1408 Green Ave · Poydras, LA 70085

$74,900

3 bd · 2.0 ba · 1,218 sqft · SingleFamily · 77 Days on market

Built 1972 $61/sqft · 54% below area ↓ 36% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Alert!! Ready for your next Flip or maybe keep for a rental? This one could be just right for you. Needs repairs and renovations. Selling strictly as is. Seller will not make any repairs or replacements, no seller financing. Proof of funds or pre approval for renovation or conventional loan required with offer. Under FinCen real estate rules, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate when the transaction is all cash, privately financed or HELOC. No assigned sale offers or sight unseen offers will be considered. Purchasers may use any lender they choose to finance the property purchase. However, the seller requires that all non cash offers be prequalified by the New Rez Home Loan Division before negotiating the offer.

Key facts

• Parking
• Built 1972
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#309 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, crime B; Watch: amenities F, commute F, employment F.
• Market conditions: 95 active listings in the ZIP; 112 units permitted in St. Bernard Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($518 loan paydown + $4k appreciation (5.5% local appreciation)).
• St. Bernard County population projected at +89% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; 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 $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.67% ✓
• Cap rate: 12.67%
• Cash-on-cash: 22.77%
• DSCR: 2.01
• GRM: 5.0

CMA / ARV

• ARV (median comp): $162,561
• List price: $74,900
• Delta: -53.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2516 Kingbird Blvd	0.29mi	3/2.0	1,232 (+1%)	3mo	$120,000	$97	82
2012 Redbird Dr	0.39mi	3/2.0	1,238 (+2%)	6mo	$62,500	$50	74
2113 W Christie Dr	0.29mi	3/2.0	1,242 (+2%)	13mo	$86,900	$70	72
2608 Flamingo Dr	0.27mi	3/2.0	1,200 (-2%)	15mo	$163,000	$136	72
2617 Meadowlark Dr	0.52mi	3/2.0	1,226 (+1%)	13mo	$175,000	$143	64
2009 Redbird Dr	0.38mi	3/2.0	1,246 (+2%)	20mo	$172,500	$138	62
2108 River Queen Dr	0.43mi	3/1.0	1,184 (-3%)	11mo	$118,750	$100	62
2013 S River Park Dr	0.36mi	3/1.5	1,245 (+2%)	20mo	$130,000	$104	61
2605 Meadowlark Dr	0.52mi	3/2.0	1,237 (+2%)	16mo	$122,000	$99	60
2209 W Christie Dr	0.24mi	3/2.0	1,092 (-10%)	21mo	$170,000	$156	54
2221 Riverbend Dr	0.49mi	3/1.0	1,105 (-9%)	12mo	$179,900	$163	48

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

Projected returns pro-forma

5.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.3%
• Equity multiple: 2.94×
• Total profit: $40,589
• Equity at exit: $44,687

10-year hold

• IRR: 28.7%
• Equity multiple: 5.95×
• Total profit: $103,734
• Equity at exit: $79,044

Cash invested: $20,972 (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 70085

• Home prices YoY: 3.4%
• Active inventory: 95
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$166 /mo · $1,997/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $332

Break-even live

Break-even rent $831

Max offer price $74,900

Occupancy floor 68%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-16
   statusdays on market $74,900 Pending 77 DOM
2. 2026-06-15
   days on market $74,900 Active 76 DOM
3. 2026-06-13
   days on market $74,900 Active 74 DOM
4. 2026-06-10
   days on market $74,900 Active 71 DOM
5. 2026-06-09
   days on market $74,900 Active 70 DOM
6. 2026-06-08
   days on market $74,900 Active 69 DOM
7. 2026-06-07
   pricedays on market $74,900 Active 68 DOM
8. 2026-06-03
   days on market $89,900 Active 64 DOM
9. 2026-06-02
   days on market $89,900 Active 63 DOM
10. 2026-06-01
    days on market $89,900 Active 62 DOM
11. 2026-05-31
    days on market $89,900 Active 61 DOM
12. 2026-03-30
    listed $89,900 Active 810-char remark

    Show marketing remark (808 chars)

    Investor Alert!! Ready for your next Flip or maybe keep for a rental? This one could be just right for you. Needs repairs and renovations. Selling strictly as is. Seller will not make any repairs or replacements, no seller financing. Proof of funds or pre approval for renovation or conventional loan required with offer. Under FinCen real estate rules, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate when the transaction is all cash, privately financed or HELOC. No assigned sale offers or sight unseen offers will be considered. Purchasers may use any lender they choose to finance the property purchase. However, the seller requires that all non cash offers be prequalified by the New Rez Home Loan Division before negotiating the offer.

13. 2026-03-30
    listed $89,900 Active 808-char remark

    Show marketing remark (808 chars)

    Investor Alert!! Ready for your next Flip or maybe keep for a rental? This one could be just right for you. Needs repairs and renovations. Selling strictly as is. Seller will not make any repairs or replacements, no seller financing. Proof of funds or pre approval for renovation or conventional loan required with offer. Under FinCen real estate rules, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate when the transaction is all cash, privately financed or HELOC. No assigned sale offers or sight unseen offers will be considered. Purchasers may use any lender they choose to finance the property purchase. However, the seller requires that all non cash offers be prequalified by the New Rez Home Loan Division before negotiating the offer.

14. 2021-12-14
    soldstatus $145,000
15. 2021-12-10
    soldstatus $145,000 Closed
16. 2021-12-07
    status Pending
17. 2021-11-02
    status Active
18. 2021-11-02
    price $145,000
19. 2021-10-21
    status Pending
20. 2021-10-15
    listed $140,000 Active
21. 2021-10-15
    listed $145,000

ⓘ 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: $1,997 · $166/mo
• Projected year-2 tax: $1,997 · $166/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 9/10 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: $15,014
• − Mortgage interest: −$4,196
• − Property taxes: −$1,997
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$2,179
• Taxable income: $3,068
• Est. tax owed @ 24.0%: −$736
• After-tax cash flow: $3,242/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 — Poydras

• Score: 58/100
• State rank: #309
• US rank: #21341

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poydras, LA
• Population (ZIP): 4,952

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 26% Two or more races 16% Black 5% Native American 1%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 17% Italian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▲ 5.49%
• Current HPI: 168.4026
• 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

-35.8% since first listed

10 events — show timeline

• 2026-03-30 Listed $89,900 AcadianaMLS
• 2026-03-30 Listed $89,900 GSREIN
• 2021-12-14 Sold (Public Records) $145,000 Public Records
• 2021-12-10 Sold (MLS) $145,000 GSREIN
• 2021-12-07 Pending — GSREIN
• 2021-11-02 Relisted — GSREIN
• 2021-11-02 Price Changed $145,000 GSREIN
• 2021-10-21 Pending — GSREIN
• 2021-10-15 Listed $145,000 AcadianaMLS
• 2021-10-15 Listed $140,000 GSREIN

Property tax history

+8.3%/yr

Latest (2025): $1,997 · -0.7% YoY. Source: county tax records.