932 Lebeau St · Arabi, LA 70032

$175,000

2 bd · 1.5 ba · 837 sqft · SingleFamily · 104 Days on market

Built 1950 5,998 sqft lot $209/sqft · at area comps Est $169k · at est. ↓ 8% since listing

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Why this score? — see what drove the D- 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 +13.5/30.0
• ARV discount +5.8/15.0
• Schools +5.0/10.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Precious starter home or excellent investment opportunity in highly sought-after Old Arabi. This 2 bedroom, 1.5 bath home offers 837 living square feet and sits on a generous 50 x 120 lot with rear yard access and ample space to add a garage, workshop, or future expansion. The home was extensively renovated following the 2020 tornado, with major improvements including a new roof, siding, HVAC system, and updated components throughout, offering peace of mind for years to come. Inside, you'll find a practical layout featuring an interior laundry room and easy-care flooring throughout -- tile and attractive wood-look laminate with no carpet. Located in an X-500 flood zone (flood insurance not required) and just 2 minutes from New Orleans and 10 minutes to the French Quarter, this property offers convenience, value, and long-term potential in one of the area's most charming historic communities.

Key facts

• New siding
• Rear yard access
• New roof

Tags

• INVESTMENT OPPORTUNITY
• REAR YARD ACCESS
• EXTENSIVELY RENOVATED
• NEW ROOF
• NEW SIDING
• NEW HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-61 ($-734/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (23.0% below list).
• Recommended offer: $135k (23.0% below list) — sets the bar for 1% rule.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k 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 104 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $134,732 (23.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.77% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

• ARV (median comp): $168,776
• List price: $175,000
• Delta: 3.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1325 Angela Ave	0.37mi	2/1.0	855 (+2%)	5mo	$155,000	$181	73
411 Lebeau St	0.38mi	2/1.0	731 (-13%)	4mo	$194,000	$265	56
329 Tricou St	0.65mi	2/1.0	812 (-3%)	15mo	$130,000	$160	50
1311 Delery St	0.51mi	2/1.0	725 (-13%)	8mo	$90,000	$124	45

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-32,283
• Equity at exit: $26,093

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-33,252
• Equity at exit: $15,131

Cash invested: $49,000 (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 70032

• Active inventory: 99
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,347 high
• Mortgage (P&I): −$918
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-61

Break-even live

Break-even rent $1,425

Max offer price $164,200

Occupancy floor 100%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
713 Community St Arabi, LA	2.0	1.0	850	$1,200	$1.41	2d	1	0.17mi
713 Community St Arabi, LA	2.0	1.0	850	$1,200	$1.41	3d	1	0.17mi
505 Center St Unit A Arabi, LA	3.0	1.0	811	$1,300	$1.60	43d	1	0.28mi
6608 Dauphine St Unit 6608 Arabi, LA	2.0	1.0	989	$1,325	$1.34	2d	1	0.30mi
6608 Dauphine St Arabi, LA	2.0	1.0	989	$1,395	$1.41	10d	1	0.30mi
1015 Government St Unit 11 Arabi, LA	2.0	1.0	720	$999	$1.39	43d	1	0.31mi
6530 Royal St Arabi, LA	2.0	2.0	860	$1,550	$1.80	43d	1	0.37mi
1333 Angela Ave Arabi, LA	3.0	2.0	1090	$1,850	$1.70	2d	1	0.40mi
1414 Alexander Ave Unit B Arabi, LA	2.0	2.0	1000	$1,600	$1.60	43d	1	0.43mi
716 Delery St Unit 716 New Orleans, LA	2.0	1.0	900	$1,200	$1.33	23d	1	0.49mi
1420 Delery St New Orleans, LA	2.0	1.0	900	$1,250	$1.39	11d	1	0.57mi
1334 Tricou St New Orleans, LA	2.0	1.0	1117	$1,500	$1.34	21d	1	0.59mi
6038 N Rampart St New Orleans, LA	3.0	2.0	1080	$1,795	$1.66	23d	1	0.65mi
7616 W Judge Perez Dr Unit A Arabi, LA	1.0	1.0	550	$1,000	$1.82	43d	1	0.66mi
7616 W Judge Perez Dr Unit B Arabi, LA	2.0	1.0	750	$1,200	$1.60	2d	1	0.66mi
637 Tupelo St New Orleans, LA	1.0	1.0	663	$1,100	$1.66	23d	1	0.66mi
310 Lynx Dr Arabi, LA	3.0	2.0	1050	$1,775	$1.69	23d	1	0.68mi
6019 Royal St New Orleans, LA	2.0	1.0	790	$1,200	$1.52	23d	1	0.70mi
6002 Saint Claude Ave New Orleans, LA	2.0	2.0	965	$1,275	$1.32	21d	1	0.70mi
1030 Gordon St New Orleans, LA	2.0	1.0	675	$1,200	$1.78	3d	1	0.72mi
1030 Gordon St New Orleans, LA	2.0	1.0	675	$1,200	$1.78	2d	1	0.72mi
1030 Gordon St New Orleans, LA	2.0	1.0	675	$12,000	$17.78	43d	1	0.72mi
5805 Saint Claude Ave New Orleans, LA	2.0	1.0	800	$1,200	$1.50	23d	1	0.81mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	2d	1	0.90mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	3d	1	0.90mi
5900 N Derbigny St Unit 1 New Orleans, LA	3.0	2.0	1000	$1,950	$1.95	3d	1	0.92mi
2301 Esteban St Arabi, LA	3.0	1.0	1102	$1,800	$1.63	14d	1	0.99mi
18 Saint Claude Ct New Orleans, LA	3.0	1.0	864	$1,200	$1.39	11d	1	1.03mi
5434 Chartres St New Orleans, LA	2.0	1.0	800	$1,150	$1.44	23d	1	1.05mi
101 4th St Unit B Chalmette, LA	2.0	1.0	650	$1,400	$2.15	43d	1	1.09mi
101 4th St Unit A Chalmette, LA	2.0	2.0	680	$1,450	$2.13	43d	1	1.09mi
1449 Andry St New Orleans, LA	2.0	1.0	833	$1,300	$1.56	23d	1	1.16mi
8401 Livingston Ave Unit D Chalmette, LA	2.0	1.5	1100	$1,200	$1.09	43d	1	1.16mi
1422 Andry St New Orleans, LA	3.0	2.0	1100	$1,400	$1.27	3d	1	1.18mi
1810 Fats Domino Ave New Orleans, LA	2.0	2.0	975	$916	$0.94	23d	1	1.18mi
3016 Jean Lafitte Pkwy Ste B Chalmette, LA	1.0	1.0	750	$1,000	$1.33	3d	1	1.19mi
5109 Burgundy St New Orleans, LA	2.0	1.0	1122	$1,474	$1.31	17d	1	1.24mi
918 Forstall St New Orleans, LA	2.0	1.0	800	$2,290	$2.86	23d	1	1.28mi
920 Forstall St New Orleans, LA	2.0	1.0	800	$1,600	$2.00	23d	1	1.28mi
816 Forstall St New Orleans, LA	3.0	1.0	850	$1,600	$1.88	23d	1	1.28mi

Listing history 17 events

1. 2026-06-18
   days on market $175,000 Active 104 DOM
2. 2026-06-17
   days on market $175,000 Active 103 DOM
3. 2026-06-16
   days on market $175,000 Active 102 DOM
4. 2026-06-15
   days on market $175,000 Active 101 DOM
5. 2026-06-13
   days on market $175,000 Active 99 DOM
6. 2026-06-10
   days on market $175,000 Active 96 DOM
7. 2026-06-09
   days on market $175,000 Active 95 DOM
8. 2026-06-08
   days on market $175,000 Active 94 DOM
9. 2026-06-07
   days on market $175,000 Active 93 DOM
10. 2026-06-03
    days on market $175,000 Active 89 DOM
11. 2026-06-02
    days on market $175,000 Active 88 DOM
12. 2026-06-01
    days on market $175,000 Active 87 DOM
13. 2026-05-31
    days on market $175,000 Active 86 DOM
14. 2026-05-06
    price $175,000 904-char remark

    Show marketing remark (909 chars)

    Precious starter home or excellent investment opportunity in highly sought-after Old Arabi. This 2 bedroom, 1.5 bath home offers 837 living square feet and sits on a generous 50 x 120 lot with rear yard access and ample space to add a garage, workshop, or future expansion. The home was extensively renovated following the 2020 tornado, with major improvements including a new roof, siding, HVAC system, and updated components throughout, offering peace of mind for years to come. Inside, you'll find a practical layout featuring an interior laundry room and easy-care flooring throughout — tile and attractive wood-look laminate with no carpet. Located in an X-500 flood zone (flood insurance not required) and just 2 minutes from New Orleans and 10 minutes to the French Quarter, this property offers convenience, value, and long-term potential in one of the area's most charming historic communities.

15. 2026-05-06
    price $175,000 909-char remark

    Show marketing remark (909 chars)

    Precious starter home or excellent investment opportunity in highly sought-after Old Arabi. This 2 bedroom, 1.5 bath home offers 837 living square feet and sits on a generous 50 x 120 lot with rear yard access and ample space to add a garage, workshop, or future expansion. The home was extensively renovated following the 2020 tornado, with major improvements including a new roof, siding, HVAC system, and updated components throughout, offering peace of mind for years to come. Inside, you'll find a practical layout featuring an interior laundry room and easy-care flooring throughout — tile and attractive wood-look laminate with no carpet. Located in an X-500 flood zone (flood insurance not required) and just 2 minutes from New Orleans and 10 minutes to the French Quarter, this property offers convenience, value, and long-term potential in one of the area's most charming historic communities.

16. 2026-03-06
    listed $190,000 Active 904-char remark

    Show marketing remark (909 chars)

    Precious starter home or excellent investment opportunity in highly sought-after Old Arabi. This 2 bedroom, 1.5 bath home offers 837 living square feet and sits on a generous 50 x 120 lot with rear yard access and ample space to add a garage, workshop, or future expansion. The home was extensively renovated following the 2020 tornado, with major improvements including a new roof, siding, HVAC system, and updated components throughout, offering peace of mind for years to come. Inside, you'll find a practical layout featuring an interior laundry room and easy-care flooring throughout — tile and attractive wood-look laminate with no carpet. Located in an X-500 flood zone (flood insurance not required) and just 2 minutes from New Orleans and 10 minutes to the French Quarter, this property offers convenience, value, and long-term potential in one of the area's most charming historic communities.

17. 2026-03-06
    listed $190,000 Active 909-char remark

    Show marketing remark (909 chars)

    Precious starter home or excellent investment opportunity in highly sought-after Old Arabi. This 2 bedroom, 1.5 bath home offers 837 living square feet and sits on a generous 50 x 120 lot with rear yard access and ample space to add a garage, workshop, or future expansion. The home was extensively renovated following the 2020 tornado, with major improvements including a new roof, siding, HVAC system, and updated components throughout, offering peace of mind for years to come. Inside, you'll find a practical layout featuring an interior laundry room and easy-care flooring throughout — tile and attractive wood-look laminate with no carpet. Located in an X-500 flood zone (flood insurance not required) and just 2 minutes from New Orleans and 10 minutes to the French Quarter, this property offers convenience, value, and long-term potential in one of the area's most charming historic communities.

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$141/yr (+$12/mo · 17.2%)

ⓘ 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: $16,168
• − Mortgage interest: −$9,803
• − Property taxes: −$821
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$5,091
• Taxable loss: −$3,806
• Est. tax savings @ 24.0%: +$913
• After-tax cash flow: $180/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

-7.9% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $175,000 AcadianaMLS
• 2026-05-06 Price Changed $175,000 GSREIN
• 2026-03-06 Listed $190,000 GSREIN
• 2026-03-06 Listed $190,000 AcadianaMLS

Property tax history

+1.7%/yr

Latest (2025): $821 · -0.7% YoY. Source: county tax records.