queen Dr	0.25mi	3/2.0	1,540 (-4%)	7mo	$168,000	$109	76
2600 Farmsite Rd	0.39mi	3/2.0	1,682 (+5%)	3mo	$240,000	$143	72
2412 Riverbend Dr	0.14mi	3/1.5	1,429 (-11%)	5mo	$137,900	$97	69
2109 Riverbend Dr	0.22mi	3/2.0	1,500 (-6%)	12mo	$174,000	$116	69
2104 River Queen Dr	0.24mi	3/2.0	1,637 (+2%)	24mo	$190,000	$116	66
2405 Bobolink Dr	0.46mi	3/2.0	1,479 (-8%)	8mo	$129,000	$87	59
2504 Kingbird Blvd	0.38mi	3/2.0	1,464 (-9%)	15mo	$179,900	$123	55
2908 South Lake Blvd	0.74mi	3/2.0	1,500 (-6%)	15mo	$220,000	$147	42
2217 Riverbend Dr	0.18mi	4/2.5 (+1)	1,837 (+14%)	24mo	$251,530	$137	41
2216 W Christie Dr	0.58mi	3/1.5	1,427 (-11%)	16mo	$162,000	$114	39
2912 South Lake Blvd	0.75mi	3/3.0	1,728 (+8%)	14mo	$260,000	$150	36

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: -12.0%
• Equity multiple: 0.56×
• Total profit: $-21,355
• Equity at exit: $26,093

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-9,393
• Equity at exit: $15,131

Cash invested: $49,000 (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: 53
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,753 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $109

Break-even live

Break-even rent $1,615

Max offer price $175,000

Occupancy floor 89%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $175,000 Active 94 DOM
2. 2026-06-17
   days on market $175,000 Active 93 DOM
3. 2026-06-16
   days on market $175,000 Active 92 DOM
4. 2026-06-15
   days on market $175,000 Active 91 DOM
5. 2026-06-13
   days on market $175,000 Active 89 DOM
6. 2026-06-10
   days on market $175,000 Active 86 DOM
7. 2026-06-09
   days on market $175,000 Active 85 DOM
8. 2026-06-08
   days on market $175,000 Active 84 DOM
9. 2026-06-07
   days on market $175,000 Active 83 DOM
10. 2026-06-03
    days on market $175,000 Active 79 DOM
11. 2026-06-02
    days on market $175,000 Active 78 DOM
12. 2026-06-01
    days on market $175,000 Active 77 DOM
13. 2026-05-31
    days on market $175,000 Active 76 DOM
14. 2026-03-16
    listed $175,000 Active 520-char remark

    Show marketing remark (520 chars)

    OPPORTUNITY AWAITS IN VIOLET LOUISIANA IN ST BERNARD PARISH! THIS BRICK AND STUCCO SLAB HOME OFFERS A SPACIOUS OPEN FLOOR PLAN GREAT FOR COMFORTABLE LIVING AND ENTERTAINING. THE DEN FEATURES A COZY FIREPLACE AND BUILT IN BAR AREA, CREATING A GREAT SPACE TO GATHER WITH FAMILY AND FRIENDS. THE HOME ALSO INCLUDES A GARAGE AND REAR PATIO, PROVIDING CONVENIENCE AND OUTDOOR ENJOYMENT. WITH A LITTLE TLC AND PERSONAL TOUCHES, THIS PROPERTY HAS THE POTENTIAL TO TRULY SHINE. MOTIVATED SELLER-BRING YOUR VISION AND YOUR OFFER!

15. 2026-03-16
    listed $175,000 Active 520-char remark

    Show marketing remark (520 chars)

    OPPORTUNITY AWAITS IN VIOLET LOUISIANA IN ST BERNARD PARISH! THIS BRICK AND STUCCO SLAB HOME OFFERS A SPACIOUS OPEN FLOOR PLAN GREAT FOR COMFORTABLE LIVING AND ENTERTAINING. THE DEN FEATURES A COZY FIREPLACE AND BUILT IN BAR AREA, CREATING A GREAT SPACE TO GATHER WITH FAMILY AND FRIENDS. THE HOME ALSO INCLUDES A GARAGE AND REAR PATIO, PROVIDING CONVENIENCE AND OUTDOOR ENJOYMENT. WITH A LITTLE TLC AND PERSONAL TOUCHES, THIS PROPERTY HAS THE POTENTIAL TO TRULY SHINE. MOTIVATED SELLER-BRING YOUR VISION AND YOUR OFFER!

16. 2015-02-23
    soldstatus $90,000
17. 2006-08-22
    soldstatus $3,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,034
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$5,091
• Taxable loss: −$1,523
• Est. tax savings @ 24.0%: +$365
• After-tax cash flow: $1,672/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

+5733.3% since first listed

4 events — show timeline

• 2026-03-16 Listed $175,000 AcadianaMLS
• 2026-03-16 Listed $175,000 GSREIN
• 2015-02-23 Sold (Public Records) $90,000 Public Records
• 2006-08-22 Sold (Public Records) $3,000 Public Records

Property tax history

-12.7%/yr

Latest (2025): $218 · -83.4% YoY. Source: county tax records.