725 Woodland Dr · Laplace, LA 70068

$400,000

6 bd · 4.5 ba · 4,720 sqft · MultiFamily · 483 Days on market

7,840 sqft lot $85/sqft · 5% below area Est $421k · 5% under

---

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 +25.4/30.0
• ARV discount +9.8/15.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Looking to expand your rental portfolio? Take a look at 725 Woodland Dr., this great well maintained and renovated 4 plex for new owners. Each unit consists of 2 bedrooms 1.5 baths with spacious living kitchen areas. All new AC's, roof has been replaced within 5 years, each unit cable ready with washer and dryer hookups, kitchen appliances include refrigerators and ranges. Located just minutes from main street with all your dining, shopping & other options. Property is also available with additional 4 plex listed at 1965 Heather Lane at discounted rate along with a triplex located at 192 West 64th street, Cut Off, LA. Call listing agent for more information on package deal pricing. Great rental rates and a great oppurtunity for investors. Expand your rental business today. Call to schedule an appointment and get additional information on this great opportunity.

Key facts

• Renovated
• Cable ready
• Well maintained

Tags

• WELL MAINTAINED
• RENOVATED
• CABLE READY
• WASHER AND DRYER HOOKUPS
• MINUTES FROM MAIN STREET

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/?-bath units multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive. Per door: $166/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $400k).
• Recommended offer: $352k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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).
• At $4,670/mo this rent would consume 82% of the median local household income ($68k/yr) (locally 750% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 483 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 27y ago; this cycle's ask has dropped $40k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $400k implies a 621% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $352,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 483 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.17% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.91%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (median comp): $421,447
• List price: $400,000
• Delta: -5.09%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-32,738
• Equity at exit: $59,641

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $13,722
• Equity at exit: $34,585

Cash invested: $112,000 (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: 21.4×

Monthly cashflow live

• Estimated rent: $4,670 medium
• Mortgage (P&I): −$2,098
• Tax est. 1.5%: −$500 /mo · $6,000/yr
• Insurance: −$167
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$981
• Net cashflow: $498

Break-even live

Break-even rent $4,039

Max offer price $400,000

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	—	$4,671
Total (3 units)			$4,670

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $400,000 Active 483 DOM
2. 2026-06-18
   days on market $400,000 Active 482 DOM
3. 2026-06-17
   days on market $400,000 Active 481 DOM
4. 2026-06-16
   days on market $400,000 Active 480 DOM
5. 2026-06-15
   days on market $400,000 Active 479 DOM
6. 2026-06-14
   days on market $400,000 Active 477 DOM
7. 2026-06-13
   days on market $400,000 Active 476 DOM
8. 2026-06-10
   days on market $400,000 Active 474 DOM
9. 2026-06-09
   days on market $400,000 Active 473 DOM
10. 2026-06-08
    days on market $400,000 Active 472 DOM
11. 2026-06-07
    days on market $400,000 Active 471 DOM
12. 2026-06-02
    days on market $400,000 Active 466 DOM
13. 2026-06-01
    days on market $400,000 Active 465 DOM
14. 2026-05-31
    days on market $400,000 Active 464 DOM
15. 2026-05-30
    days on market $400,000 Active 463 DOM
16. 2025-08-19
    price $400,000 877-char remark

    Show marketing remark (880 chars)

    Looking to expand your rental portfolio? Take a look at 725 Woodland Dr. , this great well maintained and renovated 4 plex for new owners. Each unit consists of 2 bedrooms 1.5 baths with spacious living kitchen areas. All new AC's, roof has been replaced within 5 years, each unit cable ready with washer and dryer hookups, kitchen appliances include refrigerators and ranges. Located just minutes from main street with all your dining, shopping & other options. Property is also available with additional 4 plex listed at 1965 Heather Lane at discounted rate along with a triplex located at 192 West 64th street, Cut Off, LA. Call listing agent for more information on package deal pricing. Great rental rates and a great oppurtunity for investors. Expand your rental business today. Call to schedule an appointment and get additional information on this great opportunity.

17. 2025-08-19
    price $400,000 880-char remark

    Show marketing remark (880 chars)

    Looking to expand your rental portfolio? Take a look at 725 Woodland Dr. , this great well maintained and renovated 4 plex for new owners. Each unit consists of 2 bedrooms 1.5 baths with spacious living kitchen areas. All new AC's, roof has been replaced within 5 years, each unit cable ready with washer and dryer hookups, kitchen appliances include refrigerators and ranges. Located just minutes from main street with all your dining, shopping & other options. Property is also available with additional 4 plex listed at 1965 Heather Lane at discounted rate along with a triplex located at 192 West 64th street, Cut Off, LA. Call listing agent for more information on package deal pricing. Great rental rates and a great oppurtunity for investors. Expand your rental business today. Call to schedule an appointment and get additional information on this great opportunity.

18. 2025-02-20
    listed $440,000 Active 877-char remark

    Show marketing remark (880 chars)

    Looking to expand your rental portfolio? Take a look at 725 Woodland Dr. , this great well maintained and renovated 4 plex for new owners. Each unit consists of 2 bedrooms 1.5 baths with spacious living kitchen areas. All new AC's, roof has been replaced within 5 years, each unit cable ready with washer and dryer hookups, kitchen appliances include refrigerators and ranges. Located just minutes from main street with all your dining, shopping & other options. Property is also available with additional 4 plex listed at 1965 Heather Lane at discounted rate along with a triplex located at 192 West 64th street, Cut Off, LA. Call listing agent for more information on package deal pricing. Great rental rates and a great oppurtunity for investors. Expand your rental business today. Call to schedule an appointment and get additional information on this great opportunity.

19. 2025-02-20
    listed $440,000 Active 880-char remark

    Show marketing remark (880 chars)

    Looking to expand your rental portfolio? Take a look at 725 Woodland Dr. , this great well maintained and renovated 4 plex for new owners. Each unit consists of 2 bedrooms 1.5 baths with spacious living kitchen areas. All new AC's, roof has been replaced within 5 years, each unit cable ready with washer and dryer hookups, kitchen appliances include refrigerators and ranges. Located just minutes from main street with all your dining, shopping & other options. Property is also available with additional 4 plex listed at 1965 Heather Lane at discounted rate along with a triplex located at 192 West 64th street, Cut Off, LA. Call listing agent for more information on package deal pricing. Great rental rates and a great oppurtunity for investors. Expand your rental business today. Call to schedule an appointment and get additional information on this great opportunity.

20. 2023-03-01
    historical
21. 2023-02-03
    price $350,000
22. 2023-01-18
    listed $399,000 Active
23. 2023-01-18
    listed $350,000
24. 2013-03-26
    soldstatus $55,500
25. 2013-01-03
    listed $59,000
26. 2013-01-03
    listed $59,000
27. 2004-06-10
    soldstatus $48,222
28. 2004-04-15
    listed $49,900
29. 2004-04-15
    listed $49,900
30. 2001-01-23
    soldstatus $98,000
31. 2000-07-11
    listed $120,000
32. 2000-07-11
    listed $120,000
33. 1999-12-10
    soldstatus $82,500
34. 1999-05-01
    listed $87,500
35. 1999-05-01
    listed $87,500

ⓘ 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 AE · 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: $56,040
• − Mortgage interest: −$22,406
• − Property taxes: −$6,000
• − Insurance: −$7,118
• − Repairs & maintenance: −$4,483
• − Management: −$4,483
• − Depreciation: −$11,636
• Taxable loss: −$87
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $6,002/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. 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

+357.1% since first listed

20 events — show timeline

• 2025-08-19 Price Changed $400,000 AcadianaMLS
• 2025-08-19 Price Changed $400,000 GBRMLS
• 2025-02-20 Listed $440,000 GBRMLS
• 2025-02-20 Listed $440,000 AcadianaMLS
• 2023-03-01 Delisted — GBRMLS
• 2023-02-03 Price Changed $350,000 GBRMLS
• 2023-01-18 Listed $350,000 AcadianaMLS
• 2023-01-18 Listed $399,000 GBRMLS
• 2013-03-26 Sold (MLS) $55,500 GSREIN
• 2013-01-03 Listed $59,000 AcadianaMLS
• 2013-01-03 Listed $59,000 GSREIN
• 2004-06-10 Sold (MLS) $48,222 GSREIN
• 2004-04-15 Listed $49,900 GSREIN
• 2004-04-15 Listed $49,900 AcadianaMLS
• 2001-01-23 Sold (MLS) $98,000 GSREIN
• 2000-07-11 Listed $120,000 GSREIN
• 2000-07-11 Listed $120,000 AcadianaMLS
• 1999-12-10 Sold (MLS) $82,500 GSREIN
• 1999-05-01 Listed $87,500 AcadianaMLS
• 1999-05-01 Listed $87,500 GSREIN