7 Brandon Hall Dr Unit C · Destrehan, LA 70047

$155,000

2 bd · 1.5 ba · 1,241 sqft · Townhouse · 195 Days on market

Built 1986 Good condition $125/sqft · at area comps Est $160k · at est.

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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).

• Cash flow +15.0/30.0
• ARV discount +8.9/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Townhouse. Open floor plan great for entertaining. Breakfast bar, wet bar and wood burning fireplace for cozy evenings. Newer tile flooring in kitchen, dining room and den. Kitchen has been updated .All appliances remain including washer and dryer. Bedrooms are upstairs and and spacious offering generous closet space with laminate flooring. Jack and Jill bathroom with walk in shower. Fenced in patio. .One parking place . Great school district. Termite contract in place and assumable .Windows and doors have been replaced since ownership.

Key facts

• Open floor plan
• Wet bar
• Newer tile flooring

Tags

• OPEN FLOOR PLAN
• BREAKFAST BAR
• WET BAR
• WOOD BURNING FIREPLACE
• NEWER TILE FLOORING
• UPDATED KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-78 ($-932/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (8.6% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: schools A+, employment A+, housing 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.
• Market conditions: 85 active listings in the ZIP; 10 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; 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 $1k of loan paydown is wiped out by about $5k 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 195 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 32y ago 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 $125/mo.
• 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (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 195 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. 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?
7. 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?
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 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: 0.91% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $160,145
• List price: $155,000
• Delta: -3.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Brandon Hall Dr Unit A	0.12mi	2/1.5	1,254 (+1%)	6mo	$135,000	$108	87
76 Houmas Pl	0.16mi	2/1.5	1,295 (+4%)	8mo	$166,000	$128	78
74 Ormond Pl	0.20mi	2/1.5	1,312 (+6%)	3mo	$164,900	$126	78
62 Ormond Pl	0.18mi	2/1.5	1,155 (-7%)	3mo	$165,000	$143	78
41 Brandon Hall Dr Unit A	0.18mi	2/2.5	1,322 (+6%)	1mo	$151,000	$114	76
84 Ormond Pl	0.21mi	2/1.5	1,144 (-8%)	5mo	$147,900	$129	73
62 Brandon Hall Dr Unit D	0.29mi	2/2.5	1,290 (+4%)	9mo	$188,000	$146	69
13 Ormond Pl #13	0.21mi	2/1.5	1,336 (+8%)	12mo	$160,000	$120	67
90 Houmas Pl	0.14mi	2/1.5	1,100 (-11%)	11mo	$150,000	$136	65
25 Ormond Pl #25	0.18mi	2/1.5	1,408 (+14%)	5mo	$130,000	$92	65
81 Stanton Hall Dr	0.10mi	2/2.0	1,390 (+12%)	10mo	$153,000	$110	65
55 Ormond Pl	0.17mi	2/2.0	1,408 (+14%)	9mo	$70,000	$50	60

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: -19.8%
• Equity multiple: 0.31×
• Total profit: $-29,966
• Equity at exit: $23,111

10-year hold

• IRR: -12.5%
• Equity multiple: 0.26×
• Total profit: $-32,065
• Equity at exit: $13,402

Cash invested: $43,400 (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: 85
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,416 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-78

Break-even live

Break-even rent $1,514

Max offer price $143,759

Occupancy floor —

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 Stanton Hall Dr Destrehan, LA	3.0	2.5	1418	$1,700	$1.20	44d	1	0.07mi
21 Brandon Hall Dr Unit B Destrehan, LA	2.0	1.5	1400	$1,450	$1.04	3d	1	0.07mi
26 Brandon Hall Dr Unit A Destrehan, LA	2.0	1.5	1338	$1,475	$1.10	44d	1	0.12mi
44 Carriage Ln Unit A Destrehan, LA	2.0	1.5	1200	$1,300	$1.08	44d	1	0.14mi
59 Carriage Ln Unit B Destrehan, LA	2.0	1.5	1112	$1,300	$1.17	3d	1	0.16mi
54 Carriage Ln Unit A Destrehan, LA	2.0	1.5	1100	$1,400	$1.27	44d	1	0.18mi
50 Brandon Hall Dr Unit D Destrehan, LA	2.0	1.5	1280	$1,350	$1.05	3d	1	0.22mi
64 Carriage Ln Unit D Destrehan, LA	2.0	1.5	1053	$1,250	$1.19	20d	1	0.23mi
76 Carriage Ln Unit 4 Destrehan, LA	1.0	1.0	900	$925	$1.03	44d	1	0.29mi
9602 Red Church Ln Destrehan, LA	3.0	2.0	1172	$2,100	$1.79	16d	1	0.97mi

Listing history 21 events

1. 2026-06-16
   status $155,000 Pending 195 DOM
2. 2026-06-15
   days on market $155,000 Active 195 DOM
3. 2026-06-13
   days on market $155,000 Active 193 DOM
4. 2026-06-13
   days on market $155,000 Active 192 DOM
5. 2026-06-10
   days on market $155,000 Active 190 DOM
6. 2026-06-09
   days on market $155,000 Active 189 DOM
7. 2026-06-08
   days on market $155,000 Active 188 DOM
8. 2026-06-07
   days on market $155,000 Active 187 DOM
9. 2026-06-05
   days on market $155,000 Active 184 DOM
10. 2026-06-03
    days on market $155,000 Active 183 DOM
11. 2026-06-02
    days on market $155,000 Active 182 DOM
12. 2026-06-01
    days on market $155,000 Active 181 DOM
13. 2026-05-31
    days on market $155,000 Active 180 DOM
14. 2026-03-12
    price $155,000 542-char remark

    Show marketing remark (544 chars)

    Townhouse. Open floor plan great for entertaining. Breakfast bar, wet bar and wood burning fireplace for cozy evenings. Newer tile flooring in kitchen, dining room and den. Kitchen has been updated . All appliances remain including washer and dryer. Bedrooms are upstairs and and spacious offering generous closet space with laminate flooring. Jack and Jill bathroom with walk in shower. Fenced in patio. .One parking place . Great school district. Termite contract in place and assumable . Windows and doors have been replaced since ownership.

15. 2026-03-12
    price $155,000 544-char remark

    Show marketing remark (544 chars)

    Townhouse. Open floor plan great for entertaining. Breakfast bar, wet bar and wood burning fireplace for cozy evenings. Newer tile flooring in kitchen, dining room and den. Kitchen has been updated . All appliances remain including washer and dryer. Bedrooms are upstairs and and spacious offering generous closet space with laminate flooring. Jack and Jill bathroom with walk in shower. Fenced in patio. .One parking place . Great school district. Termite contract in place and assumable . Windows and doors have been replaced since ownership.

16. 2026-01-26
    price $158,000 542-char remark

    Show marketing remark (544 chars)

    Townhouse. Open floor plan great for entertaining. Breakfast bar, wet bar and wood burning fireplace for cozy evenings. Newer tile flooring in kitchen, dining room and den. Kitchen has been updated . All appliances remain including washer and dryer. Bedrooms are upstairs and and spacious offering generous closet space with laminate flooring. Jack and Jill bathroom with walk in shower. Fenced in patio. .One parking place . Great school district. Termite contract in place and assumable . Windows and doors have been replaced since ownership.

17. 2026-01-26
    price $158,000 544-char remark

    Show marketing remark (544 chars)

    Townhouse. Open floor plan great for entertaining. Breakfast bar, wet bar and wood burning fireplace for cozy evenings. Newer tile flooring in kitchen, dining room and den. Kitchen has been updated . All appliances remain including washer and dryer. Bedrooms are upstairs and and spacious offering generous closet space with laminate flooring. Jack and Jill bathroom with walk in shower. Fenced in patio. .One parking place . Great school district. Termite contract in place and assumable . Windows and doors have been replaced since ownership.

18. 2025-11-29
    listed $160,000 Active 542-char remark

    Show marketing remark (544 chars)

    Townhouse. Open floor plan great for entertaining. Breakfast bar, wet bar and wood burning fireplace for cozy evenings. Newer tile flooring in kitchen, dining room and den. Kitchen has been updated . All appliances remain including washer and dryer. Bedrooms are upstairs and and spacious offering generous closet space with laminate flooring. Jack and Jill bathroom with walk in shower. Fenced in patio. .One parking place . Great school district. Termite contract in place and assumable . Windows and doors have been replaced since ownership.

19. 2025-11-29
    listed $160,000 Active 544-char remark

    Show marketing remark (544 chars)

    Townhouse. Open floor plan great for entertaining. Breakfast bar, wet bar and wood burning fireplace for cozy evenings. Newer tile flooring in kitchen, dining room and den. Kitchen has been updated . All appliances remain including washer and dryer. Bedrooms are upstairs and and spacious offering generous closet space with laminate flooring. Jack and Jill bathroom with walk in shower. Fenced in patio. .One parking place . Great school district. Termite contract in place and assumable . Windows and doors have been replaced since ownership.

20. 2006-06-08
    listed $142,000
21. 1994-01-26
    listed $47,900

ⓘ 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 6/10 Major FEMA zone A99 · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 23 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: $16,993
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$2,278
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$4,509
• Taxable loss: −$3,520
• Est. tax savings @ 24.0%: +$845
• After-tax cash flow: $-87/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

The home is in good condition with minor paint repairs needed. It has a good curb appeal and is move-in ready.

Repairs flagged

• Minor Paint — The paint appears to be in good condition with no visible damage or peeling.

Value-add opportunities

• Resale Paint — Painting the exterior and interior can enhance the curb appeal and overall appearance of the home, making it more attractive to potential buyers.
• Rental Landscaping — Well-maintained landscaping can improve the curb appeal and attract more renters, making it a good investment.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · The paint appears to be in good condition with no visible damage or peeling.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Resale Paint — Painting the exterior and interior can enhance the curb appeal and overall appearance of the home, making it more attractive to potential buyers. ↑
• Rental Landscaping — Well-maintained landscaping can improve the curb appeal and attract more renters, making it a good investment. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+223.6% since first listed

8 events — show timeline

• 2026-03-12 Price Changed $155,000 AcadianaMLS
• 2026-03-12 Price Changed $155,000 GSREIN
• 2026-01-26 Price Changed $158,000 AcadianaMLS
• 2026-01-26 Price Changed $158,000 GSREIN
• 2025-11-29 Listed $160,000 GSREIN
• 2025-11-29 Listed $160,000 AcadianaMLS
• 2006-06-08 Listed $142,000 AcadianaMLS
• 1994-01-26 Listed $47,900 AcadianaMLS