209 Janet Dr · St. Rose, LA 70087

$150,000

4 bd · 2.0 ba · 1,740 sqft · SingleFamily public records · 22 Days on market

Built 1983 6,098 sqft lot Est $254k · 41% 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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.1/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits! This home has good bones with a 3 year old roof, and is ready for a new owner to add updates and personal touches. Functional layout with solid potential, perfect for a homeowner looking to customize or an investor seeking value. Located in an established area with convenient access to local amenities. A little love will go a long way.

Key facts

• 6,098 sq ft lot
• 2 parking spots
• Built 1983

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water service; Public sewer service
• Home design: Detached single-family residence; Residential property
• Construction: Vinyl siding and brick exterior; Slab foundation
• Exterior features: Public water; Public sewer; Lot roughly 50 x 117 (approx. 0.14 acre); Subdivision: Dianne Place

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Window unit cooling
• Interior features: Central heating; Window air conditioning units

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 20 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 33y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.54%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $254,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Pinto Ln	0.48mi	3/2.5 (-1)	1,796 (+3%)	3mo	$262,000	$146	63
406 Saint Rose Ave	0.23mi	3/2.0 (-1)	1,600 (-8%)	11mo	$230,000	$144	62
318 Saint Rose Ave	0.34mi	3/3.0 (-1)	1,867 (+7%)	3mo	$210,000	$112	61
710 Oak St	0.21mi	3/2.0 (-1)	1,520 (-13%)	13mo	$263,000	$173	53
16 Canyon Ln	0.36mi	3/2.0 (-1)	1,855 (+7%)	21mo	$345,000	$186	50
240 Dianne Dr	0.15mi	3/2.0 (-1)	1,520 (-13%)	22mo	$205,000	$135	48
221 Oak St	0.47mi	3/2.0 (-1)	1,574 (-10%)	11mo	$260,000	$165	48
12 Canyon Ln	0.38mi	3/2.0 (-1)	1,855 (+7%)	22mo	$350,000	$189	48
115 Riverview Dr	0.70mi	3/2.0 (-1)	1,715 (-1%)	20mo	$179,000	$104	43
101 Oak St	0.62mi	3/3.5 (-1)	1,602 (-8%)	7mo	$264,900	$165	41
13 Sombrero Ln	0.51mi	3/2.0 (-1)	1,900 (+9%)	23mo	$265,000	$139	37
139 Riverview Dr	0.72mi	3/2.0 (-1)	1,552 (-11%)	8mo	$205,000	$132	37

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-13,169
• Equity at exit: $22,365

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,114
• Equity at exit: $12,969

Cash invested: $42,000 (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 70087

• Home prices YoY: -11.0%
• Active inventory: 20
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,658 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$162 /mo · $1,941/yr
• Insurance: −$62
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $174

Break-even live

Break-even rent $1,438

Max offer price $150,000

Occupancy floor 85%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $150,000 Active 22 DOM
2. 2026-06-17
   days on market $150,000 Active 21 DOM
3. 2026-06-16
   days on market $150,000 Active 20 DOM
4. 2026-06-15
   days on market $150,000 Active 19 DOM
5. 2026-06-13
   pricedays on market $150,000 Active 17 DOM
6. 2026-06-13
   days on market $170,000 Active 16 DOM
7. 2026-06-10
   days on market $170,000 Active 14 DOM
8. 2026-06-09
   days on market $170,000 Active 13 DOM
9. 2026-06-08
   days on market $170,000 Active 12 DOM
10. 2026-06-07
    days on market $170,000 Active 11 DOM
11. 2026-06-05
    days on market $170,000 Active 8 DOM
12. 2026-06-03
    days on market $170,000 Active 7 DOM
13. 2026-06-02
    days on market $170,000 Active 6 DOM
14. 2026-06-01
    days on market $170,000 Active 5 DOM
15. 2026-05-31
    days on market $170,000 Active 4 DOM
16. 2026-05-27
    listed $170,000 Active

    Show marketing remark (357 chars)

    Opportunity awaits! This home has good bones with a 3 year old roof, and is ready for a new owner to add updates and personal touches. Functional layout with solid potential, perfect for a homeowner looking to customize or an investor seeking value. Located in an established area with convenient access to local amenities. A little love will go a long way.

17. 2026-05-27
    listed $170,000 Active 357-char remark

    Show marketing remark (357 chars)

    Opportunity awaits! This home has good bones with a 3 year old roof, and is ready for a new owner to add updates and personal touches. Functional layout with solid potential, perfect for a homeowner looking to customize or an investor seeking value. Located in an established area with convenient access to local amenities. A little love will go a long way.

18. 2017-10-25
    soldstatus $130,000
19. 2013-11-08
    soldstatus $131,500
20. 1999-03-25
    soldstatus
21. 1999-01-14
    listed $86,900
22. 1999-01-14
    listed $86,900
23. 1995-06-23
    soldstatus
24. 1995-01-09
    listed $69,900
25. 1995-01-09
    listed $69,900
26. 1993-12-31
    soldstatus
27. 1993-10-06
    listed $61,900
28. 1993-10-06
    listed $61,900

ⓘ 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: $1,941 · $162/mo
• Projected year-2 tax: $1,941 · $162/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 6/10 Major FEMA zone A99 · 58% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,892
• − Mortgage interest: −$8,402
• − Property taxes: −$1,941
• − Insurance: −$2,252
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$4,364
• Taxable loss: −$250
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $2,142/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. 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 — St. Rose

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Rose, LA
• Population (ZIP): 6,939

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 43% White 35% Hispanic / Latino 18% Two or more races 5%
• Common ancestry: Lithuanian 9% Italian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Spanish 17% 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: ▼ -27.55%
• Current HPI: 222.4641
• 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

+174.6% since first listed

13 events — show timeline

• 2026-05-27 Listed $170,000 GBRMLS
• 2026-05-27 Listed $170,000 AcadianaMLS
• 2017-10-25 Sold (Public Records) $130,000 Public Records
• 2013-11-08 Sold (Public Records) $131,500 Public Records
• 1999-03-25 Sold (MLS) — GSREIN
• 1999-01-14 Listed $86,900 GSREIN
• 1999-01-14 Listed $86,900 AcadianaMLS
• 1995-06-23 Sold (MLS) — GSREIN
• 1995-01-09 Listed $69,900 AcadianaMLS
• 1995-01-09 Listed $69,900 GSREIN
• 1993-12-31 Sold (MLS) — GSREIN
• 1993-10-06 Listed $61,900 GSREIN
• 1993-10-06 Listed $61,900 AcadianaMLS

Property tax history

+2.7%/yr

Latest (2024): $1,941 · +27.8% YoY. Source: county tax records.