404 Alpaca Dr · Arabi, LA 70032

$255,000

4 bd · 2.5 ba · 1,762 sqft · SingleFamily · 59 Days on market

Built 1962 $145/sqft · 19% below area Est $313k · 19% under

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Why this score? — see what drove the C 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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• Schools +5.0/10.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated Arabi home, completely gutted and rebuilt with modern finishes throughout. This spacious 4-bedroom, 2.5-bath BRICK home features an open-concept layout with both a living room and a large den, offering plenty of room to spread out. The kitchen is designed for both style and function with gray shaker cabinets, quartz countertops, stainless steel appliances, and a gas stove/oven, along with a breakfast area. Major upgrades include a new roof, HVAC system, plumbing, gas lines, electrical, tankless water heater, flooring, windows, doors, and fully updated kitchen and bathrooms. Recessed lighting and ceiling fans are installed throughout. Subsurface drainage has also been added around the home. Additional features include a dedicated laundry room with wash tub (dryer can be gas or electric), central gas heat, neutral paint, white molding, and bronze hardware throughout. The fully fenced yard offers a 462 sq ft garage and a covered rear patio area. Two bedrooms offer flexibility and can easily be combined into a larger primary suite. Conveniently located just minutes from the Bywater, Marigny, CBD, and French Quarter, with St. Bernard Hospital just blocks away.

Key facts

• Gray shaker cabinets
• Quartz countertops
• Gas stove oven

Tags

• RENOVATED ARABI HOME
• OPEN-CONCEPT LAYOUT
• GRAY SHAKER CABINETS
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GAS STOVE OVEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (7.5% below list).
• Recommended offer: $236k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 5.3% in Arabi — 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 71/100 on livability (#45 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, amenities F, commute F.
• Market conditions: 99 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 112 units permitted in St. Bernard Parish in 2024 (0 in 5+ unit buildings).

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 ($247k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 24y 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.
• Current owner paid $76k; list at $255k implies a 236% gain — meaningful room to come down on a strong offer.

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 $235,748 (7.5% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are B-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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

• ARV (median comp): $313,134
• List price: $255,000
• Delta: -18.57%
• 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
300 Parish Dr	0.28mi	3/2.0 (-1)	1,822 (+3%)	2mo	$239,900	$132	72
105 Cougar Dr	0.40mi	4/2.5	1,700 (-4%)	6mo	$299,000	$176	70
412 Genet Dr	0.35mi	3/2.0 (-1)	1,850 (+5%)	0mo	$350,000	$189	68
1702 Schnell Dr	0.54mi	3/2.5 (-1)	1,739 (-1%)	2mo	$325,000	$187	66
7536 Patricia St	0.42mi	4/2.5	1,924 (+9%)	4mo	$369,000	$192	61
120 Livingston Ave	0.27mi	3/2.0 (-1)	1,559 (-12%)	1mo	$235,000	$151	61
2700 Creely Dr	0.60mi	3/2.0 (-1)	1,720 (-2%)	4mo	$269,000	$156	58
208 Bear Dr	0.61mi	3/2.5 (-1)	1,850 (+5%)	1mo	$199,000	$108	57
216 Bear Dr	0.61mi	3/2.0 (-1)	1,696 (-4%)	4mo	$300,000	$177	55
8416 Colonel Dr	0.46mi	3/2.0 (-1)	1,560 (-12%)	3mo	$205,000	$131	50
2608 Jean Lafitte Pkwy	0.55mi	3/2.0 (-1)	1,500 (-15%)	0mo	$225,000	$150	42
901 Cougar Dr	0.68mi	3/2.0 (-1)	2,023 (+15%)	1mo	$540,000	$267	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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-28,645
• Equity at exit: $38,021

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-8,692
• Equity at exit: $22,048

Cash invested: $71,400 (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 70032

• Active inventory: 99
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,357 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$153 /mo · $1,836/yr
• Insurance: −$106
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $199

Break-even live

Break-even rent $2,105

Max offer price $255,000

Occupancy floor 87%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Fawn Dr Arabi, LA	3.0	2.5	1745	$2,500	$1.43	1d	1	0.26mi
1511 Schnell Dr Arabi, LA	4.0	3.0	1700	$1,850	$1.09	3d	1	0.36mi
1529 Schnell Dr Arabi, LA	3.0	2.5	1736	$2,600	$1.50	1d	1	0.40mi
1239 Center St Arabi, LA	4.0	2.0	1922	$3,500	$1.82	2d	1	0.42mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	2d	1	0.44mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	2d	1	0.44mi
7532 Patricia St Arabi, LA	4.0	3.0	2099	$2,200	$1.05	43d	1	0.45mi
424 Chinchilla Dr Arabi, LA	3.0	2.0	1735	$3,500	$2.02	16d	1	0.46mi
1019 Center St Arabi, LA	5.0	3.0	1973	$5,888	$2.98	1d	1	0.55mi
114 8th St Chalmette, LA	3.0	1.0	1275	$1,695	$1.33	43d	1	0.65mi
2012 Esteban St Arabi, LA	3.0	2.0	1466	$2,500	$1.71	10d	1	0.85mi
6900 Royal St Arabi, LA	3.0	2.0	1579	$5,888	$3.73	2d	1	0.89mi
438 Friscoville Ave Arabi, LA	3.0	2.0	1500	$3,200	$2.13	2d	1	0.95mi
1714 Tricou St New Orleans, LA	3.0	2.0	1271	$1,900	$1.49	23d	1	1.09mi
8600 Patricia St Chalmette, LA	3.0	2.0	1255	$1,550	$1.24	23d	1	1.15mi
8413 Benjamin Dr Chalmette, LA	3.0	2.0	1800	$2,300	$1.28	3d	1	1.17mi
1824 Saint Maurice Ave New Orleans, LA	4.0	2.0	1500	$1,500	$1.00	23d	1	1.17mi
1901 Tupelo St New Orleans, LA	3.0	2.5	1568	$2,300	$1.47	3d	1	1.22mi
1201 Gordon St New Orleans, LA	3.0	2.5	1367	$1,900	$1.39	17d	1	1.27mi
32 Old Hickory St Chalmette, LA	4.0	2.0	1379	$1,850	$1.34	23d	1	1.32mi
2707 Jackson Blvd Chalmette, LA	3.0	2.5	1733	$2,300	$1.33	23d	1	1.45mi
2707 Jackson Blvd Chalmette, LA	3.0	3.0	1733	$2,300	$1.33	43d	1	1.45mi
1314 Lamanche St New Orleans, LA	4.0	1.0	1300	$2,100	$1.62	16d	1	1.46mi
3606 Pakenham Dr Unit 3606 Chalmette, LA	3.0	2.0	1400	$1,800	$1.29	11d	1	1.47mi

Listing history 43 events

1. 2026-06-18
   days on market $255,000 Active 59 DOM
2. 2026-06-17
   days on market $255,000 Active 58 DOM
3. 2026-06-16
   days on market $255,000 Active 57 DOM
4. 2026-06-15
   days on market $255,000 Active 56 DOM
5. 2026-06-13
   days on market $255,000 Active 54 DOM
6. 2026-06-10
   days on market $255,000 Active 51 DOM
7. 2026-06-09
   days on market $255,000 Active 50 DOM
8. 2026-06-08
   days on market $255,000 Active 49 DOM
9. 2026-06-07
   days on market $255,000 Active 48 DOM
10. 2026-06-03
    days on market $255,000 Active 44 DOM
11. 2026-06-02
    days on market $255,000 Active 43 DOM
12. 2026-06-01
    days on market $255,000 Active 42 DOM
13. 2026-05-31
    days on market $255,000 Active 41 DOM
14. 2026-04-20
    listed $255,000 Active 1195-char remark

    Show marketing remark (1195 chars)

    Beautifully renovated Arabi home, completely gutted and rebuilt with modern finishes throughout. This spacious 4-bedroom, 2.5-bath BRICK home features an open-concept layout with both a living room and a large den, offering plenty of room to spread out. The kitchen is designed for both style and function with gray shaker cabinets, quartz countertops, stainless steel appliances, and a gas stove/oven, along with a breakfast area. Major upgrades include a new roof, HVAC system, plumbing, gas lines, electrical, tankless water heater, flooring, windows, doors, and fully updated kitchen and bathrooms. Recessed lighting and ceiling fans are installed throughout. Subsurface drainage has also been added around the home. Additional features include a dedicated laundry room with wash tub (dryer can be gas or electric), central gas heat, neutral paint, white molding, and bronze hardware throughout. The fully fenced yard offers a 462 sq ft garage and a covered rear patio area. Two bedrooms offer flexibility and can easily be combined into a larger primary suite. Conveniently located just minutes from the Bywater, Marigny, CBD, and French Quarter, with St. Bernard Hospital just blocks away.

15. 2026-04-17
    listed $255,000 Active 1195-char remark

    Show marketing remark (1195 chars)

    Beautifully renovated Arabi home, completely gutted and rebuilt with modern finishes throughout. This spacious 4-bedroom, 2.5-bath BRICK home features an open-concept layout with both a living room and a large den, offering plenty of room to spread out. The kitchen is designed for both style and function with gray shaker cabinets, quartz countertops, stainless steel appliances, and a gas stove/oven, along with a breakfast area. Major upgrades include a new roof, HVAC system, plumbing, gas lines, electrical, tankless water heater, flooring, windows, doors, and fully updated kitchen and bathrooms. Recessed lighting and ceiling fans are installed throughout. Subsurface drainage has also been added around the home. Additional features include a dedicated laundry room with wash tub (dryer can be gas or electric), central gas heat, neutral paint, white molding, and bronze hardware throughout. The fully fenced yard offers a 462 sq ft garage and a covered rear patio area. Two bedrooms offer flexibility and can easily be combined into a larger primary suite. Conveniently located just minutes from the Bywater, Marigny, CBD, and French Quarter, with St. Bernard Hospital just blocks away.

16. 2025-08-02
    price $264,000
17. 2025-08-02
    price $264,000
18. 2025-05-26
    listed $269,000 Active
19. 2024-02-01
    historical $1,700
20. 2024-01-23
    listed $1,700
21. 2023-11-01
    price $269,000
22. 2023-09-05
    price $279,000
23. 2023-07-13
    price $289,000
24. 2023-06-16
    listed $269,000
25. 2022-08-02
    soldstatus $76,000
26. 2022-07-29
    soldstatus $76,000 Closed
27. 2022-07-13
    status Pending
28. 2022-07-05
    status Active
29. 2022-06-30
    status Pending
30. 2022-06-24
    listed $130,000 Active
31. 2022-06-24
    listed $130,000
32. 2020-04-20
    soldstatus $5,053
33. 2015-06-04
    soldstatus $70,000
34. 2015-05-22
    soldstatus $70,000 Sold
35. 2015-03-05
    listed $82,500
36. 2015-03-05
    listed $82,500
37. 2009-05-27
    soldstatus $143,000
38. 2007-09-28
    listed $130,000
39. 2007-09-28
    listed $130,000
40. 2007-09-06
    soldstatus $27,500
41. 2002-05-24
    soldstatus $97,500
42. 2002-02-07
    listed $110,000
43. 2002-02-07
    listed $110,000

ⓘ 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: $1,836 · $153/mo
• Projected year-2 tax: $1,836 · $153/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 · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,290
• − Mortgage interest: −$14,284
• − Property taxes: −$1,836
• − Insurance: −$2,072
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − Depreciation: −$7,418
• Taxable loss: −$1,848
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $2,836/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 — Arabi

• Score: 71/100
• State rank: #45
• US rank: #6891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arabi, LA
• City population: 4,436
• Population (ZIP): 4,436

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 0.59)
• Race & ethnicity: White 60% Black 18% Hispanic / Latino 14% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 13% Serbian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 3% Arabic 2%

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: ▼ -121.18%
• Current HPI: 224.6827
• 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

+131.8% since first listed

30 events — show timeline

• 2026-04-20 Listed $255,000 AcadianaMLS
• 2026-04-17 Listed $255,000 GSREIN
• 2025-08-02 Price Changed $264,000 AcadianaMLS
• 2025-08-02 Price Changed $264,000 GSREIN
• 2025-05-26 Listed $269,000 AcadianaMLS
• 2024-02-01 Rental Removed $1,700 GSREIN
• 2024-01-23 Listed for Rent $1,700 GSREIN
• 2023-11-01 Price Changed $269,000 GSREIN
• 2023-09-05 Price Changed $279,000 GSREIN
• 2023-07-13 Price Changed $289,000 GSREIN
• 2023-06-16 Listed $269,000 AcadianaMLS
• 2022-08-02 Sold (Public Records) $76,000 Public Records
• 2022-07-29 Sold (MLS) $76,000 GSREIN
• 2022-07-13 Pending — GSREIN
• 2022-07-05 Relisted — GSREIN
• 2022-06-30 Pending — GSREIN
• 2022-06-24 Listed $130,000 AcadianaMLS
• 2022-06-24 Listed $130,000 GSREIN
• 2020-04-20 Sold (Public Records) $5,053 Public Records
• 2015-06-04 Sold (Public Records) $70,000 Public Records
• 2015-05-22 Sold (MLS) $70,000 GSREIN
• 2015-03-05 Listed $82,500 AcadianaMLS
• 2015-03-05 Listed $82,500 GSREIN
• 2009-05-27 Sold (Public Records) $143,000 Public Records
• 2007-09-28 Listed $130,000 GSREIN
• 2007-09-28 Listed $130,000 AcadianaMLS
• 2007-09-06 Sold (Public Records) $27,500 Public Records
• 2002-05-24 Sold (MLS) $97,500 GSREIN
• 2002-02-07 Listed $110,000 GSREIN
• 2002-02-07 Listed $110,000 AcadianaMLS

Property tax history

+0.2%/yr

Latest (2025): $1,836 · +57.8% YoY. Source: county tax records.