104 Perrin Dr · Arabi, LA 70032

$219,000

3 bd · 2.0 ba · 1,532 sqft · SingleFamily · 8 Days on market

Built 2019 Est $256k · 14% 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 +19.3/30.0
• ARV discount +14.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Arabi! This beautifully raised 3 bedroom, 2 bathroom home, built in 2019, offers the perfect blend of modern style and functional living. Step inside to an inviting open floor plan featuring gorgeous wood floors, soaring ceilings, and a spacious living area that flows seamlessly into the kitchen and dining spaces for entertaining! The kitchen boasts a large island with seating, stainless steel appliances, ample cabinet space, and plenty of natural light. The spacious primary suite offers a private retreat with an en-suite bath, while the additional bedrooms provide flexibility for guests, a home office, or growing families. Enjoy peace of mind with newer construction and elevated design, plus a large backyard perfect for outdoor gatherings, pets, or future additions. Conveniently located just minutes from Downtown New Orleans, local dining, shopping, and all that historic Arabi has to offer!

Key facts

• Parking
• Built 2019
• Listed 8 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-story; Brick construction
• Construction: Brick construction; Raised foundation; Built with insulation and efficient windows
• Exterior features: Wood patio/porch; City lot; Irregular-shaped lot; Raised foundation

Interior

• Kitchen: Dishwasher; Icemaker; Microwave; Range; Refrigerator; Stone counters; Stainless steel appliances; Pantry
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Pantry; Stone counters; Stainless steel appliances; 6 total rooms; Excellent condition; Home warranty included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $219k).
• Cap rate 7.6% vs local median 5.3% in Arabi — 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 71/100 on livability (#45 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, amenities F, commute F.
• Market conditions: 99 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 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.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,000

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 B-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: 1.00% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $255,844
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Livingston Ave	0.08mi	3/2.0	1,559 (+2%)	1mo	$235,000	$151	93
316 Sable Dr	0.26mi	3/2.5	1,455 (-5%)	3mo	$224,000	$154	75
7211 Claiborne Ct	0.34mi	3/2.0	1,589 (+4%)	6mo	$290,000	$183	73
105 Norton Ave	0.33mi	3/2.0	1,367 (-11%)	4mo	$215,000	$157	63
2608 Jean Lafitte Pkwy	0.73mi	3/2.0	1,500 (-2%)	0mo	$225,000	$150	62
8416 Colonel Dr	0.70mi	3/2.0	1,560 (+2%)	3mo	$205,000	$131	62
816 Lebeau St	0.39mi	3/2.0	1,342 (-12%)	2mo	$281,000	$209	59
6435 Urquhart St	0.67mi	3/2.5	1,443 (-6%)	1mo	$235,000	$163	56
105 Cougar Dr	0.53mi	4/2.5 (+1)	1,700 (+11%)	6mo	$299,000	$176	45
1702 Schnell Dr	0.65mi	3/2.5	1,739 (+14%)	2mo	$325,000	$187	44
1819 Angela Ave	0.72mi	3/2.0	1,739 (+14%)	0mo	$314,500	$181	44
413 Genet Dr	0.65mi	3/2.0	1,326 (-13%)	6mo	$221,000	$167	42

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-24,449
• Equity at exit: $32,654

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-6,899
• Equity at exit: $18,935

Cash invested: $61,320 (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 70032

• Active inventory: 99
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,198 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$258 /mo · $3,092/yr
• Insurance: −$91
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $172

Break-even live

Break-even rent $1,980

Max offer price $219,000

Occupancy floor 87%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1239 Center St Arabi, LA	4.0	2.0	1922	$3,500	$1.82	3d	1	0.15mi
1511 Schnell Dr Arabi, LA	4.0	3.0	1700	$1,850	$1.09	3d	1	0.35mi
310 Lynx Dr Arabi, LA	3.0	2.0	1050	$1,775	$1.69	23d	1	0.38mi
1529 Schnell Dr Arabi, LA	3.0	2.5	1736	$2,600	$1.50	1d	1	0.44mi
616 Lebeau St Unit A Arabi, LA	2.0	1.0	1205	$1,650	$1.37	44d	1	0.48mi
309 Fawn Dr Arabi, LA	3.0	2.5	1745	$2,500	$1.43	1d	1	0.50mi
6900 Royal St Arabi, LA	3.0	2.0	1579	$5,888	$3.73	3d	1	0.53mi
1333 Angela Ave Arabi, LA	3.0	2.0	1090	$1,850	$1.70	3d	1	0.53mi
7532 Patricia St Arabi, LA	4.0	3.0	2099	$2,200	$1.05	44d	1	0.61mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	3d	1	0.61mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	2d	1	0.61mi
438 Friscoville Ave Arabi, LA	3.0	2.0	1500	$3,200	$2.13	3d	1	0.61mi
424 Chinchilla Dr Arabi, LA	3.0	2.0	1735	$3,500	$2.02	16d	1	0.72mi
2012 Esteban St Arabi, LA	3.0	2.0	1466	$2,500	$1.71	10d	1	0.75mi
1334 Tricou St New Orleans, LA	2.0	1.0	1117	$1,500	$1.34	21d	1	0.77mi
1714 Tricou St New Orleans, LA	3.0	2.0	1271	$1,900	$1.49	23d	1	0.86mi
114 8th St Chalmette, LA	3.0	1.0	1275	$1,695	$1.33	44d	1	0.89mi
2301 Esteban St Arabi, LA	3.0	1.0	1102	$1,800	$1.63	14d	1	0.89mi
6038 N Rampart St New Orleans, LA	3.0	2.0	1080	$1,795	$1.66	23d	1	0.91mi
8401 Livingston Ave Unit D Chalmette, LA	2.0	1.5	1100	$1,200	$1.09	44d	1	0.92mi
1201 Gordon St New Orleans, LA	3.0	2.5	1367	$1,900	$1.39	17d	1	0.94mi
1824 Saint Maurice Ave New Orleans, LA	4.0	2.0	1500	$1,500	$1.00	23d	1	0.96mi
1901 Tupelo St New Orleans, LA	3.0	2.5	1568	$2,300	$1.47	3d	1	1.01mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	3d	1	1.12mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	3d	1	1.12mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1178	$1,600	$1.36	23d	1	1.12mi
1314 Lamanche St New Orleans, LA	4.0	1.0	1300	$2,100	$1.62	16d	1	1.15mi
1925 Alabo St Unit A New Orleans, LA	3.0	2.0	1199	$1,500	$1.25	21d	1	1.18mi
1327 Fats Domino Ave Unit B New Orleans, LA	4.0	2.0	1200	$2,200	$1.83	16d	1	1.19mi
1327 Fats Domino Ave Unit A New Orleans, LA	3.0	2.0	1200	$1,900	$1.58	3d	1	1.19mi
5461 Saint Claude Ave New Orleans, LA	4.0	2.0	1250	$2,350	$1.88	23d	1	1.27mi
906 Flood St New Orleans, LA	3.0	3.0	1174	$1,700	$1.45	2d	1	1.27mi
5459 Saint Claude Ave Unit 5461 New Orleans, LA	4.0	2.0	1454	$2,350	$1.62	23d	1	1.27mi
5450 Burgundy St New Orleans, LA	2.0	1.0	1474	$1,250	$0.85	23d	1	1.28mi
8506 Deerfield Dr Chalmette, LA	2.0	1.0	1089	$1,350	$1.24	17d	1	1.33mi
1422 Andry St New Orleans, LA	3.0	2.0	1100	$1,400	$1.27	3d	1	1.39mi
103 Danny Dr New Orleans, LA	4.0	2.0	2040	$2,400	$1.18	23d	1	1.45mi
5618 N Tonti St New Orleans, LA	3.0	2.0	1128	$1,550	$1.37	23d	1	1.46mi
3561 Kings Dr Chalmette, LA	2.0	1.5	1080	$1,400	$1.30	44d	1	1.50mi
3563 Kings Dr Chalmette, LA	2.0	1.5	1080	$1,400	$1.30	44d	1	1.50mi

Listing history 31 events

1. 2026-05-22
   listed $219,000 Active 915-char remark

   Show marketing remark (915 chars)

   Welcome to Arabi! This beautifully raised 3 bedroom, 2 bathroom home, built in 2019, offers the perfect blend of modern style and functional living. Step inside to an inviting open floor plan featuring gorgeous wood floors, soaring ceilings, and a spacious living area that flows seamlessly into the kitchen and dining spaces for entertaining! The kitchen boasts a large island with seating, stainless steel appliances, ample cabinet space, and plenty of natural light. The spacious primary suite offers a private retreat with an en-suite bath, while the additional bedrooms provide flexibility for guests, a home office, or growing families. Enjoy peace of mind with newer construction and elevated design, plus a large backyard perfect for outdoor gatherings, pets, or future additions. Conveniently located just minutes from Downtown New Orleans, local dining, shopping, and all that historic Arabi has to offer!

2. 2026-05-22
   listed $219,000 Active

   Show marketing remark (915 chars)

   Welcome to Arabi! This beautifully raised 3 bedroom, 2 bathroom home, built in 2019, offers the perfect blend of modern style and functional living. Step inside to an inviting open floor plan featuring gorgeous wood floors, soaring ceilings, and a spacious living area that flows seamlessly into the kitchen and dining spaces for entertaining! The kitchen boasts a large island with seating, stainless steel appliances, ample cabinet space, and plenty of natural light. The spacious primary suite offers a private retreat with an en-suite bath, while the additional bedrooms provide flexibility for guests, a home office, or growing families. Enjoy peace of mind with newer construction and elevated design, plus a large backyard perfect for outdoor gatherings, pets, or future additions. Conveniently located just minutes from Downtown New Orleans, local dining, shopping, and all that historic Arabi has to offer!

3. 2026-05-21
   historical $219,000 915-char remark

   Show marketing remark (915 chars)

   Welcome to Arabi! This beautifully raised 3 bedroom, 2 bathroom home, built in 2019, offers the perfect blend of modern style and functional living. Step inside to an inviting open floor plan featuring gorgeous wood floors, soaring ceilings, and a spacious living area that flows seamlessly into the kitchen and dining spaces for entertaining! The kitchen boasts a large island with seating, stainless steel appliances, ample cabinet space, and plenty of natural light. The spacious primary suite offers a private retreat with an en-suite bath, while the additional bedrooms provide flexibility for guests, a home office, or growing families. Enjoy peace of mind with newer construction and elevated design, plus a large backyard perfect for outdoor gatherings, pets, or future additions. Conveniently located just minutes from Downtown New Orleans, local dining, shopping, and all that historic Arabi has to offer!

4. 2024-04-03
   price $289,000
5. 2024-03-03
   price $299,500
6. 2024-02-20
   listed $289,000
7. 2019-11-25
   soldstatus $214,000
8. 2019-11-19
   soldstatus $214,000 Closed
9. 2019-10-28
   status Pending
10. 2019-10-23
    price $219,000
11. 2019-09-28
    price $229,000
12. 2019-09-20
    price $239,000
13. 2019-08-22
    price $249,000
14. 2019-08-13
    listed $219,000
15. 2019-08-13
    listed $259,000 Active
16. 2019-07-09
    price $259,000
17. 2019-07-09
    listed $259,000
18. 2018-02-01
    soldstatus $22,500
19. 2017-10-05
    soldstatus $22,500
20. 2017-09-28
    soldstatus $22,500 Sold
21. 2017-09-27
    status Under Contract
22. 2017-09-01
    historical Pending Continue to Show
23. 2017-06-22
    price $25,000
24. 2017-01-10
    listed $20,000 Active
25. 2017-01-10
    listed $25,000
26. 2016-04-13
    soldstatus $4,750
27. 2007-10-15
    soldstatus $26,026
28. 2000-03-15
    soldstatus $80,000
29. 2000-03-13
    soldstatus $80,000
30. 2000-02-07
    listed $84,900
31. 2000-02-07
    listed $84,900

ⓘ 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: $3,092 · $258/mo
• Projected year-2 tax: $3,092 · $258/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 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: $26,372
• − Mortgage interest: −$12,267
• − Property taxes: −$3,092
• − Insurance: −$1,892
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − Depreciation: −$6,371
• Taxable loss: −$1,471
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $2,421/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 — Arabi

• Score: 71/100
• State rank: #45
• US rank: #6891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arabi, LA
• City population: 4,436
• Population (ZIP): 4,436

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 0.59)
• Race & ethnicity: White 60% Black 18% Hispanic / Latino 14% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 13% Serbian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 3% Arabic 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: ▼ -121.18%
• Current HPI: 224.6827
• 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

+158.0% since first listed

31 events — show timeline

• 2026-05-22 Listed $219,000 AcadianaMLS
• 2026-05-22 Listed $219,000 GSREIN
• 2026-05-21 Coming Soon $219,000 AcadianaMLS
• 2024-04-03 Price Changed $289,000 GSREIN
• 2024-03-03 Price Changed $299,500 GSREIN
• 2024-02-20 Listed $289,000 AcadianaMLS
• 2019-11-25 Sold (Public Records) $214,000 Public Records
• 2019-11-19 Sold (MLS) $214,000 GSREIN
• 2019-10-28 Pending — GSREIN
• 2019-10-23 Price Changed $219,000 GSREIN
• 2019-09-28 Price Changed $229,000 GSREIN
• 2019-09-20 Price Changed $239,000 GSREIN
• 2019-08-22 Price Changed $249,000 GSREIN
• 2019-08-13 Listed $259,000 GSREIN
• 2019-08-13 Listed $219,000 AcadianaMLS
• 2019-07-09 Price Changed $259,000 GSREIN
• 2019-07-09 Listed $259,000 AcadianaMLS
• 2018-02-01 Sold (Public Records) $22,500 Public Records
• 2017-10-05 Sold (Public Records) $22,500 Public Records
• 2017-09-28 Sold (MLS) $22,500 GSREIN
• 2017-09-27 Pending — GSREIN
• 2017-09-01 Contingent — GSREIN
• 2017-06-22 Price Changed $25,000 GSREIN
• 2017-01-10 Listed $20,000 GSREIN
• 2017-01-10 Listed $25,000 AcadianaMLS
• 2016-04-13 Sold (Public Records) $4,750 Public Records
• 2007-10-15 Sold (Public Records) $26,026 Public Records
• 2000-03-15 Sold (Public Records) $80,000 Public Records
• 2000-03-13 Sold (MLS) $80,000 GSREIN
• 2000-02-07 Listed $84,900 GSREIN
• 2000-02-07 Listed $84,900 AcadianaMLS

Property tax history

+36.4%/yr

Latest (2025): $3,092 · -0.7% YoY. Source: county tax records.