3768 Tara Dr · Destrehan, LA 70047

$270,000

4 bd · 3.0 ba · 2,498 sqft · SingleFamily public records · 150 Days on market

Built 1990 $108/sqft · 15% below area Est $381k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.6/30.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

QUALIFIES FOR 100% FINANCING! SELLER IS OPEN TO BUYER CONCESSIONS in customizing the home to their needs or towards closing with a solid offer. Welcome to this spacious 4 bedroom, 3 bathroom home located in a well established subdivision within a TOP RATED SCHOOL DISTRICT! With easy access to the levee path for walking, jogging, and biking, this location offers both convenience and lifestyle. Major improvements have already been completed for peace of mind: newer roof (2022), newer windows (2022), fully replaced interior & exterior HVAC systems (2020), new water heater (2024), and brand new Hardie plank siding caulked and ready for your paint selection to finish. LOCATED IN FLOOD ZONE X for potential insurance savings. Inside, you'll find a flexible and functional layout offering generous living space. All three bathrooms have been updated, including a spacious primary suite shower and a downstairs ADA-accessible bathroom. Beautiful red oak wood floors upstairs add warmth and character, with only one bedroom currently featuring carpet. Multiple flex spaces/rooms provide options for a home office, additional bedrooms, or hobby rooms. The cozy corner gas fireplace creates a welcoming living area for gathering. The large attached sunroom overlooks the beautifully landscaped backyard and provides additional usable living space year round. A 2 car garage, extended driveway, and oversized storage shed with window A/C and built-in shelving offer exceptional storage, workspace options, and ample parking. This home offers impressive square footage and long-term value in St. Charles. With room to personalize cosmetic finishes to your taste, this is a fantastic opportunity for space, location, and major system upgrades at an attractive price point in the highly sought after area. The ASSUMABLE 3.75% INTEREST RATE is a rare opportunity for today's buyer.

Key facts

• Newer roof
• New water heater
• Flood zone x

Tags

• TOP RATED SCHOOL DISTRICT
• FLOOD ZONE X
• NEWER ROOF
• NEW WATER HEATER
• NEWER WINDOWS
• FULLY REPLACED HVAC SYSTEMS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-230 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (28.6% below list).
• Recommended offer: $193k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.6% in Destrehan — 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 75/100 on livability (#20 in LA, #4,010 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F.
• St. Charles Parish (suburban): math 40% / reading 51% proficiency, ranked #14 of 98 in LA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ethel Schoeffner Elementary School (math 52% / reading 57%, grade C, #93 of 646 statewide, top 15%, 427 students, 43% FRL); Harry M. Hurst Middle School (math 43% / reading 55%, grade C-, #31 of 218 statewide, top 15%, 760 students, 40% FRL); Destrehan High School (math 39% / reading 51%, grade D-, #56 of 265 statewide, top 21%, 1,482 students, 44% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 87 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 74 units permitted in St. Charles 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 $8k of value loss. Plan a longer hold.
• St. Charles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 28y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $195k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $192,878 (28.6% 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 150 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.65%
• DSCR: 0.84
• GRM: 11.7

CMA / ARV

• ARV (median comp): $380,791
• List price: $270,000
• Delta: -29.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3744 Tara Dr	0.05mi	4/2.0	2,203 (-12%)	4mo	$353,000	$160	71
230 St. Jude St	0.07mi	3/2.5 (-1)	2,430 (-3%)	22mo	$334,000	$137	67
577 S Destrehan Ave	0.19mi	4/3.5	2,400 (-4%)	24mo	$394,000	$164	63
234 Murray Hill Dr	0.55mi	4/3.0	2,400 (-4%)	10mo	$299,000	$125	59
203 Nottaway Dr	0.59mi	4/2.5	2,491 (-0%)	17mo	$362,000	$145	56
212 Destrehan Dr	0.39mi	4/2.0	2,732 (+9%)	8mo	$234,500	$86	56
317 Nottaway Dr	0.43mi	4/2.5	2,571 (+3%)	22mo	$429,900	$167	55
60 Oakley Dr	0.42mi	4/2.0	2,162 (-14%)	12mo	$335,000	$155	44
529 Longview Dr	0.39mi	5/4.0 (+1)	2,803 (+12%)	23mo	$335,000	$120	33
10 Oakley Dr	0.63mi	3/2.0 (-1)	2,150 (-14%)	13mo	$225,000	$105	27

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: -22.5%
• Equity multiple: 0.23×
• Total profit: $-58,446
• Equity at exit: $40,258

10-year hold

• IRR: -16.7%
• Equity multiple: 0.08×
• Total profit: $-69,925
• Equity at exit: $23,345

Cash invested: $75,600 (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 70047

• Home prices YoY: -14.4%
• Active inventory: 87
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,929 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$225 /mo · $2,705/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-230

Break-even live

Break-even rent $2,220

Max offer price $229,354

Occupancy floor —

Sensitivity live

Price	-10% $-77	-5% $-154	+0% $-230	+5% $-307	+10% $-383
Rent	-10% $-382	-5% $-306	+0% $-230	+5% $-154	+10% $-78
Rate	-1.0pp $-94	-0.5pp $-161	base $-230	+0.5pp $-300	+1.0pp $-371

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Stanton Hall Dr Destrehan, LA	4.0	4.0	1775	$1,850	$1.04	5d	1	0.88mi
5 Brandon Hall Dr Unit D Destrehan, LA	3.0	2.5	1750	$1,600	$0.91	25d	1	0.95mi

Listing history 29 events

1. 2026-06-09
   days on market $270,000 Active 150 DOM
2. 2026-06-08
   days on market $270,000 Active 149 DOM
3. 2026-06-07
   days on market $270,000 Active 148 DOM
4. 2026-06-05
   days on market $270,000 Active 145 DOM
5. 2026-06-03
   days on market $270,000 Active 144 DOM
6. 2026-06-02
   days on market $270,000 Active 143 DOM
7. 2026-06-01
   days on market $270,000 Active 142 DOM
8. 2026-05-31
   days on market $270,000 Active 141 DOM
9. 2026-05-18
   price $270,000 1878-char remark

   Show marketing remark (1892 chars)

   QUALIFIES FOR 100% FINANCING! SELLER IS OPEN TO BUYER CONCESSIONS in customizing the home to their needs or towards closing with a solid offer. Welcome to this spacious 4 bedroom, 3 bathroom home located in a well established subdivision within a TOP RATED SCHOOL DISTRICT! With easy access to the levee path for walking, jogging, and biking, this location offers both convenience and lifestyle. Major improvements have already been completed for peace of mind: newer roof (2022), newer windows (2022), fully replaced interior & exterior HVAC systems (2020), new water heater (2024), and brand new Hardie plank siding caulked and ready for your paint selection to finish. LOCATED IN FLOOD ZONE X for potential insurance savings. Inside, you’ll find a flexible and functional layout offering generous living space. All three bathrooms have been updated, including a spacious primary suite shower and a downstairs ADA-accessible bathroom. Beautiful red oak wood floors upstairs add warmth and character, with only one bedroom currently featuring carpet. Multiple flex spaces/rooms provide options for a home office, additional bedrooms, or hobby rooms. The cozy corner gas fireplace creates a welcoming living area for gathering. The large attached sunroom overlooks the beautifully landscaped backyard and provides additional usable living space year round. A 2 car garage, extended driveway, and oversized storage shed with window A/C and built-in shelving offer exceptional storage, workspace options, and ample parking. This home offers impressive square footage and long-term value in St. Charles. With room to personalize cosmetic finishes to your taste, this is a fantastic opportunity for space, location, and major system upgrades at an attractive price point in the highly sought after area. The ASSUMABLE 3.75% INTEREST RATE is a rare opportunity for today’s buyer.

10. 2026-05-18
    price $270,000 1892-char remark

    Show marketing remark (1892 chars)

    QUALIFIES FOR 100% FINANCING! SELLER IS OPEN TO BUYER CONCESSIONS in customizing the home to their needs or towards closing with a solid offer. Welcome to this spacious 4 bedroom, 3 bathroom home located in a well established subdivision within a TOP RATED SCHOOL DISTRICT! With easy access to the levee path for walking, jogging, and biking, this location offers both convenience and lifestyle. Major improvements have already been completed for peace of mind: newer roof (2022), newer windows (2022), fully replaced interior & exterior HVAC systems (2020), new water heater (2024), and brand new Hardie plank siding caulked and ready for your paint selection to finish. LOCATED IN FLOOD ZONE X for potential insurance savings. Inside, you’ll find a flexible and functional layout offering generous living space. All three bathrooms have been updated, including a spacious primary suite shower and a downstairs ADA-accessible bathroom. Beautiful red oak wood floors upstairs add warmth and character, with only one bedroom currently featuring carpet. Multiple flex spaces/rooms provide options for a home office, additional bedrooms, or hobby rooms. The cozy corner gas fireplace creates a welcoming living area for gathering. The large attached sunroom overlooks the beautifully landscaped backyard and provides additional usable living space year round. A 2 car garage, extended driveway, and oversized storage shed with window A/C and built-in shelving offer exceptional storage, workspace options, and ample parking. This home offers impressive square footage and long-term value in St. Charles. With room to personalize cosmetic finishes to your taste, this is a fantastic opportunity for space, location, and major system upgrades at an attractive price point in the highly sought after area. The ASSUMABLE 3.75% INTEREST RATE is a rare opportunity for today’s buyer.

11. 2026-01-10
    listed $290,000 Active 1878-char remark

    Show marketing remark (1892 chars)

    QUALIFIES FOR 100% FINANCING! SELLER IS OPEN TO BUYER CONCESSIONS in customizing the home to their needs or towards closing with a solid offer. Welcome to this spacious 4 bedroom, 3 bathroom home located in a well established subdivision within a TOP RATED SCHOOL DISTRICT! With easy access to the levee path for walking, jogging, and biking, this location offers both convenience and lifestyle. Major improvements have already been completed for peace of mind: newer roof (2022), newer windows (2022), fully replaced interior & exterior HVAC systems (2020), new water heater (2024), and brand new Hardie plank siding caulked and ready for your paint selection to finish. LOCATED IN FLOOD ZONE X for potential insurance savings. Inside, you’ll find a flexible and functional layout offering generous living space. All three bathrooms have been updated, including a spacious primary suite shower and a downstairs ADA-accessible bathroom. Beautiful red oak wood floors upstairs add warmth and character, with only one bedroom currently featuring carpet. Multiple flex spaces/rooms provide options for a home office, additional bedrooms, or hobby rooms. The cozy corner gas fireplace creates a welcoming living area for gathering. The large attached sunroom overlooks the beautifully landscaped backyard and provides additional usable living space year round. A 2 car garage, extended driveway, and oversized storage shed with window A/C and built-in shelving offer exceptional storage, workspace options, and ample parking. This home offers impressive square footage and long-term value in St. Charles. With room to personalize cosmetic finishes to your taste, this is a fantastic opportunity for space, location, and major system upgrades at an attractive price point in the highly sought after area. The ASSUMABLE 3.75% INTEREST RATE is a rare opportunity for today’s buyer.

12. 2026-01-10
    listed $290,000 Active 1892-char remark

    Show marketing remark (1892 chars)

    QUALIFIES FOR 100% FINANCING! SELLER IS OPEN TO BUYER CONCESSIONS in customizing the home to their needs or towards closing with a solid offer. Welcome to this spacious 4 bedroom, 3 bathroom home located in a well established subdivision within a TOP RATED SCHOOL DISTRICT! With easy access to the levee path for walking, jogging, and biking, this location offers both convenience and lifestyle. Major improvements have already been completed for peace of mind: newer roof (2022), newer windows (2022), fully replaced interior & exterior HVAC systems (2020), new water heater (2024), and brand new Hardie plank siding caulked and ready for your paint selection to finish. LOCATED IN FLOOD ZONE X for potential insurance savings. Inside, you’ll find a flexible and functional layout offering generous living space. All three bathrooms have been updated, including a spacious primary suite shower and a downstairs ADA-accessible bathroom. Beautiful red oak wood floors upstairs add warmth and character, with only one bedroom currently featuring carpet. Multiple flex spaces/rooms provide options for a home office, additional bedrooms, or hobby rooms. The cozy corner gas fireplace creates a welcoming living area for gathering. The large attached sunroom overlooks the beautifully landscaped backyard and provides additional usable living space year round. A 2 car garage, extended driveway, and oversized storage shed with window A/C and built-in shelving offer exceptional storage, workspace options, and ample parking. This home offers impressive square footage and long-term value in St. Charles. With room to personalize cosmetic finishes to your taste, this is a fantastic opportunity for space, location, and major system upgrades at an attractive price point in the highly sought after area. The ASSUMABLE 3.75% INTEREST RATE is a rare opportunity for today’s buyer.

13. 2025-08-28
    price $309,900
14. 2025-08-28
    price $309,900
15. 2025-08-18
    listed $319,900 Active
16. 2025-08-18
    listed $309,900
17. 2013-04-02
    soldstatus $195,000
18. 2013-03-26
    soldstatus $195,000
19. 2012-08-13
    listed $199,900
20. 2012-08-13
    listed $199,900
21. 2010-02-12
    listed $199,900
22. 2010-02-12
    listed $199,900
23. 2005-06-03
    soldstatus $163,500
24. 2005-05-31
    soldstatus $163,500
25. 2005-02-14
    listed $169,900
26. 2005-02-14
    listed $169,900
27. 1998-12-11
    soldstatus $137,000
28. 1998-11-05
    listed $138,500
29. 1998-11-05
    listed $138,500

ⓘ 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: $2,705 · $225/mo
• Projected year-2 tax: $2,705 · $225/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 5/10 Major FEMA zone X (shaded) · 24% 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: $23,145
• − Mortgage interest: −$15,124
• − Property taxes: −$2,705
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$7,855
• Taxable loss: −$7,592
• Est. tax savings @ 24.0%: +$1,822
• After-tax cash flow: $-939/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)

• District: St. Charles Parish
• NCES district ID: 2201440
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $60,261
• Composite: 40.0/100
• National rank: #3830
• State rank: #14 of 98 in LA

Livability — Destrehan

• Score: 75/100
• State rank: #20
• US rank: #4010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Destrehan, LA
• County: Saint Charles Parish · 27,180 people
• City population: 13,220
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 13,220
• Household income: $87,333
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 468.0

Population outlook (St. Charles County) Hauer SSP2

• Today (2025): 53,296 people
• By 2030: 53,030 · -0.5%
• By 2040: 51,646 · -3.1%
• By 2050: 49,771 · -6.6%
• By 2075: 46,993 · -11.8%
• By 2100: 44,473 · -16.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 20% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Common ancestry: Lithuanian 21% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · St. Charles

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.6%
• 2008→2024 swing: -1.1pp toward R · 2008: -31.2pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+29.6 2016: R+30.8 2012: R+27.8 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.34%
• Current HPI: 238.9532
• 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

+94.9% since first listed

21 events — show timeline

• 2026-05-18 Price Changed $270,000 AcadianaMLS
• 2026-05-18 Price Changed $270,000 GSREIN
• 2026-01-10 Listed $290,000 GSREIN
• 2026-01-10 Listed $290,000 AcadianaMLS
• 2025-08-28 Price Changed $309,900 AcadianaMLS
• 2025-08-28 Price Changed $309,900 GSREIN
• 2025-08-18 Listed $309,900 AcadianaMLS
• 2025-08-18 Listed $319,900 AcadianaMLS
• 2013-04-02 Sold (Public Records) $195,000 Public Records
• 2013-03-26 Sold (MLS) $195,000 GSREIN
• 2012-08-13 Listed $199,900 AcadianaMLS
• 2012-08-13 Listed $199,900 GSREIN
• 2010-02-12 Listed $199,900 GSREIN
• 2010-02-12 Listed $199,900 AcadianaMLS
• 2005-06-03 Sold (Public Records) $163,500 Public Records
• 2005-05-31 Sold (MLS) $163,500 GSREIN
• 2005-02-14 Listed $169,900 AcadianaMLS
• 2005-02-14 Listed $169,900 GSREIN
• 1998-12-11 Sold (MLS) $137,000 GSREIN
• 1998-11-05 Listed $138,500 GSREIN
• 1998-11-05 Listed $138,500 AcadianaMLS

Property tax history

+2.1%/yr

Latest (2024): $2,705 · -3.6% YoY. Source: county tax records.