656 Magnolia Ave · Laplace, LA 70068

$190,000

3 bd · 2.0 ba · 1,857 sqft · SingleFamily · 233 Days on market

Built 2013 6,098 sqft lot $102/sqft · 14% below area Est $222k · 14% 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 +19.5/30.0
• ARV discount +13.9/15.0
• DSCR +6.2/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential in this spacious home situated on a large corner lot, complete with an additional adjoining lot providing ample parking and outdoor space. The property offers plenty of room to spread out and enjoy peaceful country living. Property Features: Expansive floor plan with multiple living areas Large utility/laundry room Screened back porch ideal for relaxing or entertaining Generous yard featuring a swing set and play area for children Kitchen appliances and refrigerator included Multiple outdoor storage buildings remain with the property Roof replaced approximately 3 years ago Home requires some TLC, offering a great opportunity for customization and value-add improvements Enjoy the quiet of rural life while maintaining plenty of space for hobbies, family, and gatherings. Perfect for buyers seeking a spacious property with excellent potential.

Key facts

• Screened back porch
• Generous yard
• Large corner lot

Tags

• LARGE CORNER LOT
• ADDITIONAL ADJOINING LOT
• SCREENED BACK PORCH
• GENEROUS YARD
• ROOF REPLACED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (7.3% below list).
• Recommended offer: $153k (19.5% below list) — sets the bar for cash-flow.
• Cap rate 7.7% vs local median 4.8% in Laplace — 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 70/100 on livability (#61 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• St. John The Baptist Parish (suburban): math 13% / reading 25% proficiency, ranked #68 of 98 in LA (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 180 active listings in the ZIP; 61 units permitted in St. John the Baptist Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• St. John the Baptist County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $50k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (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 $152,935 (19.5% 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 233 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.93% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (median comp): $221,635
• List price: $190,000
• Delta: -14.27%
• 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
621 Camelia Ave	0.13mi	3/2.0	1,836 (-1%)	23mo	$179,900	$98	73
600 Gardenia St	0.19mi	3/2.0	1,680 (-10%)	22mo	$225,000	$134	57
101 Portrush Dr	0.69mi	3/2.0	1,826 (-2%)	10mo	$279,000	$153	56
145 Portrush Dr	0.73mi	3/2.0	1,950 (+5%)	3mo	$200,000	$103	55
616 Foxwood Ln	0.39mi	3/2.0	1,757 (-5%)	21mo	$255,000	$145	55
132 Portrush Dr	0.66mi	3/2.0	1,710 (-8%)	8mo	$275,000	$161	49
138 Portrush Dr	0.68mi	3/2.0	1,724 (-7%)	10mo	$260,000	$151	48
111 Portrush Dr	0.67mi	3/2.0	2,108 (+14%)	2mo	$325,000	$154	45
568 Foxwood Ave	0.46mi	3/2.0	1,605 (-14%)	17mo	$254,950	$159	42
528 Foxwood Ln	0.46mi	4/2.0 (+1)	2,050 (+10%)	21mo	$285,000	$139	39
404 Camelia Ave	0.55mi	3/2.0	2,064 (+11%)	23mo	$205,000	$99	37
413 Camelia Ave	0.52mi	4/3.5 (+1)	2,119 (+14%)	22mo	$298,500	$141	23

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: -24.2%
• Equity multiple: 0.17×
• Total profit: $-43,948
• Equity at exit: $28,330

10-year hold

• IRR: -19.1%
• Equity multiple: -0.03×
• Total profit: $-54,650
• Equity at exit: $16,428

Cash invested: $53,200 (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 70068

• Home prices YoY: -20.1%
• Active inventory: 180
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,761 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$99 /mo · $1,185/yr
• Insurance: −$79
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-210

Break-even live

Break-even rent $2,026

Max offer price $152,935

Occupancy floor —

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $190,000 Active 233 DOM
2. 2026-06-18
   days on market $190,000 Active 232 DOM
3. 2026-06-17
   days on market $190,000 Active 231 DOM
4. 2026-06-16
   days on market $190,000 Active 230 DOM
5. 2026-06-15
   days on market $190,000 Active 229 DOM
6. 2026-06-14
   days on market $190,000 Active 227 DOM
7. 2026-06-13
   days on market $190,000 Active 226 DOM
8. 2026-06-10
   days on market $190,000 Active 224 DOM
9. 2026-06-09
   days on market $190,000 Active 223 DOM
10. 2026-06-08
    days on market $190,000 Active 222 DOM
11. 2026-06-07
    days on market $190,000 Active 221 DOM
12. 2026-06-02
    days on market $190,000 Active 216 DOM
13. 2026-06-01
    days on market $190,000 Active 215 DOM
14. 2026-05-31
    days on market $190,000 Active 214 DOM
15. 2026-05-30
    days on market $190,000 Active 213 DOM
16. 2026-02-17
    price $190,000 874-char remark

    Show marketing remark (883 chars)

    Discover the potential in this spacious home situated on a large corner lot, complete with an additional adjoining lot providing ample parking and outdoor space. The property offers plenty of room to spread out and enjoy peaceful country living. Property Features: Expansive floor plan with multiple living areas Large utility/laundry room Screened back porch ideal for relaxing or entertaining Generous yard featuring a swing set and play area for children Kitchen appliances and refrigerator included Multiple outdoor storage buildings remain with the property Roof replaced approximately 3 years ago Home requires some TLC, offering a great opportunity for customization and value-add improvements Enjoy the quiet of rural life while maintaining plenty of space for hobbies, family, and gatherings. Perfect for buyers seeking a spacious property with excellent potential.

17. 2026-02-17
    price $190,000 883-char remark

    Show marketing remark (883 chars)

    Discover the potential in this spacious home situated on a large corner lot, complete with an additional adjoining lot providing ample parking and outdoor space. The property offers plenty of room to spread out and enjoy peaceful country living. Property Features: Expansive floor plan with multiple living areas Large utility/laundry room Screened back porch ideal for relaxing or entertaining Generous yard featuring a swing set and play area for children Kitchen appliances and refrigerator included Multiple outdoor storage buildings remain with the property Roof replaced approximately 3 years ago Home requires some TLC, offering a great opportunity for customization and value-add improvements Enjoy the quiet of rural life while maintaining plenty of space for hobbies, family, and gatherings. Perfect for buyers seeking a spacious property with excellent potential.

18. 2025-11-29
    price $200,000 874-char remark

    Show marketing remark (874 chars)

    Discover the potential in this spacious home situated on a large corner lot, complete with an additional adjoining lot providing ample parking and outdoor space. The property offers plenty of room to spread out and enjoy peaceful country living. Property Features: Expansive floor plan with multiple living areas Large utility/laundry room Screened back porch ideal for relaxing or entertaining Generous yard featuring a swing set and play area for children Kitchen appliances and refrigerator included Multiple outdoor storage buildings remain with the property Roof replaced approximately 3 years ago Home requires some TLC, offering a great opportunity for customization and value-add improvements Enjoy the quiet of rural life while maintaining plenty of space for hobbies, family, and gatherings. Perfect for buyers seeking a spacious property with excellent potential.

19. 2025-11-10
    price $200,000 883-char remark

    Show marketing remark (883 chars)

    Discover the potential in this spacious home situated on a large corner lot, complete with an additional adjoining lot providing ample parking and outdoor space. The property offers plenty of room to spread out and enjoy peaceful country living. Property Features: Expansive floor plan with multiple living areas Large utility/laundry room Screened back porch ideal for relaxing or entertaining Generous yard featuring a swing set and play area for children Kitchen appliances and refrigerator included Multiple outdoor storage buildings remain with the property Roof replaced approximately 3 years ago Home requires some TLC, offering a great opportunity for customization and value-add improvements Enjoy the quiet of rural life while maintaining plenty of space for hobbies, family, and gatherings. Perfect for buyers seeking a spacious property with excellent potential.

20. 2025-10-29
    listed $240,000 Active 874-char remark

    Show marketing remark (883 chars)

    Discover the potential in this spacious home situated on a large corner lot, complete with an additional adjoining lot providing ample parking and outdoor space. The property offers plenty of room to spread out and enjoy peaceful country living. Property Features: Expansive floor plan with multiple living areas Large utility/laundry room Screened back porch ideal for relaxing or entertaining Generous yard featuring a swing set and play area for children Kitchen appliances and refrigerator included Multiple outdoor storage buildings remain with the property Roof replaced approximately 3 years ago Home requires some TLC, offering a great opportunity for customization and value-add improvements Enjoy the quiet of rural life while maintaining plenty of space for hobbies, family, and gatherings. Perfect for buyers seeking a spacious property with excellent potential.

21. 2025-10-29
    listed $240,000 Active 883-char remark

    Show marketing remark (883 chars)

    Discover the potential in this spacious home situated on a large corner lot, complete with an additional adjoining lot providing ample parking and outdoor space. The property offers plenty of room to spread out and enjoy peaceful country living. Property Features: Expansive floor plan with multiple living areas Large utility/laundry room Screened back porch ideal for relaxing or entertaining Generous yard featuring a swing set and play area for children Kitchen appliances and refrigerator included Multiple outdoor storage buildings remain with the property Roof replaced approximately 3 years ago Home requires some TLC, offering a great opportunity for customization and value-add improvements Enjoy the quiet of rural life while maintaining plenty of space for hobbies, family, and gatherings. Perfect for buyers seeking a spacious property with excellent potential.

22. 2021-08-13
    soldstatus $179,500 Closed
23. 2021-06-22
    status Pending
24. 2021-06-17
    listed $175,000
25. 2021-06-17
    listed $175,000 Active
26. 2003-05-22
    soldstatus $109,900
27. 2003-03-14
    listed $109,900
28. 2003-03-14
    listed $109,900

ⓘ 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: $1,185 · $99/mo
• Projected year-2 tax: $1,185 · $99/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 9/10 Extreme FEMA zone AE · 99% 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 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: $21,130
• − Mortgage interest: −$10,643
• − Property taxes: −$1,185
• − Insurance: −$6,068
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$5,527
• Taxable loss: −$5,675
• Est. tax savings @ 24.0%: +$1,362
• After-tax cash flow: $-1,156/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. John The Baptist Parish
• NCES district ID: 2201530
• Math proficiency: 13% ▼ -42.00%
• Reading proficiency: 25% ▼ -39.00%
• Median HH income: $50,280
• Composite: 17.07/100
• National rank: #9120
• State rank: #68 of 98 in LA

Livability — Laplace

• Score: 70/100
• State rank: #61
• US rank: #7898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laplace, LA
• County: Saint John the Baptist Parish · 32,720 people
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 32,720
• Household income: $68,459
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 750.0

Population outlook (St. John the Baptist County) Hauer SSP2

• Today (2025): 40,972 people
• By 2030: 39,295 · -4.1%
• By 2040: 35,902 · -12.4%
• By 2050: 32,988 · -19.5%
• By 2075: 28,661 · -30.0%
• By 2100: 26,456 · -35.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 51% White 34% Hispanic / Latino 9% Two or more races 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 11%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 6% Tagalog/Filipino 1%

Political lean MEDSL · St. John the Baptist

• 2024 margin: Strong D (+29.1) · D 64.0% · R 34.8% · Other 1.2%
• 2008→2024 swing: +12.9pp toward D · 2008: 16.2pp · 2024: 29.1pp
• All cycles: 2024: D+29.1 2020: D+28.2 2016: D+24.5 2012: D+26.3 2008: D+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.04%
• Current HPI: 239.1429
• 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

+72.9% since first listed

13 events — show timeline

• 2026-02-17 Price Changed $190,000 AcadianaMLS
• 2026-02-17 Price Changed $190,000 GBRMLS
• 2025-11-29 Price Changed $200,000 AcadianaMLS
• 2025-11-10 Price Changed $200,000 GBRMLS
• 2025-10-29 Listed $240,000 GBRMLS
• 2025-10-29 Listed $240,000 AcadianaMLS
• 2021-08-13 Sold (MLS) $179,500 GSREIN
• 2021-06-22 Pending — GSREIN
• 2021-06-17 Listed $175,000 GSREIN
• 2021-06-17 Listed $175,000 AcadianaMLS
• 2003-05-22 Sold (MLS) $109,900 GSREIN
• 2003-03-14 Listed $109,900 AcadianaMLS
• 2003-03-14 Listed $109,900 GSREIN

Property tax history

-0.2%/yr

Latest (2025): $1,185 · +0.1% YoY. Source: county tax records.