3620 Despaux Dr · Chalmette, LA 70043

$259,000

3 bd · 2.5 ba · 1,746 sqft · SingleFamily · 59 Days on market

Built 1998 5,697 sqft lot $148/sqft · 14% below area Est $301k · 14% under

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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).

• ARV discount +13.8/15.0
• Cash flow +8.2/30.0
• Schools +5.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 3-bedroom, 2.5-bath two-story home located on one of Chalmette's most desirable streets. The home features an open-concept layout with a wood fireplace, granite countertops, stainless steel appliances, and a half bath for guests. The primary suite is on the first floor and includes a garden tub and separate shower. The backyard offers a shed, covered patio and a concrete side-yard with access for additional parking, boat, or RV. Conveniently situated within walking distance to Chalmette High School and Val Riess Sports Complex. Flood Zone X

Key facts

• Half bath for guests
• Primary suite
• Wood fireplace

Tags

• OPEN-CONCEPT LAYOUT
• WOOD FIREPLACE
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• HALF BATH FOR GUESTS
• PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-310 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (21.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (29.7% below list).
• Recommended offer: $182k (29.7% below list) — sets the bar for 1% rule.

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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 40% 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 $2k of loan paydown is wiped out by about $8k 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 59 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,057 (29.7% 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 59 days. Have you received any prior offers? Is the seller open to a 30% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.70% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.03%
• DSCR: 0.82
• GRM: 11.9

CMA / ARV

• ARV (median comp): $301,191
• List price: $259,000
• Delta: -14.01%
• 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
3513 Campagna Dr	0.18mi	3/2.0	1,852 (+6%)	2mo	$300,000	$162	78
3508 Gallo Dr	0.37mi	3/2.0	1,754 (+0%)	5mo	$119,500	$68	76
3817 Jacob Dr	0.21mi	3/1.0	1,644 (-6%)	7mo	$235,000	$143	69
3604 Campagna Dr	0.17mi	4/2.0 (+1)	1,650 (-6%)	12mo	$245,000	$148	66
3004 Campagna Dr	0.53mi	3/2.0	1,747 (+0%)	10mo	$287,000	$164	65
3101 Munster Blvd	0.60mi	3/2.0	1,773 (+2%)	3mo	$265,000	$149	65
3604 Blanchard Dr	0.14mi	3/2.0	1,553 (-11%)	14mo	$295,000	$190	62
3709 Volpe Dr	0.38mi	4/2.5 (+1)	1,800 (+3%)	13mo	$320,000	$178	61
3504 Veronica Dr	0.67mi	3/2.0	1,645 (-6%)	4mo	$210,000	$128	53
3404 Veronica Dr	0.70mi	4/2.0 (+1)	1,665 (-5%)	1mo	$225,000	$135	52
3800 Decomine Dr	0.67mi	4/2.0 (+1)	1,825 (+4%)	13mo	$238,000	$130	43
3016 Pecan Dr	0.73mi	4/2.0 (+1)	1,858 (+6%)	8mo	$305,000	$164	41

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: -24.9%
• Equity multiple: 0.15×
• Total profit: $-61,518
• Equity at exit: $38,618

10-year hold

• IRR: -20.5%
• Equity multiple: -0.08×
• Total profit: $-78,165
• Equity at exit: $22,394

Cash invested: $72,520 (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: 11.9×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$216 /mo · $2,589/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-310

Break-even live

Break-even rent $2,213

Max offer price $204,215

Occupancy floor —

Sensitivity live

Price	-10% $-164	-5% $-237	+0% $-310	+5% $-383	+10% $-457
Rent	-10% $-454	-5% $-382	+0% $-310	+5% $-238	+10% $-166
Rate	-1.0pp $-180	-0.5pp $-244	base $-310	+0.5pp $-377	+1.0pp $-446

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3629 Charles Dr Chalmette, LA	3.0	2.0	1405	$1,600	$1.14	15d	1	0.25mi
3708 Veronica Dr Chalmette, LA	3.0	2.0	1818	$2,550	$1.40	2d	1	0.66mi
2709 Munster Blvd Meraux, LA	3.0	2.0	1411	$1,900	$1.35	24d	1	0.67mi
3012 Volpe Dr Chalmette, LA	3.0	2.0	1812	$2,500	$1.38	44d	1	0.70mi
3321 Plaza Dr Chalmette, LA	3.0	2.0	1400	$1,650	$1.18	11d	1	0.86mi
2708 Volpe Dr Chalmette, LA	3.0	2.0	1556	$2,300	$1.48	22d	1	0.88mi
511 E Genie St Chalmette, LA	3.0	2.0	1100	$1,500	$1.36	2d	1	1.00mi
3329 Golden Dr Unit A Chalmette, LA	2.0	1.5	1200	$1,200	$1.00	44d	1	1.00mi
3305 Golden Dr Unit D Chalmette, LA	2.0	1.5	1100	$1,200	$1.09	16d	1	1.03mi
3612 Laplace St Chalmette, LA	2.0	1.5	1090	$1,300	$1.19	17d	1	1.11mi
3711 Tournefort St Chalmette, LA	3.0	2.0	1250	$1,850	$1.48	4d	1	1.15mi
3106 Laplace St Chalmette, LA	3.0	2.5	1390	$1,650	$1.19	44d	1	1.20mi
3108 Laplace St Chalmette, LA	3.0	2.5	1390	$1,650	$1.19	44d	1	1.22mi
2431 Octavia Dr Chalmette, LA	3.0	2.0	1100	$1,499	$1.36	44d	1	1.23mi
2429 Octavia Dr Chalmette, LA	3.0	2.0	1700	$1,575	$0.93	24d	1	1.23mi
2228 Riverland Dr Chalmette, LA	3.0	1.0	1300	$1,800	$1.38	3d	1	1.27mi
3108 Tournefort St Chalmette, LA	3.0	2.0	1399	$1,750	$1.25	3d	1	1.28mi
2518 Delambert St Chalmette, LA	3.0	2.0	1617	$1,825	$1.13	44d	1	1.40mi
2329 Lyndell Dr Chalmette, LA	2.0	1.0	1265	$1,400	$1.11	44d	1	1.41mi
3400 Montesquieu St Unit 1-B Chalmette, LA	3.0	2.5	1372	$2,550	$1.86	2d	1	1.50mi

Listing history 30 events

1. 2026-06-18
   days on market $259,000 Active 59 DOM
2. 2026-06-17
   days on market $259,000 Active 58 DOM
3. 2026-06-16
   days on market $259,000 Active 57 DOM
4. 2026-06-15
   days on market $259,000 Active 56 DOM
5. 2026-06-13
   days on market $259,000 Active 54 DOM
6. 2026-06-10
   days on market $259,000 Active 51 DOM
7. 2026-06-09
   days on market $259,000 Active 50 DOM
8. 2026-06-08
   days on market $259,000 Active 49 DOM
9. 2026-06-07
   days on market $259,000 Active 48 DOM
10. 2026-06-03
    days on market $259,000 Active 44 DOM
11. 2026-06-02
    days on market $259,000 Active 43 DOM
12. 2026-06-01
    days on market $259,000 Active 42 DOM
13. 2026-05-31
    days on market $259,000 Active 41 DOM
14. 2026-04-20
    listed $279,000 Active 562-char remark

    Show marketing remark (568 chars)

    Well maintained 3-bedroom, 2.5-bath two-story home located on one of Chalmette’s most desirable streets. The home features an open-concept layout with a wood fireplace, granite countertops, stainless steel appliances, and a half bath for guests. The primary suite is on the first floor and includes a garden tub and separate shower. The backyard offers a shed, covered patio and a concrete side-yard with access for additional parking, boat, or RV. Conveniently situated within walking distance to Chalmette High School and Val Riess Sports Complex. Flood Zone X

15. 2026-04-20
    listed $279,000 Active 568-char remark

    Show marketing remark (568 chars)

    Well maintained 3-bedroom, 2.5-bath two-story home located on one of Chalmette’s most desirable streets. The home features an open-concept layout with a wood fireplace, granite countertops, stainless steel appliances, and a half bath for guests. The primary suite is on the first floor and includes a garden tub and separate shower. The backyard offers a shed, covered patio and a concrete side-yard with access for additional parking, boat, or RV. Conveniently situated within walking distance to Chalmette High School and Val Riess Sports Complex. Flood Zone X

16. 2023-04-03
    soldstatus $272,500
17. 2023-03-28
    soldstatus $272,500 Closed
18. 2023-03-13
    status Pending
19. 2023-03-03
    historical Active Under Contract
20. 2023-02-19
    price $274,900
21. 2023-02-10
    listed $274,900
22. 2023-02-10
    listed $279,900 Active
23. 2022-10-31
    listed $279,900
24. 2022-09-30
    listed $279,900
25. 2011-03-15
    soldstatus $146,500
26. 2011-03-11
    soldstatus $146,500
27. 2010-10-27
    listed $144,000
28. 2010-10-27
    listed $144,000
29. 2008-06-02
    soldstatus $50,000
30. 1998-12-03
    soldstatus $125,000

ⓘ 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: $2,589 · $216/mo
• Projected year-2 tax: $2,589 · $216/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 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,847
• − Mortgage interest: −$14,508
• − Property taxes: −$2,589
• − Insurance: −$2,092
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$7,535
• Taxable loss: −$8,373
• Est. tax savings @ 24.0%: +$2,010
• After-tax cash flow: $-1,712/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

+123.2% since first listed

17 events — show timeline

• 2026-04-20 Listed $279,000 GSREIN
• 2026-04-20 Listed $279,000 AcadianaMLS
• 2023-04-03 Sold (Public Records) $272,500 Public Records
• 2023-03-28 Sold (MLS) $272,500 GSREIN
• 2023-03-13 Pending — GSREIN
• 2023-03-03 Contingent — GSREIN
• 2023-02-19 Price Changed $274,900 GSREIN
• 2023-02-10 Listed $279,900 GSREIN
• 2023-02-10 Listed $274,900 AcadianaMLS
• 2022-10-31 Listed $279,900 AcadianaMLS
• 2022-09-30 Listed $279,900 AcadianaMLS
• 2011-03-15 Sold (Public Records) $146,500 Public Records
• 2011-03-11 Sold (MLS) $146,500 GSREIN
• 2010-10-27 Listed $144,000 AcadianaMLS
• 2010-10-27 Listed $144,000 GSREIN
• 2008-06-02 Sold (Public Records) $50,000 Public Records
• 1998-12-03 Sold (Public Records) $125,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,589 · -31.0% YoY. Source: county tax records.