8532 Benjamin Dr · Chalmette, LA 70043

$184,500

3 bd · 2.0 ba · 1,654 sqft · SingleFamily · 182 Days on market

Built 1982 5,000 sqft lot $112/sqft · 48% below area Est $356k · 48% 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.2/10.0
• 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

Excellent opportunity to put the finishing touches on this 3-bed 2-bath home in an area surrounded by new construction and within walking distance from the rec park. The home has a large living area that opens to the kitchen and dining area. Large primary bedroom with attached bath, complete with a soaking jetted tub. And an attached garage for car storage and extra storage. Home has damaged flooring and sheetrock, will not go RD, FHA, or VA.

Key facts

• 5,000 sq ft lot
• Garage
• Built 1982

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $-30 ($-355/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (2.8% below list).
• Meets the 1% rule at list price ($2k rent vs $184k).
• Recommended offer: $162k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 5.5% 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); 209 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $6k 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 182 days — a 12% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 23y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $184k implies a 207% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,360 (12.0% 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 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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: 1.02% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.22%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (median comp): $355,989
• List price: $184,500
• Delta: -48.17%
• 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
8429 Benjamin St	0.12mi	3/2.0	1,681 (+2%)	3mo	$325,000	$193	89
8545 Victory Dr	0.07mi	3/2.5	1,699 (+3%)	4mo	$297,000	$175	86
3936 Dominique Dr	0.37mi	3/2.0	1,625 (-2%)	2mo	$269,900	$166	78
3828 Dominique Dr	0.41mi	3/2.0	1,649 (-0%)	3mo	$310,000	$188	78
3945 Jean Lafitte Pkwy	0.29mi	3/2.0	1,735 (+5%)	5mo	$225,000	$130	74
3937 Dominique Dr	0.34mi	3/2.0	1,798 (+9%)	3mo	$339,000	$189	67
8287 Benjamin St	0.36mi	3/2.0	1,835 (+11%)	6mo	$143,000	$78	60
3924 Norwood Dr	0.42mi	4/2.0 (+1)	1,807 (+9%)	4mo	$339,500	$188	56
3913 Norwood Dr	0.39mi	4/2.0 (+1)	1,784 (+8%)	10mo	$320,000	$179	56
8308 Fairfax Dr	0.41mi	3/2.0	1,447 (-12%)	6mo	$255,000	$176	55
3740 Norwood Dr	0.49mi	3/2.0	1,804 (+9%)	9mo	$298,000	$165	54
3808 Dominique Dr	0.43mi	3/2.0	1,406 (-15%)	3mo	$190,000	$135	52

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-31,391
• Equity at exit: $27,510

10-year hold

• IRR: -8.7%
• Equity multiple: 0.45×
• Total profit: $-28,170
• Equity at exit: $15,952

Cash invested: $51,660 (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: 209
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$968
• Tax from tax record: −$50 /mo · $595/yr
• Insurance: −$77
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-30

Break-even live

Break-even rent $1,925

Max offer price $179,279

Occupancy floor 97%

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8413 Benjamin Dr Chalmette, LA	3.0	2.0	1800	$2,300	$1.28	3d	1	0.14mi
8600 Patricia St Chalmette, LA	3.0	2.0	1255	$1,550	$1.24	23d	1	0.35mi
9101 Virtue St Unit 9101 Chalmette, LA	3.0	2.0	1100	$1,690	$1.54	2d	1	0.35mi
3563 Kings Dr Chalmette, LA	2.0	1.5	1080	$1,400	$1.30	43d	1	0.36mi
3561 Kings Dr Chalmette, LA	2.0	1.5	1080	$1,400	$1.30	43d	1	0.36mi
8506 Deerfield Dr Chalmette, LA	2.0	1.0	1089	$1,350	$1.24	16d	1	0.44mi
3606 Pakenham Dr Unit 3606 Chalmette, LA	3.0	2.0	1400	$1,800	$1.29	11d	1	0.53mi
3617 Park Blvd Chalmette, LA	3.0	2.0	1090	$1,850	$1.70	20d	1	0.62mi
3617 Park Blvd Chalmette, LA	3.0	2.0	1090	$1,850	$1.70	43d	1	0.62mi
3507 Sinclair St Chalmette, LA	3.0	2.0	1186	$1,800	$1.52	10d	1	0.75mi
3400 Montesquieu St Unit 1-B Chalmette, LA	3.0	2.5	1372	$2,550	$1.86	1d	1	0.99mi
424 Chinchilla Dr Arabi, LA	3.0	2.0	1735	$3,500	$2.02	15d	1	1.04mi
2707 Jackson Blvd Chalmette, LA	3.0	2.5	1733	$2,300	$1.33	23d	1	1.07mi
2707 Jackson Blvd Chalmette, LA	3.0	3.0	1733	$2,300	$1.33	43d	1	1.07mi
3711 Tournefort St Chalmette, LA	3.0	2.0	1250	$1,850	$1.48	3d	1	1.10mi
114 8th St Chalmette, LA	3.0	1.0	1275	$1,695	$1.33	43d	1	1.13mi
8401 Livingston Ave Unit D Chalmette, LA	2.0	1.5	1100	$1,200	$1.09	43d	1	1.15mi
3612 Laplace St Chalmette, LA	2.0	1.5	1090	$1,300	$1.19	16d	1	1.16mi
309 Fawn Dr Arabi, LA	3.0	2.5	1745	$2,500	$1.43	1d	1	1.18mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	1d	1	1.23mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	2d	1	1.23mi
7532 Patricia St Arabi, LA	4.0	3.0	2099	$2,200	$1.05	43d	1	1.24mi
3108 Tournefort St Chalmette, LA	3.0	2.0	1399	$1,750	$1.25	2d	1	1.25mi
310 Lynx Dr Arabi, LA	3.0	2.0	1050	$1,775	$1.69	23d	1	1.25mi
511 E Genie St Chalmette, LA	3.0	2.0	1100	$1,500	$1.36	1d	1	1.28mi
32 Old Hickory St Chalmette, LA	4.0	2.0	1379	$1,850	$1.34	23d	1	1.28mi
3108 Laplace St Chalmette, LA	3.0	2.5	1390	$1,650	$1.19	43d	1	1.30mi
3106 Laplace St Chalmette, LA	3.0	2.5	1390	$1,650	$1.19	43d	1	1.32mi
3329 Golden Dr Unit A Chalmette, LA	2.0	1.5	1200	$1,200	$1.00	43d	1	1.38mi
3305 Golden Dr Unit D Chalmette, LA	2.0	1.5	1100	$1,200	$1.09	15d	1	1.40mi
1529 Schnell Dr Arabi, LA	3.0	2.5	1736	$2,600	$1.50	1d	1	1.41mi
1511 Schnell Dr Arabi, LA	4.0	3.0	1700	$1,850	$1.09	3d	1	1.45mi
221 Marina Rd Chalmette, LA	2.0	2.5	1100	$1,950	$1.77	23d	1	1.46mi

Listing history 35 events

1. 2026-06-18
   days on market $184,500 Active 182 DOM
2. 2026-06-17
   days on market $184,500 Active 181 DOM
3. 2026-06-16
   days on market $184,500 Active 180 DOM
4. 2026-06-15
   days on market $184,500 Active 179 DOM
5. 2026-06-13
   days on market $184,500 Active 177 DOM
6. 2026-06-10
   days on market $184,500 Active 174 DOM
7. 2026-06-09
   days on market $184,500 Active 173 DOM
8. 2026-06-08
   days on market $184,500 Active 172 DOM
9. 2026-06-07
   days on market $184,500 Active 171 DOM
10. 2026-06-03
    days on market $184,500 Active 167 DOM
11. 2026-06-02
    days on market $184,500 Active 166 DOM
12. 2026-06-01
    days on market $184,500 Active 165 DOM
13. 2026-05-31
    days on market $184,500 Active 164 DOM
14. 2026-02-10
    price $184,500 446-char remark

    Show marketing remark (456 chars)

    Excellent opportunity to put the finishing touches on this 3-bed 2-bath home in an area surrounded by new construction and within walking distance from the rec park. The home has a large living area that opens to the kitchen and dining area. Large primary bedroom with attached bath, complete with a soaking jetted tub. And an attached garage for car storage and extra storage. Home has damaged flooring and sheetrock, will not go RD, FHA, or VA.

15. 2026-02-10
    price $184,500 456-char remark

    Show marketing remark (456 chars)

    Excellent opportunity to put the finishing touches on this 3-bed 2-bath home in an area surrounded by new construction and within walking distance from the rec park. The home has a large living area that opens to the kitchen and dining area. Large primary bedroom with attached bath, complete with a soaking jetted tub. And an attached garage for car storage and extra storage. Home has damaged flooring and sheetrock, will not go RD, FHA, or VA.

16. 2026-01-30
    price $194,900 446-char remark

    Show marketing remark (446 chars)

    Excellent opportunity to put the finishing touches on this 3-bed 2-bath home in an area surrounded by new construction and within walking distance from the rec park. The home has a large living area that opens to the kitchen and dining area. Large primary bedroom with attached bath, complete with a soaking jetted tub. And an attached garage for car storage and extra storage. Home has damaged flooring and sheetrock, will not go RD, FHA, or VA.

17. 2026-01-27
    price $194,900 456-char remark

    Show marketing remark (456 chars)

    Excellent opportunity to put the finishing touches on this 3-bed 2-bath home in an area surrounded by new construction and within walking distance from the rec park. The home has a large living area that opens to the kitchen and dining area. Large primary bedroom with attached bath, complete with a soaking jetted tub. And an attached garage for car storage and extra storage. Home has damaged flooring and sheetrock, will not go RD, FHA, or VA.

18. 2025-12-18
    listed $199,900 Active 446-char remark

    Show marketing remark (456 chars)

    Excellent opportunity to put the finishing touches on this 3-bed 2-bath home in an area surrounded by new construction and within walking distance from the rec park. The home has a large living area that opens to the kitchen and dining area. Large primary bedroom with attached bath, complete with a soaking jetted tub. And an attached garage for car storage and extra storage. Home has damaged flooring and sheetrock, will not go RD, FHA, or VA.

19. 2025-12-18
    listed $199,900 Active 456-char remark

    Show marketing remark (456 chars)

    Excellent opportunity to put the finishing touches on this 3-bed 2-bath home in an area surrounded by new construction and within walking distance from the rec park. The home has a large living area that opens to the kitchen and dining area. Large primary bedroom with attached bath, complete with a soaking jetted tub. And an attached garage for car storage and extra storage. Home has damaged flooring and sheetrock, will not go RD, FHA, or VA.

20. 2021-01-07
    price $179,900
21. 2020-10-19
    listed $179,900
22. 2019-09-12
    price $170,000
23. 2019-08-20
    listed $170,000
24. 2012-06-28
    soldstatus $60,005
25. 2012-06-25
    soldstatus $60,005
26. 2012-01-23
    listed $60,000
27. 2012-01-23
    listed $60,000
28. 2008-12-23
    soldstatus $136,000
29. 2007-09-28
    listed $129,000
30. 2007-09-28
    listed $129,000
31. 2007-07-23
    soldstatus $28,000
32. 2004-05-27
    soldstatus $123,500
33. 2004-05-21
    soldstatus $123,500
34. 2003-11-01
    listed $130,000
35. 2003-11-01
    listed $130,000

ⓘ 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: $595 · $50/mo
• Projected year-2 tax: $1,015 · $85/mo
• Expected delta: +$420/yr (+$35/mo · 70.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,648
• − Mortgage interest: −$10,335
• − Property taxes: −$595
• − Insurance: −$6,041
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$5,367
• Taxable loss: −$3,314
• Est. tax savings @ 24.0%: +$795
• After-tax cash flow: $441/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

+41.9% since first listed

22 events — show timeline

• 2026-02-10 Price Changed $184,500 AcadianaMLS
• 2026-02-10 Price Changed $184,500 GSREIN
• 2026-01-30 Price Changed $194,900 AcadianaMLS
• 2026-01-27 Price Changed $194,900 GSREIN
• 2025-12-18 Listed $199,900 GSREIN
• 2025-12-18 Listed $199,900 AcadianaMLS
• 2021-01-07 Price Changed $179,900 GSREIN
• 2020-10-19 Listed $179,900 AcadianaMLS
• 2019-09-12 Price Changed $170,000 GSREIN
• 2019-08-20 Listed $170,000 AcadianaMLS
• 2012-06-28 Sold (Public Records) $60,005 Public Records
• 2012-06-25 Sold (MLS) $60,005 GSREIN
• 2012-01-23 Listed $60,000 AcadianaMLS
• 2012-01-23 Listed $60,000 GSREIN
• 2008-12-23 Sold (Public Records) $136,000 Public Records
• 2007-09-28 Listed $129,000 GSREIN
• 2007-09-28 Listed $129,000 AcadianaMLS
• 2007-07-23 Sold (Public Records) $28,000 Public Records
• 2004-05-27 Sold (Public Records) $123,500 Public Records
• 2004-05-21 Sold (MLS) $123,500 GSREIN
• 2003-11-01 Listed $130,000 AcadianaMLS
• 2003-11-01 Listed $130,000 GSREIN

Property tax history

-5.5%/yr

Latest (2025): $595 · -66.0% YoY. Source: county tax records.