2500 Jamie Ct · Violet, LA 70092

$165,000

6 bd · 4.5 ba · 2,880 sqft · MultiFamily · 151 Days on market

Built 1986 5,227 sqft lot Est $216k · 24% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

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

Come check out this fantastic three plex waiting for you to bring your finishing touches!

Key facts

• Built 1986
• Listed 151 days

What this means for you Summary

Snapshot

• This is a 6-bed/4.5-bath multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 7.5% in Violet — 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 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: 54 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% 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 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: 2.18% ✓
• Cap rate: 18.86%
• Cash-on-cash: 44.87%
• DSCR: 3.00
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $216,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2432 Jamie Ct	0.01mi	6/4.5	2,880 (0%)	0mo	$215,000	$75	99
2428 Jamie Ct	0.02mi	6/4.5	2,880 (0%)	0mo	$145,000	$50	99

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: 40.0%
• Equity multiple: 2.71×
• Total profit: $79,134
• Equity at exit: $24,602

10-year hold

• IRR: 46.3%
• Equity multiple: 5.45×
• Total profit: $205,457
• Equity at exit: $14,266

Cash invested: $46,200 (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: 54
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $3,600 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$183 /mo · $2,190/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $1,661

Break-even live

Break-even rent $1,497

Max offer price $165,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,754	-5% $1,708	+0% $1,661	+5% $1,614	+10% $1,568
Rent	-10% $1,377	-5% $1,519	+0% $1,661	+5% $1,803	+10% $1,945
Rate	-1.0pp $1,744	-0.5pp $1,703	base $1,661	+0.5pp $1,618	+1.0pp $1,575

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.5	$3,600
Total (3 units)			$3,600

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-03-20
   status Pending 89-char remark

   Show marketing remark (89 chars)

   Come check out this fantastic three plex waiting for you to bring your finishing touches!

2. 2026-03-20
   status Pending

   Show marketing remark (89 chars)

   Come check out this fantastic three plex waiting for you to bring your finishing touches!

3. 2026-02-18
   price $165,000 89-char remark

   Show marketing remark (89 chars)

   Come check out this fantastic three plex waiting for you to bring your finishing touches!

4. 2026-02-18
   price $165,000

   Show marketing remark (89 chars)

   Come check out this fantastic three plex waiting for you to bring your finishing touches!

5. 2025-12-23
   status Active
6. 2025-11-26
   historical Active Under Contract
7. 2025-10-20
   listed $175,000 Active 89-char remark

   Show marketing remark (89 chars)

   Come check out this fantastic three plex waiting for you to bring your finishing touches!

8. 2025-10-20
   listed $175,000 Active

   Show marketing remark (89 chars)

   Come check out this fantastic three plex waiting for you to bring your finishing touches!

9. 2023-08-31
   soldstatus $160,000 Closed 326-char remark

   Show marketing remark (326 chars)

   Calling all Investors!!! 3-Plex located in Violet, LA Each Unit features Two-Story, 2 beds, 1.5 baths. Total rent is $1,950/ month- All 3 units are currently collecting $650/month. Roof is only approx 3 years old! Great investment opportunity or chance to live in one side, and rent the other two! Call us today for more info!

10. 2023-08-31
    soldstatus $160,000

    Show marketing remark (326 chars)

    Calling all Investors!!! 3-Plex located in Violet, LA Each Unit features Two-Story, 2 beds, 1.5 baths. Total rent is $1,950/ month- All 3 units are currently collecting $650/month. Roof is only approx 3 years old! Great investment opportunity or chance to live in one side, and rent the other two! Call us today for more info!

11. 2023-08-01
    status Pending 326-char remark

    Show marketing remark (326 chars)

    Calling all Investors!!! 3-Plex located in Violet, LA Each Unit features Two-Story, 2 beds, 1.5 baths. Total rent is $1,950/ month- All 3 units are currently collecting $650/month. Roof is only approx 3 years old! Great investment opportunity or chance to live in one side, and rent the other two! Call us today for more info!

12. 2023-07-20
    historical Active Under Contract 326-char remark

    Show marketing remark (326 chars)

    Calling all Investors!!! 3-Plex located in Violet, LA Each Unit features Two-Story, 2 beds, 1.5 baths. Total rent is $1,950/ month- All 3 units are currently collecting $650/month. Roof is only approx 3 years old! Great investment opportunity or chance to live in one side, and rent the other two! Call us today for more info!

13. 2023-06-27
    listed $199,900 Active 326-char remark

    Show marketing remark (326 chars)

    Calling all Investors!!! 3-Plex located in Violet, LA Each Unit features Two-Story, 2 beds, 1.5 baths. Total rent is $1,950/ month- All 3 units are currently collecting $650/month. Roof is only approx 3 years old! Great investment opportunity or chance to live in one side, and rent the other two! Call us today for more info!

14. 2023-06-27
    listed $199,900

    Show marketing remark (326 chars)

    Calling all Investors!!! 3-Plex located in Violet, LA Each Unit features Two-Story, 2 beds, 1.5 baths. Total rent is $1,950/ month- All 3 units are currently collecting $650/month. Roof is only approx 3 years old! Great investment opportunity or chance to live in one side, and rent the other two! Call us today for more info!

15. 2006-04-05
    soldstatus $23,300

ⓘ 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: $2,190 · $183/mo
• Projected year-2 tax: $2,190 · $183/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 · 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: $43,200
• − Mortgage interest: −$9,243
• − Property taxes: −$2,190
• − Insurance: −$1,622
• − Repairs & maintenance: −$3,456
• − Management: −$3,456
• − Depreciation: −$4,800
• Taxable income: $18,433
• Est. tax owed @ 24.0%: −$4,424
• After-tax cash flow: $15,508/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

+608.2% since first listed

15 events — show timeline

• 2026-03-20 Pending — AcadianaMLS
• 2026-03-20 Pending — GSREIN
• 2026-02-18 Price Changed $165,000 AcadianaMLS
• 2026-02-18 Price Changed $165,000 GSREIN
• 2025-12-23 Relisted — GSREIN
• 2025-11-26 Contingent — GSREIN
• 2025-10-20 Listed $175,000 GSREIN
• 2025-10-20 Listed $175,000 AcadianaMLS
• 2023-08-31 Sold (Public Records) $160,000 Public Records
• 2023-08-31 Sold (MLS) $160,000 GSREIN
• 2023-08-01 Pending — GSREIN
• 2023-07-20 Contingent — GSREIN
• 2023-06-27 Listed $199,900 AcadianaMLS
• 2023-06-27 Listed $199,900 GSREIN
• 2006-04-05 Sold (Public Records) $23,300 Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,190 · -0.7% YoY. Source: county tax records.