561 Gardenia St · Laplace, LA 70068

$180,000

3 bd · 2.0 ba · 1,236 sqft · SingleFamily · 74 Days on market

Built 1974 Good condition 6,168 sqft lot $146/sqft · 9% above area Est $164k · 9% over

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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 +17.4/30.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Get 3K lender credit available with Hancock Whitney if you qualify! Discover the perfect blend of style and peace of mind in this beautifully maintained home. From the moment you step onto the expansive front porch, you'll feel right at home. This property is designed for low-maintenance living and outdoor enjoyment, featuring a rare backdrop of privacy with no rear neighbors. Interior Highlights: Seamless Open Floor Plan: Great for entertaining and flexible furniture arrangements. Maintenance-Free Flooring: Modern ceramic tile flows throughout the entire home--absolutely no carpet to worry about! Designer Touches: Elegant crown molding and substantial 6-inch baseboards provide a polished, high-end feel. Single Car Garage Major Upgrades & Peace of Mind: Energy Efficient: All windows were replaced approximately one year ago, offering improved insulation and lower utility bills. Recent Roof: The roof is only 4 years old, providing years of worry-free protection. Premier Location: Situated in an X Flood Zone Schedule your appointment today!

Key facts

• 6,168 sq ft lot
• Garage
• Built 1974

Tags

• EXPANSIVE FRONT PORCH
• SEAMLESS OPEN FLOOR PLAN
• MAINTENANCE-FREE FLOORING
• ELEGANT CROWN MOLDING
• SUBSTANTIAL BASEBOARDS
• ENERGY EFFICIENT WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $70 ($839/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 $175k (2.9% below list).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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; 61 units permitted in St. John the Baptist Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $5k 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 74 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.97% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $164,422
• List price: $180,000
• Delta: 9.47%
• 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
524 Camelia Ave	0.13mi	3/1.0	1,257 (+2%)	5mo	$115,000	$91	83
572 Gardenia St	0.05mi	3/2.0	1,190 (-4%)	13mo	$45,000	$38	81
105 Wren Ct	0.24mi	2/1.0 (-1)	1,200 (-3%)	13mo	$100,000	$83	64
2506 S Sugar Ridge Dr	0.49mi	3/2.0	1,260 (+2%)	14mo	$118,750	$94	63
2012 S Sugar Ridge Rd	0.60mi	3/2.0	1,250 (+1%)	10mo	$190,000	$152	62
1912 Tiffany Dr	0.56mi	3/2.0	1,313 (+6%)	13mo	$185,000	$141	52
208 Magnolia Ave	0.73mi	3/2.0	1,307 (+6%)	8mo	$155,000	$119	50
2105 N Sugar Ridge Rd	0.64mi	3/2.0	1,171 (-5%)	15mo	$94,900	$81	49
302 Magnolia Ave	0.56mi	3/1.0	1,077 (-13%)	5mo	$166,000	$154	44
121 Cottage Grv	0.70mi	3/2.0	1,334 (+8%)	12mo	$205,000	$154	44
1535 Natchez Ln	0.62mi	3/2.0	1,071 (-13%)	7mo	$92,500	$86	43
1809 Armant Ct	0.69mi	3/2.0	1,364 (+10%)	14mo	$145,000	$106	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-24,648
• Equity at exit: $26,839

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-15,457
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,747 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $70

Break-even live

Break-even rent $1,659

Max offer price $180,000

Occupancy floor 91%

Sensitivity live

Price	-10% $194	-5% $132	+0% $70	+5% $8	+10% $-54
Rent	-10% $-68	-5% $1	+0% $70	+5% $139	+10% $208
Rate	-1.0pp $161	-0.5pp $116	base $70	+0.5pp $23	+1.0pp $-24

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $180,000 Active 74 DOM
2. 2026-06-18
   days on market $180,000 Active 73 DOM
3. 2026-06-17
   days on market $180,000 Active 72 DOM
4. 2026-06-17
   status $180,000 Active 71 DOM
5. 2026-06-13
   statusdays on market $180,000 Pending 71 DOM
6. 2026-06-10
   days on market $180,000 Active 70 DOM
7. 2026-06-09
   days on market $180,000 Active 69 DOM
8. 2026-06-08
   days on market $180,000 Active 68 DOM
9. 2026-06-07
   days on market $180,000 Active 67 DOM
10. 2026-06-02
    days on market $180,000 Active 62 DOM
11. 2026-06-01
    days on market $180,000 Active 61 DOM
12. 2026-05-31
    days on market $180,000 Active 60 DOM
13. 2026-05-30
    days on market $180,000 Active 59 DOM
14. 2026-04-20
    price $180,000 1057-char remark

    Show marketing remark (1070 chars)

    Get 3K lender credit available with Hancock Whitney if you qualify! Discover the perfect blend of style and peace of mind in this beautifully maintained home. From the moment you step onto the expansive front porch, you’ll feel right at home. This property is designed for low-maintenance living and outdoor enjoyment, featuring a rare backdrop of privacy with no rear neighbors. Interior Highlights: Seamless Open Floor Plan: Great for entertaining and flexible furniture arrangements. Maintenance-Free Flooring: Modern ceramic tile flows throughout the entire home—absolutely no carpet to worry about! Designer Touches: Elegant crown molding and substantial 6-inch baseboards provide a polished, high-end feel. Single Car Garage Major Upgrades & Peace of Mind: Energy Efficient: All windows were replaced approximately one year ago, offering improved insulation and lower utility bills. Recent Roof: The roof is only 4 years old, providing years of worry-free protection. Premier Location: Situated in an X Flood Zone Schedule your appointment today!

15. 2026-04-20
    price $180,000 1070-char remark

    Show marketing remark (1070 chars)

    Get 3K lender credit available with Hancock Whitney if you qualify! Discover the perfect blend of style and peace of mind in this beautifully maintained home. From the moment you step onto the expansive front porch, you’ll feel right at home. This property is designed for low-maintenance living and outdoor enjoyment, featuring a rare backdrop of privacy with no rear neighbors. Interior Highlights: Seamless Open Floor Plan: Great for entertaining and flexible furniture arrangements. Maintenance-Free Flooring: Modern ceramic tile flows throughout the entire home—absolutely no carpet to worry about! Designer Touches: Elegant crown molding and substantial 6-inch baseboards provide a polished, high-end feel. Single Car Garage Major Upgrades & Peace of Mind: Energy Efficient: All windows were replaced approximately one year ago, offering improved insulation and lower utility bills. Recent Roof: The roof is only 4 years old, providing years of worry-free protection. Premier Location: Situated in an X Flood Zone Schedule your appointment today!

16. 2026-04-13
    price $190,000 1057-char remark

    Show marketing remark (1070 chars)

    Get 3K lender credit available with Hancock Whitney if you qualify! Discover the perfect blend of style and peace of mind in this beautifully maintained home. From the moment you step onto the expansive front porch, you’ll feel right at home. This property is designed for low-maintenance living and outdoor enjoyment, featuring a rare backdrop of privacy with no rear neighbors. Interior Highlights: Seamless Open Floor Plan: Great for entertaining and flexible furniture arrangements. Maintenance-Free Flooring: Modern ceramic tile flows throughout the entire home—absolutely no carpet to worry about! Designer Touches: Elegant crown molding and substantial 6-inch baseboards provide a polished, high-end feel. Single Car Garage Major Upgrades & Peace of Mind: Energy Efficient: All windows were replaced approximately one year ago, offering improved insulation and lower utility bills. Recent Roof: The roof is only 4 years old, providing years of worry-free protection. Premier Location: Situated in an X Flood Zone Schedule your appointment today!

17. 2026-04-13
    price $190,000 1070-char remark

    Show marketing remark (1070 chars)

    Get 3K lender credit available with Hancock Whitney if you qualify! Discover the perfect blend of style and peace of mind in this beautifully maintained home. From the moment you step onto the expansive front porch, you’ll feel right at home. This property is designed for low-maintenance living and outdoor enjoyment, featuring a rare backdrop of privacy with no rear neighbors. Interior Highlights: Seamless Open Floor Plan: Great for entertaining and flexible furniture arrangements. Maintenance-Free Flooring: Modern ceramic tile flows throughout the entire home—absolutely no carpet to worry about! Designer Touches: Elegant crown molding and substantial 6-inch baseboards provide a polished, high-end feel. Single Car Garage Major Upgrades & Peace of Mind: Energy Efficient: All windows were replaced approximately one year ago, offering improved insulation and lower utility bills. Recent Roof: The roof is only 4 years old, providing years of worry-free protection. Premier Location: Situated in an X Flood Zone Schedule your appointment today!

18. 2026-04-01
    listed $195,000 Active 1057-char remark

    Show marketing remark (1070 chars)

    Get 3K lender credit available with Hancock Whitney if you qualify! Discover the perfect blend of style and peace of mind in this beautifully maintained home. From the moment you step onto the expansive front porch, you’ll feel right at home. This property is designed for low-maintenance living and outdoor enjoyment, featuring a rare backdrop of privacy with no rear neighbors. Interior Highlights: Seamless Open Floor Plan: Great for entertaining and flexible furniture arrangements. Maintenance-Free Flooring: Modern ceramic tile flows throughout the entire home—absolutely no carpet to worry about! Designer Touches: Elegant crown molding and substantial 6-inch baseboards provide a polished, high-end feel. Single Car Garage Major Upgrades & Peace of Mind: Energy Efficient: All windows were replaced approximately one year ago, offering improved insulation and lower utility bills. Recent Roof: The roof is only 4 years old, providing years of worry-free protection. Premier Location: Situated in an X Flood Zone Schedule your appointment today!

19. 2026-04-01
    listed $195,000 Active 1070-char remark

    Show marketing remark (1070 chars)

    Get 3K lender credit available with Hancock Whitney if you qualify! Discover the perfect blend of style and peace of mind in this beautifully maintained home. From the moment you step onto the expansive front porch, you’ll feel right at home. This property is designed for low-maintenance living and outdoor enjoyment, featuring a rare backdrop of privacy with no rear neighbors. Interior Highlights: Seamless Open Floor Plan: Great for entertaining and flexible furniture arrangements. Maintenance-Free Flooring: Modern ceramic tile flows throughout the entire home—absolutely no carpet to worry about! Designer Touches: Elegant crown molding and substantial 6-inch baseboards provide a polished, high-end feel. Single Car Garage Major Upgrades & Peace of Mind: Energy Efficient: All windows were replaced approximately one year ago, offering improved insulation and lower utility bills. Recent Roof: The roof is only 4 years old, providing years of worry-free protection. Premier Location: Situated in an X Flood Zone Schedule your appointment today!

20. 2025-05-20
    soldstatus $174,900 Closed
21. 2025-03-26
    status Pending
22. 2025-02-28
    listed $174,900 Active
23. 2025-02-28
    listed $174,900 Active
24. 2024-07-25
    price $174,900
25. 2024-02-08
    price $179,900
26. 2023-04-25
    listed $174,900 Active

ⓘ 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 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 · 22 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: $20,967
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$5,236
• Taxable loss: −$2,105
• Est. tax savings @ 24.0%: +$505
• After-tax cash flow: $1,344/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained single-family home offers a seamless open floor plan and maintenance-free living. It's ready for immediate occupancy and can be further enhanced with minor cosmetic updates.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Both New flooring in high-traffic areas — Fresh flooring can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both New flooring in high-traffic areas — Fresh flooring can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+2.9% since first listed

13 events — show timeline

• 2026-04-20 Price Changed $180,000 AcadianaMLS
• 2026-04-20 Price Changed $180,000 GSREIN
• 2026-04-13 Price Changed $190,000 AcadianaMLS
• 2026-04-13 Price Changed $190,000 GSREIN
• 2026-04-01 Listed $195,000 GSREIN
• 2026-04-01 Listed $195,000 AcadianaMLS
• 2025-05-20 Sold (MLS) $174,900 GSREIN
• 2025-03-26 Pending — GSREIN
• 2025-02-28 Listed $174,900 AcadianaMLS
• 2025-02-28 Listed $174,900 GSREIN
• 2024-07-25 Price Changed $174,900 GSREIN
• 2024-02-08 Price Changed $179,900 GSREIN
• 2023-04-25 Listed $174,900 AcadianaMLS