1800 W Frisco Dr · Laplace, LA 70068

$179,900

4 bd · 2.5 ba · 1,700 sqft · SingleFamily · 42 Days on market

Built 1983 8,572 sqft lot $106/sqft · 19% below area Est $221k · 19% 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4-bed, 2.5-bath property features a 2-car attached garage, a cozy living room fireplace, and a formal dining room. The expanded kitchen and adjoining breakfast nook boast new cabinetry and countertops. Enjoy the private retention pond in the backyard! Recent updates include a 4-year-old roof, refreshed master bath, new windows, and newer downstairs flooring. Ideal for buyers looking to add their finishing touches to complete the remaining cosmetic projects.

Key facts

• 8,572 sq ft lot
• Garage
• Built 1983

Property features AI

Finance

• Other: No additional finance-related amenities provided
• Financial info: Financial details not provided
• HOA & community: HOA/community details not provided

Exterior

• Parking: Attached garage; Driveway; Garage available
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: 2-story property; Entry level not specified; Facing direction not specified
• Construction: Slab foundation; Construction condition listed as average
• Exterior features: City lot; Irregular lot

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 6 total rooms; Average condition
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.8% in Laplace — 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 70/100 on livability (#61 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.
• St. John The Baptist Parish (suburban): math 13% / reading 25% proficiency, ranked #68 of 98 in LA (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 180 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 61 units permitted in St. John the Baptist Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($68k/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. John the Baptist County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 32y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $138k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.06% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.27%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

• ARV (median comp): $220,783
• List price: $179,900
• Delta: -18.52%
• 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
424 Kenilworth Dr	0.16mi	4/2.0	1,623 (-4%)	6mo	$225,000	$139	78
612 Fairway Dr	0.12mi	3/2.0 (-1)	1,600 (-6%)	5mo	$223,400	$140	74
1604 Williamsburg Dr	0.41mi	4/2.0	1,764 (+4%)	2mo	$218,900	$124	71
1912 Williamsburg Dr	0.43mi	4/2.0	1,612 (-5%)	5mo	$180,000	$112	65
509 Chatsworth Dr	0.40mi	3/2.0 (-1)	1,600 (-6%)	4mo	$239,000	$149	61
2324 Williamsburg Dr	0.67mi	3/2.0 (-1)	1,628 (-4%)	1mo	$182,500	$112	54
1629 Yorktowne Dr	0.33mi	3/2.0 (-1)	1,460 (-14%)	6mo	$195,000	$134	49
404 Lacour Dr	0.52mi	5/2.0 (+1)	1,900 (+12%)	2mo	$128,000	$67	47
638 Colony Park Dr	0.60mi	3/2.5 (-1)	1,875 (+10%)	4mo	$185,000	$99	46
705 Lemoyne Dr	0.56mi	3/2.0 (-1)	1,500 (-12%)	4mo	$148,000	$99	44
701 La Salle Dr	0.60mi	3/2.0 (-1)	1,490 (-12%)	1mo	$192,000	$129	44
2413 Yorktowne Dr	0.69mi	3/2.0 (-1)	1,455 (-14%)	2mo	$95,000	$65	35

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-5,955
• Equity at exit: $26,824

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $24,603
• Equity at exit: $15,554

Cash invested: $50,372 (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 70068

• Home prices YoY: -20.1%
• Active inventory: 180
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,915 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$64 /mo · $762/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $365

Break-even live

Break-even rent $1,454

Max offer price $179,900

Occupancy floor 76%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1716 Yorktowne Dr Laplace, LA	4.0	1.0	1509	$1,500	$0.99	23d	1	0.34mi

Listing history 27 events

1. 2026-06-19
   days on market $179,900 Active 42 DOM
2. 2026-06-18
   days on market $179,900 Active 41 DOM
3. 2026-06-17
   days on market $179,900 Active 40 DOM
4. 2026-06-16
   days on market $179,900 Active 39 DOM
5. 2026-06-15
   days on market $179,900 Active 38 DOM
6. 2026-06-14
   days on market $179,900 Active 36 DOM
7. 2026-06-13
   days on market $179,900 Active 35 DOM
8. 2026-06-10
   days on market $179,900 Active 33 DOM
9. 2026-06-09
   days on market $179,900 Active 32 DOM
10. 2026-06-08
    days on market $179,900 Active 31 DOM
11. 2026-06-07
    days on market $179,900 Active 30 DOM
12. 2026-06-02
    days on market $179,900 Active 25 DOM
13. 2026-06-01
    days on market $179,900 Active 24 DOM
14. 2026-05-31
    days on market $179,900 Active 23 DOM
15. 2026-05-30
    days on market $179,900 Active 22 DOM
16. 2026-05-08
    listed $189,900 Active 466-char remark

    Show marketing remark (466 chars)

    This 4-bed, 2.5-bath property features a 2-car attached garage, a cozy living room fireplace, and a formal dining room. The expanded kitchen and adjoining breakfast nook boast new cabinetry and countertops. Enjoy the private retention pond in the backyard! Recent updates include a 4-year-old roof, refreshed master bath, new windows, and newer downstairs flooring. Ideal for buyers looking to add their finishing touches to complete the remaining cosmetic projects.

17. 2026-05-08
    listed $189,900 Active 466-char remark

    Show marketing remark (466 chars)

    This 4-bed, 2.5-bath property features a 2-car attached garage, a cozy living room fireplace, and a formal dining room. The expanded kitchen and adjoining breakfast nook boast new cabinetry and countertops. Enjoy the private retention pond in the backyard! Recent updates include a 4-year-old roof, refreshed master bath, new windows, and newer downstairs flooring. Ideal for buyers looking to add their finishing touches to complete the remaining cosmetic projects.

18. 2011-05-06
    soldstatus
19. 2011-04-29
    soldstatus $137,900

    Show marketing remark (349 chars)

    LOVELY VIEW OF THE LAKE FROM BOTH THE EAT IN KITCHEN AND DINING/OFFICE AREA! 4 BEDROOMS AND 2.5 BATHS AND 1700 SQUARE FEET OF LIVING SPACE. THE DEN FEATURES A WOOD BURNING FIREPLACE AND LAMINATE FLOORING. SIT ON YOUR COVERED PATIO WITH A GLASS OF WINE AND ENJOY THE LOVELY LAKE VIEW. REAR YARD ACCESS WITH PLENTY OF ROOM FOR YOUR BOAT OR OTHER TOYS.

20. 2011-02-08
    listed $137,900

    Show marketing remark (349 chars)

    LOVELY VIEW OF THE LAKE FROM BOTH THE EAT IN KITCHEN AND DINING/OFFICE AREA! 4 BEDROOMS AND 2.5 BATHS AND 1700 SQUARE FEET OF LIVING SPACE. THE DEN FEATURES A WOOD BURNING FIREPLACE AND LAMINATE FLOORING. SIT ON YOUR COVERED PATIO WITH A GLASS OF WINE AND ENJOY THE LOVELY LAKE VIEW. REAR YARD ACCESS WITH PLENTY OF ROOM FOR YOUR BOAT OR OTHER TOYS.

21. 2011-02-08
    listed $137,900

    Show marketing remark (349 chars)

    LOVELY VIEW OF THE LAKE FROM BOTH THE EAT IN KITCHEN AND DINING/OFFICE AREA! 4 BEDROOMS AND 2.5 BATHS AND 1700 SQUARE FEET OF LIVING SPACE. THE DEN FEATURES A WOOD BURNING FIREPLACE AND LAMINATE FLOORING. SIT ON YOUR COVERED PATIO WITH A GLASS OF WINE AND ENJOY THE LOVELY LAKE VIEW. REAR YARD ACCESS WITH PLENTY OF ROOM FOR YOUR BOAT OR OTHER TOYS.

22. 2007-07-27
    soldstatus $189,900
23. 2007-05-26
    listed $195,000
24. 2007-05-26
    listed $195,000
25. 1995-02-03
    soldstatus $78,000
26. 1994-11-13
    listed $81,000
27. 1994-11-13
    listed $81,000

ⓘ 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: $762 · $64/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$227/yr (+$19/mo · 29.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% 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: $22,983
• − Mortgage interest: −$10,077
• − Property taxes: −$762
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$5,233
• Taxable income: $1,536
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $4,008/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. John The Baptist Parish
• NCES district ID: 2201530
• Math proficiency: 13% ▼ -42.00%
• Reading proficiency: 25% ▼ -39.00%
• Median HH income: $50,280
• Composite: 17.07/100
• National rank: #9120
• State rank: #68 of 98 in LA

Livability — Laplace

• Score: 70/100
• State rank: #61
• US rank: #7898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laplace, LA
• County: Saint John the Baptist Parish · 32,720 people
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 32,720
• Household income: $68,459
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 750.0

Population outlook (St. John the Baptist County) Hauer SSP2

• Today (2025): 40,972 people
• By 2030: 39,295 · -4.1%
• By 2040: 35,902 · -12.4%
• By 2050: 32,988 · -19.5%
• By 2075: 28,661 · -30.0%
• By 2100: 26,456 · -35.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 51% White 34% Hispanic / Latino 9% Two or more races 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 11%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 1%

Political lean MEDSL · St. John the Baptist

• 2024 margin: Strong D (+29.1) · D 64.0% · R 34.8% · Other 1.2%
• 2008→2024 swing: +12.9pp toward D · 2008: 16.2pp · 2024: 29.1pp
• All cycles: 2024: D+29.1 2020: D+28.2 2016: D+24.5 2012: D+26.3 2008: D+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.04%
• Current HPI: 239.1429
• 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

+122.1% since first listed

14 events — show timeline

• 2026-05-20 Price Changed $179,900 AcadianaMLS
• 2026-05-20 Price Changed $179,900 GSREIN
• 2026-05-08 Listed $189,900 GSREIN
• 2026-05-08 Listed $189,900 AcadianaMLS
• 2011-05-06 Sold (Public Records) — Public Records
• 2011-04-29 Sold (MLS) $137,900 GSREIN
• 2011-02-08 Listed $137,900 AcadianaMLS
• 2011-02-08 Listed $137,900 GSREIN
• 2007-07-27 Sold (MLS) $189,900 GSREIN
• 2007-05-26 Listed $195,000 GSREIN
• 2007-05-26 Listed $195,000 AcadianaMLS
• 1995-02-03 Sold (MLS) $78,000 GSREIN
• 1994-11-13 Listed $81,000 AcadianaMLS
• 1994-11-13 Listed $81,000 GSREIN

Property tax history

-5.4%/yr

Latest (2025): $762 · +0.1% YoY. Source: county tax records.