51 Ormond Pl #51 · Destrehan, LA 70047

$85,000

3 bd · 2.5 ba · 1,880 sqft · Condo · 148 Days on market

Built 1985 Fair condition $45/sqft · 51% below area $380/mo HOA · 23% of rent ↓ 15% 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
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

End unit with lots of natural light. One of the largest units in development. Private patio. .Great for owner occupancy or for an investor to flip. Needs renovation. This is a PUD (Planned Unit Development) Beautiful courtyard with pool and gazebo. Mostly owner occupied development. Cannot purchase to lease. Upstairs loft in the primary bedroom would be a great office or workout room. There is a bathroom on the 3rd floor also.

Key facts

• $380 HOA
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $30k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; HOA is 23% of rent.
• 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.97% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.84%
• DSCR: 1.79
• GRM: 4.2

CMA / ARV

• ARV (median comp): $175,257
• List price: $85,000
• Delta: -51.50%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,127
• Equity at exit: $12,674

10-year hold

• IRR: 11.2%
• Equity multiple: 1.89×
• Total profit: $21,101
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,673 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$380
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $229

Break-even live

Break-even rent $1,383

Max offer price $85,000

Occupancy floor 81%

Sensitivity live

Price	-10% $287	-5% $258	+0% $229	+5% $199	+10% $170
Rent	-10% $97	-5% $163	+0% $229	+5% $295	+10% $361
Rate	-1.0pp $271	-0.5pp $250	base $229	+0.5pp $207	+1.0pp $184

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.09mi
5 Brandon Hall Dr Unit D Destrehan, LA	3.0	2.5	1750	$1,600	$0.91	24d	1	0.12mi
80 Stanton Hall Dr Destrehan, LA	4.0	4.0	1775	$1,850	$1.04	4d	1	0.18mi
21 Brandon Hall Dr Unit B Destrehan, LA	2.0	1.5	1400	$1,450	$1.04	4d	1	0.19mi
26 Brandon Hall Dr Unit A Destrehan, LA	2.0	1.5	1338	$1,475	$1.10	44d	1	0.26mi
50 Brandon Hall Dr Unit D Destrehan, LA	2.0	1.5	1280	$1,350	$1.05	4d	1	0.35mi

HOA detail condo

• Monthly dues: $380 · $4,560/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $85,000 Active 148 DOM
2. 2026-06-17
   days on market $85,000 Active 147 DOM
3. 2026-06-16
   days on market $85,000 Active 146 DOM
4. 2026-06-15
   days on market $85,000 Active 145 DOM
5. 2026-06-13
   days on market $85,000 Active 143 DOM
6. 2026-06-13
   days on market $85,000 Active 142 DOM
7. 2026-06-10
   days on market $85,000 Active 140 DOM
8. 2026-06-09
   days on market $85,000 Active 139 DOM
9. 2026-06-08
   days on market $85,000 Active 138 DOM
10. 2026-06-07
    days on market $85,000 Active 137 DOM
11. 2026-06-05
    days on market $85,000 Active 134 DOM
12. 2026-06-03
    days on market $85,000 Active 133 DOM
13. 2026-06-02
    days on market $85,000 Active 132 DOM
14. 2026-06-01
    days on market $85,000 Active 131 DOM
15. 2026-05-31
    days on market $85,000 Active 130 DOM
16. 2026-04-06
    status Active 430-char remark

    Show marketing remark (430 chars)

    End unit with lots of natural light. One of the largest units in development. Private patio. .Great for owner occupancy or for an investor to flip. Needs renovation. This is a PUD (Planned Unit Development) Beautiful courtyard with pool and gazebo. Mostly owner occupied development. Cannot purchase to lease. Upstairs loft in the primary bedroom would be a great office or workout room. There is a bathroom on the 3rd floor also.

17. 2026-04-06
    status Active 430-char remark

    Show marketing remark (430 chars)

    End unit with lots of natural light. One of the largest units in development. Private patio. .Great for owner occupancy or for an investor to flip. Needs renovation. This is a PUD (Planned Unit Development) Beautiful courtyard with pool and gazebo. Mostly owner occupied development. Cannot purchase to lease. Upstairs loft in the primary bedroom would be a great office or workout room. There is a bathroom on the 3rd floor also.

18. 2026-01-29
    historical Active Under Contract 430-char remark

    Show marketing remark (430 chars)

    End unit with lots of natural light. One of the largest units in development. Private patio. .Great for owner occupancy or for an investor to flip. Needs renovation. This is a PUD (Planned Unit Development) Beautiful courtyard with pool and gazebo. Mostly owner occupied development. Cannot purchase to lease. Upstairs loft in the primary bedroom would be a great office or workout room. There is a bathroom on the 3rd floor also.

19. 2026-01-21
    price $85,000 430-char remark

    Show marketing remark (430 chars)

    End unit with lots of natural light. One of the largest units in development. Private patio. .Great for owner occupancy or for an investor to flip. Needs renovation. This is a PUD (Planned Unit Development) Beautiful courtyard with pool and gazebo. Mostly owner occupied development. Cannot purchase to lease. Upstairs loft in the primary bedroom would be a great office or workout room. There is a bathroom on the 3rd floor also.

20. 2026-01-21
    price $85,000 430-char remark

    Show marketing remark (430 chars)

    End unit with lots of natural light. One of the largest units in development. Private patio. .Great for owner occupancy or for an investor to flip. Needs renovation. This is a PUD (Planned Unit Development) Beautiful courtyard with pool and gazebo. Mostly owner occupied development. Cannot purchase to lease. Upstairs loft in the primary bedroom would be a great office or workout room. There is a bathroom on the 3rd floor also.

21. 2026-01-21
    status Active 430-char remark

    Show marketing remark (430 chars)

    End unit with lots of natural light. One of the largest units in development. Private patio. .Great for owner occupancy or for an investor to flip. Needs renovation. This is a PUD (Planned Unit Development) Beautiful courtyard with pool and gazebo. Mostly owner occupied development. Cannot purchase to lease. Upstairs loft in the primary bedroom would be a great office or workout room. There is a bathroom on the 3rd floor also.

22. 2025-09-22
    status Pending 430-char remark

    Show marketing remark (430 chars)

    End unit with lots of natural light. One of the largest units in development. Private patio. .Great for owner occupancy or for an investor to flip. Needs renovation. This is a PUD (Planned Unit Development) Beautiful courtyard with pool and gazebo. Mostly owner occupied development. Cannot purchase to lease. Upstairs loft in the primary bedroom would be a great office or workout room. There is a bathroom on the 3rd floor also.

23. 2025-09-14
    listed $115,000 430-char remark

    Show marketing remark (430 chars)

    End unit with lots of natural light. One of the largest units in development. Private patio. .Great for owner occupancy or for an investor to flip. Needs renovation. This is a PUD (Planned Unit Development) Beautiful courtyard with pool and gazebo. Mostly owner occupied development. Cannot purchase to lease. Upstairs loft in the primary bedroom would be a great office or workout room. There is a bathroom on the 3rd floor also.

24. 2025-09-14
    listed $115,000 Active 430-char remark

    Show marketing remark (430 chars)

    End unit with lots of natural light. One of the largest units in development. Private patio. .Great for owner occupancy or for an investor to flip. Needs renovation. This is a PUD (Planned Unit Development) Beautiful courtyard with pool and gazebo. Mostly owner occupied development. Cannot purchase to lease. Upstairs loft in the primary bedroom would be a great office or workout room. There is a bathroom on the 3rd floor also.

25. 2025-09-14
    listed $115,000

    Show marketing remark (430 chars)

    End unit with lots of natural light. One of the largest units in development. Private patio. .Great for owner occupancy or for an investor to flip. Needs renovation. This is a PUD (Planned Unit Development) Beautiful courtyard with pool and gazebo. Mostly owner occupied development. Cannot purchase to lease. Upstairs loft in the primary bedroom would be a great office or workout room. There is a bathroom on the 3rd floor also.

26. 2022-01-17
    listed $100,000

ⓘ 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 · 72% 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: $20,071
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$1,928
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − HOA: −$4,560
• − Depreciation: −$2,473
• Taxable income: $1,863
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $2,297/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 · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, including painting, new flooring, and kitchen updates, to improve its condition and value.

Repairs flagged

• Major Kitchen cabinets — Severe damage and need for replacement.
• Major Kitchen countertops — Dirty and in poor condition.
• Major Bathroom fixtures — Dirty and outdated, need replacement.
• Major Flooring — Worn-out carpet, need replacement.
• Major Paint — Peeling paint and stains, need repainting.
• Minor Landscaping — Some overgrown plants and debris, need trimming and cleaning.

Value-add opportunities

• Both Painting and repainting — Improves the overall appearance and value.
• Both New flooring — Enhances the living space and adds value.
• Both New kitchen cabinets and countertops — Updates the kitchen and adds value.
• Both New bathroom fixtures — Enhances the bathrooms and adds value.
• Both Landscaping and curb appeal — Improves the exterior and adds value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Severe damage and need for replacement.	Major	$15,000–50,000
Kitchen countertops · Dirty and in poor condition.	Major	$15,000–50,000
Bathroom fixtures · Dirty and outdated, need replacement.	Major	$15,000–50,000
Flooring · Worn-out carpet, need replacement.	Major	$15,000–50,000
Paint · Peeling paint and stains, need repainting.	Major	$15,000–50,000
Landscaping · Some overgrown plants and debris, need trimming and cleaning.	Minor	$500–3,000
Total estimated repair cost · 6 items		$75,500–253,000

Value-add ROI direction

• Both Painting and repainting — Improves the overall appearance and value. ↑
• Both New flooring — Enhances the living space and adds value. ↑
• Both New kitchen cabinets and countertops — Updates the kitchen and adds value. ↑
• Both New bathroom fixtures — Enhances the bathrooms and adds value. ↑
• Both Landscaping and curb appeal — Improves the exterior and adds value. ↑

ⓘ 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

-15.0% since first listed

11 events — show timeline

• 2026-04-06 Relisted — AcadianaMLS
• 2026-04-06 Relisted — GSREIN
• 2026-01-29 Contingent — GSREIN
• 2026-01-21 Price Changed $85,000 AcadianaMLS
• 2026-01-21 Price Changed $85,000 GSREIN
• 2026-01-21 Relisted — GSREIN
• 2025-09-22 Pending — GSREIN
• 2025-09-14 Listed $115,000 AcadianaMLS
• 2025-09-14 Listed $115,000 GSREIN
• 2025-09-14 Listed $115,000 AcadianaMLS
• 2022-01-17 Listed $100,000 AcadianaMLS