8412 Colonel Dr · Chalmette, LA 70043

$274,900

4 bd · 2.5 ba · 2,340 sqft · SingleFamily · 128 Days on market

Built 1977 $117/sqft · at area comps Est $283k · at est.

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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 +19.1/30.0
• ARV discount +8.7/15.0
• DSCR +6.0/10.0
• Schools +5.0/10.0
• 1% rule +3.8/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**UPDATED PICTURES added ** A new roof was installed on the home and all duct work was replaced & sealed in July 2024 ** Flood insurance $1030/yr. ** This inviting 2-story residence offers a comfortable layout designed for everyday living and easy entertaining. Pride of ownership shows in this one! Step inside to find a beautiful brick entryway leading to light-filled living spaces, a functional floor plan, and plenty of room to make it your own. The kitchen provides ample cabinetry & workspace, with an oversized double door pantry. It flows seamlessly into the main living areas making it great for gatherings or quiet nights at home. Two generously sized bedrooms are located downstairs with each having private bathroom access. Beautiful wooden stairs lead up to the two bedrooms located upstairs offering comfort and privacy. And...NO carpet throughout!!! The home has been freshly painted and offers plenty of closet space. Downstairs, the garage area has been closed in & is currently used as a storage area, but duct work has been run to this area (not currently in use) ready to be converted to another room. The outdoor space is complete with a shed/garage (apprx 12'x15'). It not only has electricity and a roll up garage door, but also a concrete foundation great for working on your favorite hobby or being used as a gathering place for your next social gathering. **Electric lift located at the front left side of the home is inoperable.

Key facts

• 3 parking spots
• Built 1977
• Listed 128 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (12.2% below list).
• Recommended offer: $241k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 5.5% in Chalmette — 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 65/100 on livability (#137 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.
• Market conditions: Rents rising (+3.1%/yr); 209 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 112 units permitted in St. Bernard Parish in 2024 (0 in 5+ unit buildings).
• At $2,415/mo this rent would consume 53% of the median local household income ($55k/yr) (locally 881% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• 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 128 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $23k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $241,467 (12.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

• ARV (median comp): $282,669
• List price: $274,900
• Delta: -2.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2828 Jean Lafitte Pkwy	0.07mi	4/2.0	2,201 (-6%)	12mo	$265,000	$120	75
2501 Jean Lafitte Pkwy	0.26mi	3/2.5 (-1)	2,432 (+4%)	13mo	$282,000	$116	66
421 Chinchilla Dr	0.72mi	4/3.5	2,300 (-2%)	6mo	$270,000	$117	55
204 Doerr Dr	0.62mi	5/3.0 (+1)	2,215 (-5%)	7mo	$315,000	$142	49
8441 Patricia St	0.75mi	3/2.5 (-1)	2,537 (+8%)	3mo	$269,000	$106	43
2109 Jean Lafitte Park	0.45mi	4/2.0	2,034 (-13%)	16mo	$315,000	$155	42
66 Carolyn Ct	0.65mi	5/2.5 (+1)	2,556 (+9%)	9mo	$462,000	$181	41
62 Carolyn Ct	0.63mi	3/2.5 (-1)	2,108 (-10%)	12mo	$275,000	$130	39

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.32×
• Total profit: $-52,715
• Equity at exit: $40,988

10-year hold

• IRR: -12.0%
• Equity multiple: 0.28×
• Total profit: $-55,322
• Equity at exit: $23,768

Cash invested: $76,972 (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 70043

• Rents YoY: 3.1%
• Active inventory: 209
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,415 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$59 /mo · $712/yr
• Insurance: −$115
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-134

Break-even live

Break-even rent $2,585

Max offer price $251,157

Occupancy floor —

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8401 Main Dr Chalmette, LA	4.0	2.5	3271	$2,500	$0.76	43d	1	0.07mi
309 Fawn Dr Arabi, LA	3.0	2.5	1745	$2,500	$1.43	1d	1	0.60mi
424 Chinchilla Dr Arabi, LA	3.0	2.0	1735	$3,500	$2.02	16d	1	0.72mi
1511 Schnell Dr Arabi, LA	4.0	3.0	1700	$1,850	$1.09	3d	1	0.77mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	2d	1	0.79mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	2d	1	0.79mi
1239 Center St Arabi, LA	4.0	2.0	1922	$3,500	$1.82	2d	1	0.79mi
7532 Patricia St Arabi, LA	4.0	3.0	2099	$2,200	$1.05	43d	1	0.80mi
1529 Schnell Dr Arabi, LA	3.0	2.5	1736	$2,600	$1.50	1d	1	0.80mi
1019 Center St Arabi, LA	5.0	3.0	1973	$5,888	$2.98	1d	1	0.82mi
8413 Benjamin Dr Chalmette, LA	3.0	2.0	1800	$2,300	$1.28	3d	1	1.05mi
2707 Jackson Blvd Chalmette, LA	3.0	3.0	1733	$2,300	$1.33	43d	1	1.06mi
2707 Jackson Blvd Chalmette, LA	3.0	2.5	1733	$2,300	$1.33	23d	1	1.06mi
6900 Royal St Arabi, LA	3.0	2.0	1579	$5,888	$3.73	2d	1	1.14mi

Listing history 23 events

1. 2026-06-18
   days on market $274,900 Active 128 DOM
2. 2026-06-17
   days on market $274,900 Active 127 DOM
3. 2026-06-16
   days on market $274,900 Active 126 DOM
4. 2026-06-15
   days on market $274,900 Active 125 DOM
5. 2026-06-13
   pricedays on market $274,900 Active 123 DOM
6. 2026-06-10
   days on market $289,500 Active 120 DOM
7. 2026-06-09
   days on market $289,500 Active 119 DOM
8. 2026-06-08
   days on market $289,500 Active 118 DOM
9. 2026-06-07
   days on market $289,500 Active 117 DOM
10. 2026-06-03
    days on market $289,500 Active 113 DOM
11. 2026-06-02
    days on market $289,500 Active 112 DOM
12. 2026-06-01
    days on market $289,500 Active 111 DOM
13. 2026-05-31
    days on market $289,500 Active 110 DOM
14. 2026-05-07
    price $289,500 1468-char remark

    Show marketing remark (1495 chars)

    * * UPDATED PICTURES added * * A new roof was installed on the home and all duct work was replaced & sealed in July 2024 * * Flood insurance $1030/yr. * * This inviting 2-story residence offers a comfortable layout designed for everyday living and easy entertaining. Pride of ownership shows in this one! Step inside to find a beautiful brick entryway leading to light-filled living spaces, a functional floor plan, and plenty of room to make it your own. The kitchen provides ample cabinetry & workspace, with an oversized double door pantry. It flows seamlessly into the main living areas making it great for gatherings or quiet nights at home. Two generously sized bedrooms are located downstairs with each having private bathroom access. Beautiful wooden stairs lead up to the two bedrooms located upstairs offering comfort and privacy. And. .. NO carpet throughout!!! The home has been freshly painted and offers plenty of closet space. Downstairs, the garage area has been closed in & is currently used as a storage area, but duct work has been run to this area (not currently in use) ready to be converted to another room. The outdoor space is complete with a shed/garage (apprx 12'x15'). It not only has electricity and a roll up garage door, but also a concrete foundation great for working on your favorite hobby or being used as a gathering place for your next social gathering. * * Electric lift located at the front left side of the home is inoperable.

15. 2026-05-07
    price $289,500 1495-char remark

    Show marketing remark (1495 chars)

    * * UPDATED PICTURES added * * A new roof was installed on the home and all duct work was replaced & sealed in July 2024 * * Flood insurance $1030/yr. * * This inviting 2-story residence offers a comfortable layout designed for everyday living and easy entertaining. Pride of ownership shows in this one! Step inside to find a beautiful brick entryway leading to light-filled living spaces, a functional floor plan, and plenty of room to make it your own. The kitchen provides ample cabinetry & workspace, with an oversized double door pantry. It flows seamlessly into the main living areas making it great for gatherings or quiet nights at home. Two generously sized bedrooms are located downstairs with each having private bathroom access. Beautiful wooden stairs lead up to the two bedrooms located upstairs offering comfort and privacy. And. .. NO carpet throughout!!! The home has been freshly painted and offers plenty of closet space. Downstairs, the garage area has been closed in & is currently used as a storage area, but duct work has been run to this area (not currently in use) ready to be converted to another room. The outdoor space is complete with a shed/garage (apprx 12'x15'). It not only has electricity and a roll up garage door, but also a concrete foundation great for working on your favorite hobby or being used as a gathering place for your next social gathering. * * Electric lift located at the front left side of the home is inoperable.

16. 2026-02-09
    listed $297,700 Active 1468-char remark

    Show marketing remark (1495 chars)

    * * UPDATED PICTURES added * * A new roof was installed on the home and all duct work was replaced & sealed in July 2024 * * Flood insurance $1030/yr. * * This inviting 2-story residence offers a comfortable layout designed for everyday living and easy entertaining. Pride of ownership shows in this one! Step inside to find a beautiful brick entryway leading to light-filled living spaces, a functional floor plan, and plenty of room to make it your own. The kitchen provides ample cabinetry & workspace, with an oversized double door pantry. It flows seamlessly into the main living areas making it great for gatherings or quiet nights at home. Two generously sized bedrooms are located downstairs with each having private bathroom access. Beautiful wooden stairs lead up to the two bedrooms located upstairs offering comfort and privacy. And. .. NO carpet throughout!!! The home has been freshly painted and offers plenty of closet space. Downstairs, the garage area has been closed in & is currently used as a storage area, but duct work has been run to this area (not currently in use) ready to be converted to another room. The outdoor space is complete with a shed/garage (apprx 12'x15'). It not only has electricity and a roll up garage door, but also a concrete foundation great for working on your favorite hobby or being used as a gathering place for your next social gathering. * * Electric lift located at the front left side of the home is inoperable.

17. 2026-02-09
    listed $297,700 Active 1495-char remark

    Show marketing remark (1495 chars)

    * * UPDATED PICTURES added * * A new roof was installed on the home and all duct work was replaced & sealed in July 2024 * * Flood insurance $1030/yr. * * This inviting 2-story residence offers a comfortable layout designed for everyday living and easy entertaining. Pride of ownership shows in this one! Step inside to find a beautiful brick entryway leading to light-filled living spaces, a functional floor plan, and plenty of room to make it your own. The kitchen provides ample cabinetry & workspace, with an oversized double door pantry. It flows seamlessly into the main living areas making it great for gatherings or quiet nights at home. Two generously sized bedrooms are located downstairs with each having private bathroom access. Beautiful wooden stairs lead up to the two bedrooms located upstairs offering comfort and privacy. And. .. NO carpet throughout!!! The home has been freshly painted and offers plenty of closet space. Downstairs, the garage area has been closed in & is currently used as a storage area, but duct work has been run to this area (not currently in use) ready to be converted to another room. The outdoor space is complete with a shed/garage (apprx 12'x15'). It not only has electricity and a roll up garage door, but also a concrete foundation great for working on your favorite hobby or being used as a gathering place for your next social gathering. * * Electric lift located at the front left side of the home is inoperable.

18. 2025-10-22
    price $296,900
19. 2025-10-22
    price $296,900
20. 2025-08-01
    listed $297,700 Active
21. 2021-06-30
    price $249,900
22. 2021-06-14
    price $274,900
23. 2021-05-22
    listed $249,900

ⓘ 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: $712 · $59/mo
• Projected year-2 tax: $1,512 · $126/mo
• Expected delta: +$800/yr (+$67/mo · 112.4%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,976
• − Mortgage interest: −$15,399
• − Property taxes: −$712
• − Insurance: −$6,493
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − Depreciation: −$7,997
• Taxable loss: −$6,261
• Est. tax savings @ 24.0%: +$1,503
• After-tax cash flow: $-110/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 — Chalmette

• Score: 65/100
• State rank: #137
• US rank: #12500

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chalmette, LA
• County: Saint Bernard Parish · 22,638 people
• City population: 22,638
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 22,638
• Household income: $55,068
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 881.0

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 0.61)
• Race & ethnicity: White 55% Black 26% Hispanic / Latino 12% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 13% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 8% Arabic 1% Vietnamese 1%

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: ▼ -211.77%
• Current HPI: 194.8123
• Rent YoY: ▲ 3.11%
• 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

+15.8% since first listed

10 events — show timeline

• 2026-05-07 Price Changed $289,500 AcadianaMLS
• 2026-05-07 Price Changed $289,500 GSREIN
• 2026-02-09 Listed $297,700 GSREIN
• 2026-02-09 Listed $297,700 AcadianaMLS
• 2025-10-22 Price Changed $296,900 AcadianaMLS
• 2025-10-22 Price Changed $296,900 GSREIN
• 2025-08-01 Listed $297,700 AcadianaMLS
• 2021-06-30 Price Changed $249,900 GSREIN
• 2021-06-14 Price Changed $274,900 GSREIN
• 2021-05-22 Listed $249,900 AcadianaMLS

Property tax history

-6.7%/yr

Latest (2025): $712 · -61.8% YoY. Source: county tax records.