2809 Rosetta Dr · Chalmette, LA 70043

$181,896

3 bd · 2.0 ba · 1,788 sqft · SingleFamily · 429 Days on market

Built 1974 5,039 sqft lot $102/sqft · 35% below area Est $281k · 35% 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity to own this single-family home built in 1960 featuring 3 bedrooms and 2 bathrooms. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * *

Key facts

• 5,039 sq ft lot
• Parking
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).
• Recommended offer: $160k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.4% in Chalmette — 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 65/100 on livability (#137 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.
• Market conditions: Rents rising (+3.1%/yr); 213 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 112 units permitted in St. Bernard Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($55k/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 $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.

Negotiation context

• It's been on market 429 days — a 12% lower offer ($160k) 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.

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 $160,068 (12.0% below list)

Questions for the listing agent

1. It's been on market 429 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.03% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

• ARV (median comp): $281,140
• List price: $181,896
• Delta: -35.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3228 Veronica Dr	0.38mi	3/2.0	1,742 (-3%)	1mo	$138,500	$80	77
3021 Karen Dr	0.36mi	3/2.0	1,841 (+3%)	2mo	$265,000	$144	76
421 E St Jean Baptist St	0.15mi	3/2.5	1,941 (+9%)	1mo	$280,000	$144	76
3509 Plaza Dr	0.49mi	3/2.0	1,811 (+1%)	1mo	$319,900	$177	74
3205 Veronica Dr	0.35mi	4/2.0 (+1)	1,730 (-3%)	2mo	$264,000	$153	72
2208 Marietta St	0.54mi	3/2.5	1,757 (-2%)	2mo	$282,000	$161	68
1100 Missouri St	0.34mi	3/2.5	1,650 (-8%)	1mo	$315,000	$191	68
3612 Rosetta Dr	0.59mi	3/2.0	1,850 (+4%)	0mo	$118,000	$64	67
2229 Riverland Dr	0.65mi	3/2.0	1,828 (+2%)	1mo	$185,000	$101	65
3404 Veronica Dr	0.48mi	4/2.0 (+1)	1,665 (-7%)	1mo	$225,000	$135	60
2917 Palmetto St	0.73mi	4/3.0 (+1)	1,823 (+2%)	1mo	$290,000	$159	53
508 W Solidelle St	0.74mi	3/2.0	1,580 (-12%)	1mo	$225,000	$142	45

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.65×
• Total profit: $-17,587
• Equity at exit: $27,121

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $733
• Equity at exit: $15,727

Cash invested: $50,931 (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 70043

• Rents YoY: 3.1%
• Active inventory: 213
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,877 high
• Mortgage (P&I): −$954
• Tax from tax record: −$204 /mo · $2,449/yr
• Insurance: −$76
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $183

Break-even live

Break-even rent $1,646

Max offer price $181,896

Occupancy floor 85%

Sensitivity live

Price	-10% $285	-5% $234	+0% $183	+5% $131	+10% $80
Rent	-10% $34	-5% $108	+0% $183	+5% $257	+10% $331
Rate	-1.0pp $274	-0.5pp $229	base $183	+0.5pp $135	+1.0pp $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: $45,474
• Closing costs: $5,457
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2518 Delambert St Chalmette, LA	3.0	2.0	1617	$1,825	$1.13	45d	1	0.25mi
3106 Laplace St Chalmette, LA	3.0	2.5	1390	$1,650	$1.19	45d	1	0.26mi
3108 Laplace St Chalmette, LA	3.0	2.5	1390	$1,650	$1.19	45d	1	0.27mi
3108 Tournefort St Chalmette, LA	3.0	2.0	1399	$1,750	$1.25	4d	1	0.31mi
3321 Plaza Dr Chalmette, LA	3.0	2.0	1400	$1,650	$1.18	11d	1	0.36mi
2429 Octavia Dr Chalmette, LA	3.0	2.0	1700	$1,575	$0.93	25d	1	0.37mi
2329 Lyndell Dr Chalmette, LA	2.0	1.0	1265	$1,400	$1.11	45d	1	0.40mi
2708 Volpe Dr Chalmette, LA	3.0	2.0	1556	$2,300	$1.48	22d	1	0.49mi
3012 Volpe Dr Chalmette, LA	3.0	2.0	1812	$2,500	$1.38	45d	1	0.52mi
226 E Casa Calvo St Chalmette, LA	3.0	2.0	1330	$1,900	$1.43	45d	1	0.54mi
1804 Wisconsin St Chalmette, LA	3.0	3.0	2350	$2,000	$0.85	25d	1	0.56mi
3400 Montesquieu St Unit 1-B Chalmette, LA	3.0	2.5	1372	$2,550	$1.86	3d	1	0.57mi
2228 Riverland Dr Chalmette, LA	3.0	1.0	1300	$1,800	$1.38	4d	1	0.63mi
3711 Tournefort St Chalmette, LA	3.0	2.0	1250	$1,850	$1.48	4d	1	0.68mi
3708 Veronica Dr Chalmette, LA	3.0	2.0	1818	$2,550	$1.40	3d	1	0.70mi
2707 Jackson Blvd Chalmette, LA	3.0	2.5	1733	$2,300	$1.33	25d	1	0.82mi
2707 Jackson Blvd Chalmette, LA	3.0	3.0	1733	$2,300	$1.33	45d	1	0.82mi
3629 Charles Dr Chalmette, LA	3.0	2.0	1405	$1,600	$1.14	16d	1	0.96mi
3606 Pakenham Dr Unit 3606 Chalmette, LA	3.0	2.0	1400	$1,800	$1.29	13d	1	1.03mi
32 Old Hickory St Chalmette, LA	4.0	2.0	1379	$1,850	$1.34	25d	1	1.08mi
8600 Patricia St Chalmette, LA	3.0	2.0	1255	$1,550	$1.24	25d	1	1.31mi

Listing history 18 events

1. 2026-06-21
   days on market $181,896 Active 429 DOM
2. 2026-06-18
   days on market $181,896 Active 426 DOM
3. 2026-06-17
   days on market $181,896 Active 425 DOM
4. 2026-06-16
   days on market $181,896 Active 424 DOM
5. 2026-06-15
   days on market $181,896 Active 423 DOM
6. 2026-06-13
   days on market $181,896 Active 421 DOM
7. 2026-06-10
   days on market $181,896 Active 418 DOM
8. 2026-06-09
   days on market $181,896 Active 417 DOM
9. 2026-06-08
   days on market $181,896 Active 416 DOM
10. 2026-06-07
    days on market $181,896 Active 415 DOM
11. 2026-06-03
    days on market $181,896 Active 411 DOM
12. 2026-06-02
    days on market $181,896 Active 410 DOM
13. 2026-06-01
    days on market $181,896 Active 409 DOM
14. 2026-05-31
    days on market $181,896 Active 408 DOM
15. 2025-04-18
    listed $181,896 Active 322-char remark

    Show marketing remark (313 chars)

    Great Opportunity to own this single-family home built in 1960 featuring 3 bedrooms and 2 bathrooms. ***SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. ***

16. 2025-04-18
    listed $181,896 Active 313-char remark

    Show marketing remark (313 chars)

    Great Opportunity to own this single-family home built in 1960 featuring 3 bedrooms and 2 bathrooms. ***SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. ***

17. 2009-01-27
    soldstatus $169,500
18. 2008-01-31
    soldstatus $33,000

ⓘ 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: $2,449 · $204/mo
• Projected year-2 tax: $2,449 · $204/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 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,523
• − Mortgage interest: −$10,189
• − Property taxes: −$2,449
• − Insurance: −$1,707
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$5,292
• Taxable loss: −$717
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $2,363/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 — Chalmette

• Score: 65/100
• State rank: #137
• US rank: #12500

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chalmette, LA
• County: Saint Bernard Parish · 22,638 people
• City population: 22,638
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 22,638
• Household income: $55,068
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 881.0

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 0.61)
• Race & ethnicity: White 55% Black 26% Hispanic / Latino 12% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 13% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 8% Arabic 1% Vietnamese 1%

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: ▼ -211.77%
• Current HPI: 194.8123
• Rent YoY: ▲ 3.11%
• 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

+451.2% since first listed

4 events — show timeline

• 2025-04-18 Listed $181,896 AcadianaMLS
• 2025-04-18 Listed $181,896 GSREIN
• 2009-01-27 Sold (Public Records) $169,500 Public Records
• 2008-01-31 Sold (Public Records) $33,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $2,449 · -0.7% YoY. Source: county tax records.