110 (A & B) Lambda St · Belle Chasse, LA 70037

$243,000

5 bd · 3.0 ba · 1,877 sqft · MultiFamily · 236 Days on market

Built 1980 Fair condition 8,712 sqft lot $129/sqft · 18% below area Est $297k · 18% under ↓ 5% since listing

---

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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0
• Rent growth +0.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Two-unit property for sale in the highly desirable area of Belle Chasse. Unit A features two bedrooms and one full bathroom, offering a spacious living area perfect for entertaining or relaxing. The open-concept kitchen includes an attached laundry area for added convenience. Outside, the property has a covered one-car patio, a driveway with additional parking spaces, and a yard equipped with a storage shed, ideal for outdoor hobbies or storage. Unit B provides three bedrooms and two full bathrooms, making it well-suited for those needing extra space. The spacious living area flows into an attached dining area, which connects seamlessly to the kitchen, creating an inviting space for gatherings. This home features a thoughtfully designed interior with an efficient laundry area for added convenience. The attached carport provides protected parking and easy access to the residence. The roof, just 7 years old, offers peace of mind for years to come. Outside, the spacious yard offers plenty of room for outdoor activities, gardening, or creating your own relaxing retreat. Both units present a fantastic opportunity for investors, multi-family living, or owner-occupants seeking rental income in a central, convenient location. The property's amenities and layout make it highly functional and versatile, with excellent potential for customization or expansion. Call today for more details!

Key facts

• Attached carport
• Attached dining area
• Open-concept kitchen

Tags

• OPEN-CONCEPT KITCHEN
• ATTACHED LAUNDRY AREA
• COVERED ONE-CAR PATIO
• ATTACHED DINING AREA
• EFFICIENT LAUNDRY AREA
• ATTACHED CARPORT

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $243k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $243k).
• Recommended offer: $214k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.8% in Belle Chasse — 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 69/100 on livability (#66 in LA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Zoned schools: Belle Chasse Elementary School (math 54% / reading 60%, grade C+, #79 of 646 statewide, top 13%, 579 students, 58% FRL); Belle Chasse Middle School (math 40% / reading 44%, grade D-, #59 of 218 statewide, top 27%, 721 students, 62% FRL); Belle Chasse High School (math 51% / reading 54%, grade C-, #30 of 265 statewide, top 12%, 959 students, 51% FRL).
• Market conditions: Rents falling (-13.6%/yr); 185 active listings in the ZIP; solid renter incomes; 88 units permitted in Plaquemines Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($99k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($214k) 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.

Recommended offer $213,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Schools are A-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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.23%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (median comp): $296,616
• List price: $243,000
• Delta: -18.08%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-578
• Equity at exit: $36,232

10-year hold

• IRR: 6.0%
• Equity multiple: 1.39×
• Total profit: $26,362
• Equity at exit: $21,010

Cash invested: $68,040 (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 70037

• Home prices YoY: -25.4%
• Rents YoY: -13.6%
• Active inventory: 185
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $3,075 high
• Mortgage (P&I): −$1,274
• Tax est. 1.5%: −$304 /mo · $3,645/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $750

Break-even live

Break-even rent $2,126

Max offer price $243,000

Occupancy floor 71%

Sensitivity live

Price	-10% $918	-5% $834	+0% $750	+5% $666	+10% $582
Rent	-10% $507	-5% $628	+0% $750	+5% $871	+10% $993
Rate	-1.0pp $872	-0.5pp $812	base $750	+0.5pp $687	+1.0pp $623

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,493
1× unit	3	2	$1,582
Total (2 units)			$3,075

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: $60,750
• Closing costs: $7,290
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-03-25
   price $243,000 1400-char remark

   Show marketing remark (1406 chars)

   Two-unit property for sale in the highly desirable area of Belle Chasse. Unit A features two bedrooms and one full bathroom, offering a spacious living area perfect for entertaining or relaxing. The open-concept kitchen includes an attached laundry area for added convenience. Outside, the property has a covered one-car patio, a driveway with additional parking spaces, and a yard equipped with a storage shed, ideal for outdoor hobbies or storage. Unit B provides three bedrooms and two full bathrooms, making it well-suited for those needing extra space. The spacious living area flows into an attached dining area, which connects seamlessly to the kitchen, creating an inviting space for gatherings. This home features a thoughtfully designed interior with an efficient laundry area for added convenience. The attached carport provides protected parking and easy access to the residence. The roof, just 7 years old, offers peace of mind for years to come. Outside, the spacious yard offers plenty of room for outdoor activities, gardening, or creating your own relaxing retreat. Both units present a fantastic opportunity for investors, multi-family living, or owner-occupants seeking rental income in a central, convenient location. The property’s amenities and layout make it highly functional and versatile, with excellent potential for customization or expansion. Call today for more details!

2. 2026-03-25
   price $243,000 1406-char remark

   Show marketing remark (1406 chars)

   Two-unit property for sale in the highly desirable area of Belle Chasse. Unit A features two bedrooms and one full bathroom, offering a spacious living area perfect for entertaining or relaxing. The open-concept kitchen includes an attached laundry area for added convenience. Outside, the property has a covered one-car patio, a driveway with additional parking spaces, and a yard equipped with a storage shed, ideal for outdoor hobbies or storage. Unit B provides three bedrooms and two full bathrooms, making it well-suited for those needing extra space. The spacious living area flows into an attached dining area, which connects seamlessly to the kitchen, creating an inviting space for gatherings. This home features a thoughtfully designed interior with an efficient laundry area for added convenience. The attached carport provides protected parking and easy access to the residence. The roof, just 7 years old, offers peace of mind for years to come. Outside, the spacious yard offers plenty of room for outdoor activities, gardening, or creating your own relaxing retreat. Both units present a fantastic opportunity for investors, multi-family living, or owner-occupants seeking rental income in a central, convenient location. The property’s amenities and layout make it highly functional and versatile, with excellent potential for customization or expansion. Call today for more details!

3. 2026-03-02
   price $245,000 1400-char remark

   Show marketing remark (1406 chars)

   Two-unit property for sale in the highly desirable area of Belle Chasse. Unit A features two bedrooms and one full bathroom, offering a spacious living area perfect for entertaining or relaxing. The open-concept kitchen includes an attached laundry area for added convenience. Outside, the property has a covered one-car patio, a driveway with additional parking spaces, and a yard equipped with a storage shed, ideal for outdoor hobbies or storage. Unit B provides three bedrooms and two full bathrooms, making it well-suited for those needing extra space. The spacious living area flows into an attached dining area, which connects seamlessly to the kitchen, creating an inviting space for gatherings. This home features a thoughtfully designed interior with an efficient laundry area for added convenience. The attached carport provides protected parking and easy access to the residence. The roof, just 7 years old, offers peace of mind for years to come. Outside, the spacious yard offers plenty of room for outdoor activities, gardening, or creating your own relaxing retreat. Both units present a fantastic opportunity for investors, multi-family living, or owner-occupants seeking rental income in a central, convenient location. The property’s amenities and layout make it highly functional and versatile, with excellent potential for customization or expansion. Call today for more details!

4. 2026-03-02
   price $245,000 1406-char remark

   Show marketing remark (1406 chars)

   Two-unit property for sale in the highly desirable area of Belle Chasse. Unit A features two bedrooms and one full bathroom, offering a spacious living area perfect for entertaining or relaxing. The open-concept kitchen includes an attached laundry area for added convenience. Outside, the property has a covered one-car patio, a driveway with additional parking spaces, and a yard equipped with a storage shed, ideal for outdoor hobbies or storage. Unit B provides three bedrooms and two full bathrooms, making it well-suited for those needing extra space. The spacious living area flows into an attached dining area, which connects seamlessly to the kitchen, creating an inviting space for gatherings. This home features a thoughtfully designed interior with an efficient laundry area for added convenience. The attached carport provides protected parking and easy access to the residence. The roof, just 7 years old, offers peace of mind for years to come. Outside, the spacious yard offers plenty of room for outdoor activities, gardening, or creating your own relaxing retreat. Both units present a fantastic opportunity for investors, multi-family living, or owner-occupants seeking rental income in a central, convenient location. The property’s amenities and layout make it highly functional and versatile, with excellent potential for customization or expansion. Call today for more details!

5. 2025-12-05
   price $249,900 1400-char remark

   Show marketing remark (1406 chars)

   Two-unit property for sale in the highly desirable area of Belle Chasse. Unit A features two bedrooms and one full bathroom, offering a spacious living area perfect for entertaining or relaxing. The open-concept kitchen includes an attached laundry area for added convenience. Outside, the property has a covered one-car patio, a driveway with additional parking spaces, and a yard equipped with a storage shed, ideal for outdoor hobbies or storage. Unit B provides three bedrooms and two full bathrooms, making it well-suited for those needing extra space. The spacious living area flows into an attached dining area, which connects seamlessly to the kitchen, creating an inviting space for gatherings. This home features a thoughtfully designed interior with an efficient laundry area for added convenience. The attached carport provides protected parking and easy access to the residence. The roof, just 7 years old, offers peace of mind for years to come. Outside, the spacious yard offers plenty of room for outdoor activities, gardening, or creating your own relaxing retreat. Both units present a fantastic opportunity for investors, multi-family living, or owner-occupants seeking rental income in a central, convenient location. The property’s amenities and layout make it highly functional and versatile, with excellent potential for customization or expansion. Call today for more details!

6. 2025-12-05
   price $249,900 1406-char remark

   Show marketing remark (1406 chars)

   Two-unit property for sale in the highly desirable area of Belle Chasse. Unit A features two bedrooms and one full bathroom, offering a spacious living area perfect for entertaining or relaxing. The open-concept kitchen includes an attached laundry area for added convenience. Outside, the property has a covered one-car patio, a driveway with additional parking spaces, and a yard equipped with a storage shed, ideal for outdoor hobbies or storage. Unit B provides three bedrooms and two full bathrooms, making it well-suited for those needing extra space. The spacious living area flows into an attached dining area, which connects seamlessly to the kitchen, creating an inviting space for gatherings. This home features a thoughtfully designed interior with an efficient laundry area for added convenience. The attached carport provides protected parking and easy access to the residence. The roof, just 7 years old, offers peace of mind for years to come. Outside, the spacious yard offers plenty of room for outdoor activities, gardening, or creating your own relaxing retreat. Both units present a fantastic opportunity for investors, multi-family living, or owner-occupants seeking rental income in a central, convenient location. The property’s amenities and layout make it highly functional and versatile, with excellent potential for customization or expansion. Call today for more details!

7. 2025-10-03
   listed $255,000 Active 1400-char remark

   Show marketing remark (1406 chars)

   Two-unit property for sale in the highly desirable area of Belle Chasse. Unit A features two bedrooms and one full bathroom, offering a spacious living area perfect for entertaining or relaxing. The open-concept kitchen includes an attached laundry area for added convenience. Outside, the property has a covered one-car patio, a driveway with additional parking spaces, and a yard equipped with a storage shed, ideal for outdoor hobbies or storage. Unit B provides three bedrooms and two full bathrooms, making it well-suited for those needing extra space. The spacious living area flows into an attached dining area, which connects seamlessly to the kitchen, creating an inviting space for gatherings. This home features a thoughtfully designed interior with an efficient laundry area for added convenience. The attached carport provides protected parking and easy access to the residence. The roof, just 7 years old, offers peace of mind for years to come. Outside, the spacious yard offers plenty of room for outdoor activities, gardening, or creating your own relaxing retreat. Both units present a fantastic opportunity for investors, multi-family living, or owner-occupants seeking rental income in a central, convenient location. The property’s amenities and layout make it highly functional and versatile, with excellent potential for customization or expansion. Call today for more details!

8. 2025-10-03
   listed $255,000 Active 1406-char remark

   Show marketing remark (1406 chars)

   Two-unit property for sale in the highly desirable area of Belle Chasse. Unit A features two bedrooms and one full bathroom, offering a spacious living area perfect for entertaining or relaxing. The open-concept kitchen includes an attached laundry area for added convenience. Outside, the property has a covered one-car patio, a driveway with additional parking spaces, and a yard equipped with a storage shed, ideal for outdoor hobbies or storage. Unit B provides three bedrooms and two full bathrooms, making it well-suited for those needing extra space. The spacious living area flows into an attached dining area, which connects seamlessly to the kitchen, creating an inviting space for gatherings. This home features a thoughtfully designed interior with an efficient laundry area for added convenience. The attached carport provides protected parking and easy access to the residence. The roof, just 7 years old, offers peace of mind for years to come. Outside, the spacious yard offers plenty of room for outdoor activities, gardening, or creating your own relaxing retreat. Both units present a fantastic opportunity for investors, multi-family living, or owner-occupants seeking rental income in a central, convenient location. The property’s amenities and layout make it highly functional and versatile, with excellent potential for customization or expansion. Call today for more details!

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

Taxation est. · year 1

• Rental income: $36,900
• − Mortgage interest: −$13,612
• − Property taxes: −$3,645
• − Insurance: −$1,215
• − Repairs & maintenance: −$2,952
• − Management: −$2,952
• − Depreciation: −$7,069
• Taxable income: $5,455
• Est. tax owed @ 24.0%: −$1,309
• After-tax cash flow: $7,690/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

Fair 45/100 Moderate rehab

The property requires moderate renovations to update the kitchen and bathrooms, and some maintenance to the exterior and interior. These updates would significantly increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major bathroom fixtures — dated and small
• Moderate exterior paint — some discoloration

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen would attract more buyers
• Resale replace bathroom fixtures and fixtures — modernizing the bathrooms would attract more buyers
• Both paint interior walls — improves the home's appearance and can be done inexpensively
• Both replace worn flooring — improves the home's appearance and can be done inexpensively
• Both repair/replace windows — improves the home's appearance and can be done inexpensively

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and small	Major	$15,000–50,000
exterior paint · some discoloration	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen would attract more buyers ↑
• Resale replace bathroom fixtures and fixtures — modernizing the bathrooms would attract more buyers ↑
• Both paint interior walls — improves the home's appearance and can be done inexpensively ↑
• Both replace worn flooring — improves the home's appearance and can be done inexpensively ↑
• Both repair/replace windows — improves the home's appearance and can be done inexpensively ↑

ⓘ 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)

No district data.

Livability — Belle Chasse

• Score: 69/100
• State rank: #66
• US rank: #8280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belle Chasse, LA
• County: Plaquemines Parish · 16,639 people
• City population: 16,639
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 16,639
• Household income: $98,983
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 453.0

Population outlook (Plaquemines County) Hauer SSP2

• Today (2025): 24,526 people
• By 2030: 24,843 · +1.3%
• By 2040: 25,441 · +3.7%
• By 2050: 26,074 · +6.3%
• By 2075: 28,300 · +15.4%
• By 2100: 30,195 · +23.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 13% Hispanic / Latino 12% Two or more races 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Lithuanian 14% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam, United Kingdom
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% Vietnamese 1%

Political lean MEDSL · Plaquemines

• 2024 margin: Solid R (+38.0) · D 30.4% · R 68.4% · Other 1.2%
• 2008→2024 swing: -4.4pp toward R · 2008: -33.6pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+36.3 2016: R+33.6 2012: R+28.1 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.25%
• Current HPI: 165.3973
• Rent YoY: ▼ -13.63%
• 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

-4.7% since first listed

8 events — show timeline

• 2026-03-25 Price Changed $243,000 AcadianaMLS
• 2026-03-25 Price Changed $243,000 GSREIN
• 2026-03-02 Price Changed $245,000 AcadianaMLS
• 2026-03-02 Price Changed $245,000 GSREIN
• 2025-12-05 Price Changed $249,900 AcadianaMLS
• 2025-12-05 Price Changed $249,900 GSREIN
• 2025-10-03 Listed $255,000 GSREIN
• 2025-10-03 Listed $255,000 AcadianaMLS