146 Apple St · Norco, LA 70079

$129,900

2 bd · 1.0 ba · 1,007 sqft · SingleFamily public records · 23 Days on market

Built 1955 Est $174k · 25% 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.0/10.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This well-kept cottage in Norco, St. Charles Parish, is a must-see property that makes a great starter home or option for downsizing. The location is incredibly convenient, sitting right across the street from the Norco Fresh Market. Inside, you will find two bedrooms, one bathroom, and a spacious eat-in kitchen complete with a pantry. Every room in the house is spacious, and there is absolutely no carpet throughout the home. The property features lots of renovations and is currently under a termite contract for your peace of mind. Outside, the home offers a partially fenced yard area along with a dedicated space for laundry and storage.

Key facts

• No carpet
• Built 1955
• Listed 23 days

Tags

• SPACIOUS EAT-IN KITCHEN
• NO CARPET
• PARTIALLY FENCED YARD
• DEDICATED SPACE FOR LAUNDRY

Property features AI

Exterior

• Parking: Off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation
• Construction: Metal roof; Built year not specified; Raised foundation
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 80 x 46; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Ceiling fan(s); Carbon monoxide detector; Pantry; Pull-down attic stairs; Stone counters
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#83 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: Destrehan High School (math 39% / reading 51%, grade D-, #56 of 265 statewide, top 21%, 1,482 students, 44% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 11 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 74 units permitted in St. Charles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $864 of equity ($898 loan paydown + $-34 appreciation (-0.0% local appreciation)).
• St. Charles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $130k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A99 (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 $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $174,211
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 Barreca St	0.14mi	2/1.0	1,015 (+1%)	14mo	$150,000	$148	80
202 East Rd	0.31mi	2/1.0	1,000 (-1%)	5mo	$70,000	$70	80
463 St Charles St	0.46mi	2/1.0	972 (-4%)	12mo	$168,000	$173	63
534 Pine St	0.66mi	3/1.0 (+1)	972 (-4%)	6mo	$197,000	$203	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.21×
• Total profit: $7,479
• Equity at exit: $37,550

10-year hold

• IRR: 9.7%
• Equity multiple: 2.05×
• Total profit: $38,261
• Equity at exit: $45,003

Cash invested: $36,372 (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 70079

• Home prices YoY: -0.0%
• Active inventory: 11
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$94 /mo · $1,128/yr
• Insurance: −$54
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $179

Break-even live

Break-even rent $1,208

Max offer price $129,900

Occupancy floor 83%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Mary St Norco, LA	3.0	1.0	1350	$1,750	$1.30	43d	1	0.29mi
714 Saint Charles St Norco, LA	3.0	2.0	1280	$1,350	$1.05	14d	1	0.82mi
843 Good Hope St Norco, LA	1.0	1.0	900	$850	$0.94	43d	1	0.98mi
15909 River Rd Hahnville, LA	1.0–2.0	1.0	745	$1,150	$1.54	23d	1	1.05mi

Listing history 25 events

1. 2026-06-18
   days on market $129,900 Active 23 DOM
2. 2026-06-17
   days on market $129,900 Active 22 DOM
3. 2026-06-16
   days on market $129,900 Active 21 DOM
4. 2026-06-16
   price $129,900 Active 20 DOM
5. 2026-06-15
   days on market $139,900 Active 20 DOM
6. 2026-06-13
   days on market $139,900 Active 18 DOM
7. 2026-06-13
   days on market $139,900 Active 17 DOM
8. 2026-06-10
   days on market $139,900 Active 15 DOM
9. 2026-06-09
   days on market $139,900 Active 14 DOM
10. 2026-06-08
    days on market $139,900 Active 13 DOM
11. 2026-06-07
    days on market $139,900 Active 12 DOM
12. 2026-06-05
    days on market $139,900 Active 9 DOM
13. 2026-06-03
    days on market $139,900 Active 8 DOM
14. 2026-06-02
    days on market $139,900 Active 7 DOM
15. 2026-06-01
    days on market $139,900 Active 6 DOM
16. 2026-05-31
    days on market $139,900 Active 5 DOM
17. 2026-05-26
    listed $139,900 Active 645-char remark

    Show marketing remark (645 chars)

    This well-kept cottage in Norco, St. Charles Parish, is a must-see property that makes a great starter home or option for downsizing. The location is incredibly convenient, sitting right across the street from the Norco Fresh Market. Inside, you will find two bedrooms, one bathroom, and a spacious eat-in kitchen complete with a pantry. Every room in the house is spacious, and there is absolutely no carpet throughout the home. The property features lots of renovations and is currently under a termite contract for your peace of mind. Outside, the home offers a partially fenced yard area along with a dedicated space for laundry and storage.

18. 2026-05-26
    listed $139,900 Active

    Show marketing remark (645 chars)

    This well-kept cottage in Norco, St. Charles Parish, is a must-see property that makes a great starter home or option for downsizing. The location is incredibly convenient, sitting right across the street from the Norco Fresh Market. Inside, you will find two bedrooms, one bathroom, and a spacious eat-in kitchen complete with a pantry. Every room in the house is spacious, and there is absolutely no carpet throughout the home. The property features lots of renovations and is currently under a termite contract for your peace of mind. Outside, the home offers a partially fenced yard area along with a dedicated space for laundry and storage.

19. 2005-11-21
    soldstatus $85,000
20. 2005-10-24
    soldstatus $85,000
21. 2005-07-01
    listed $89,900
22. 2005-07-01
    listed $89,900
23. 2001-10-31
    soldstatus $55,000
24. 2001-03-27
    listed $59,900
25. 2001-03-27
    listed $59,900

ⓘ 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: $1,128 · $94/mo
• Projected year-2 tax: $1,128 · $94/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 6/10 Major FEMA zone A99 · 52% 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: $17,213
• − Mortgage interest: −$7,276
• − Property taxes: −$1,128
• − Insurance: −$2,152
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$3,779
• Taxable income: $124
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $2,115/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 — Norco

• Score: 68/100
• State rank: #83
• US rank: #9293

Category grades

Amenities F Commute F Cost of living A+ 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: Norco, LA
• City population: 2,822
• Population (ZIP): 2,822

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 (86%)
• Race & ethnicity: White 86% Black 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 26% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% Arabic 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: ▬ -0.03%
• Current HPI: 252.5871
• 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

+133.6% since first listed

9 events — show timeline

• 2026-05-26 Listed $139,900 GSREIN
• 2026-05-26 Listed $139,900 AcadianaMLS
• 2005-11-21 Sold (Public Records) $85,000 Public Records
• 2005-10-24 Sold (MLS) $85,000 GSREIN
• 2005-07-01 Listed $89,900 GSREIN
• 2005-07-01 Listed $89,900 AcadianaMLS
• 2001-10-31 Sold (MLS) $55,000 GSREIN
• 2001-03-27 Listed $59,900 GSREIN
• 2001-03-27 Listed $59,900 AcadianaMLS

Property tax history

+2.8%/yr

Latest (2024): $1,128 · +27.8% YoY. Source: county tax records.