3300 Mount Laurel Dr · Timberlane, LA 70056

$255,000

4 bd · 2.0 ba · 1,600 sqft · SingleFamily · 13 Days on market

Built 1971 Est $237k · 8% over

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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 +15.6/30.0
• DSCR +4.8/10.0
• ARV discount +4.0/15.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 4-bedroom, 2-bath home with 1,600 sq. ft. of functional living space. This home features no carpet, stainless steel appliances, a large primary bedroom, separate dining room, and a spacious living room. The backyard includes a shed for extra storage, making it easy to keep everything organized. A great layout with plenty of room to live, gather, and make it your own.

Key facts

• No carpet
• Separate dining room
• Backyard shed

Tags

• NO CARPET
• STAINLESS STEEL APPLIANCES
• LARGE PRIMARY BEDROOM
• SEPARATE DINING ROOM
• SPACIOUS LIVING ROOM
• BACKYARD SHED

Property features AI

Exterior

• Parking: Three or more parking spaces
• Utilities: Public water; Public sewer
• Home design: One-story layout
• Construction: Brick construction; Shingle roof; Slab foundation; Built in prior years (year built not provided)
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 86/43 x 111/1

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Seven total rooms; Excellent condition

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $42 ($503/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 $207k (18.8% below list).
• Recommended offer: $207k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.2% in Timberlane — 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 78/100 on livability (#10 in LA, #2,662 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Jefferson Parish (suburban): math 24% / reading 34% proficiency, ranked #44 of 98 in LA (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.2%/yr); 163 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 42% of the median local income ($59k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 29y 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 $195k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,961 (18.8% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.81% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $236,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
268 Sugarpine Dr	0.16mi	3/2.0 (-1)	1,575 (-2%)	5mo	$232,999	$148	81
216 Willowbrook Dr	0.44mi	3/2.0 (-1)	1,600 (0%)	6mo	$172,000	$108	70
444 Sugarpine Dr	0.34mi	3/2.0 (-1)	1,697 (+6%)	3mo	$190,000	$112	67
680 Hunterbrook Dr	0.45mi	3/2.0 (-1)	1,632 (+2%)	7mo	$250,000	$153	65
2745 Ridgefield Rd	0.62mi	3/2.0 (-1)	1,570 (-2%)	1mo	$219,500	$140	63
179 Sugarpine Dr	0.39mi	3/2.0 (-1)	1,747 (+9%)	2mo	$355,000	$203	60
660 Grovewood Dr	0.41mi	3/2.0 (-1)	1,450 (-9%)	1mo	$212,000	$146	59
421 Firethorn Dr	0.26mi	3/2.0 (-1)	1,821 (+14%)	1mo	$343,500	$189	59
2772 Ridgefield Rd	0.60mi	3/2.0 (-1)	1,525 (-5%)	1mo	$225,000	$148	58
118 Alpha St	0.61mi	3/2.0 (-1)	1,707 (+7%)	2mo	$264,000	$155	54
624 Taylorbrook Dr	0.34mi	3/2.0 (-1)	1,812 (+13%)	5mo	$215,000	$119	53
2920 Surfwood Dr	0.25mi	3/2.0 (-1)	1,368 (-14%)	7mo	$202,890	$148	53

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.37×
• Total profit: $-44,791
• Equity at exit: $38,021

10-year hold

• IRR: -17.2%
• Equity multiple: 0.17×
• Total profit: $-59,303
• 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 70056

• Rents YoY: -0.2%
• Active inventory: 163
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$106
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $42

Break-even live

Break-even rent $2,017

Max offer price $255,000

Occupancy floor 93%

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
528 Grovewood Dr Gretna, LA	4.0	2.0	1525	$2,200	$1.44	24d	1	0.21mi
520 Wall Blvd Gretna, LA	1.0–3.0	1.0–2.0	1000	$1,545	$1.54	44d	9	0.56mi
2727 Ridgefield Rd Gretna, LA	3.0	2.0	1700	$1,950	$1.15	14d	1	0.66mi
119 Planters Canal Rd Belle Chasse, LA	4.0	3.0	1840	$2,195	$1.19	24d	1	0.70mi
119 Planters Canal Rd Belle Chasse, LA	4.0	3.0	1840	$2,195	$1.19	44d	1	0.70mi
1401 Drake Ln Gretna, LA	3.0	2.0	1296	$2,150	$1.66	24d	1	0.80mi
3251 Wall Blvd Gretna, LA	1.0–3.0	1.0–2.0	1174	$2,500	$2.13	2d	1	0.81mi
829 Bellemeade Blvd Gretna, LA	4.0	2.0	1805	$2,400	$1.33	44d	1	0.87mi
201 Wall Blvd Gretna, LA	3.0	2.0	2220	$2,500	$1.13	44d	1	0.91mi
132 Layburn Ct Terrytown, LA	4.0	2.5	2100	$2,200	$1.05	4d	1	0.97mi
469 Lynnmeade Rd Gretna, LA	3.0	2.0	1964	$2,300	$1.17	24d	1	1.03mi
110 P St Unit B Belle Chasse, LA	3.0	2.0	1467	$2,800	$1.91	2d	1	1.07mi
1028 Kingsway Dr W Gretna, LA	4.0	2.0	1900	$2,400	$1.26	24d	1	1.08mi
937 E Monterey Ct Apt B Terrytown, LA	3.0	2.0	1500	$1,300	$0.87	24d	1	1.23mi
937 E Monterey Ct Apt D Terrytown, LA	4.0	2.0	1500	$1,500	$1.00	24d	1	1.23mi
917 Monterey Ct S Unit b Gretna, LA	3.0	2.0	1500	$1,500	$1.00	44d	1	1.24mi
916 E Monterey Ct Unit A Terrytown, LA	3.0	2.0	1400	$1,600	$1.14	44d	1	1.28mi
2700 Whitney Ave Harvey, LA	3.0	1.0–2.0	844	$1,538	$1.82	2d	11	1.43mi
110 Vista Dr Belle Chasse, LA	3.0	1.5	1217	$1,800	$1.48	3d	1	1.46mi
1500 Lorene Dr Harvey, LA	3.0	1.0–2.0	766	$1,790	$2.34	3d	8	1.46mi
2350 Park Place Dr Gretna, LA	1.0–3.0	1.0–2.0	1000	$1,525	$1.52	44d	5	1.48mi
113 J St Unit A Belle Chasse, LA	3.0	2.0	1090	$1,400	$1.28	44d	1	1.48mi

Listing history 11 events

1. 2026-06-18
   days on market $255,000 Active 13 DOM
2. 2026-06-17
   days on market $255,000 Active 12 DOM
3. 2026-06-16
   days on market $255,000 Active 11 DOM
4. 2026-06-16
   price $255,000 Active 10 DOM
5. 2026-06-15
   days on market $265,000 Active 10 DOM
6. 2026-06-13
   days on market $265,000 Active 8 DOM
7. 2026-06-10
   days on market $265,000 Active 5 DOM
8. 2026-06-09
   days on market $265,000 Active 4 DOM
9. 2026-06-08
   days on market $265,000 Active 3 DOM
10. 2026-06-07
    remarks 383-char remark
11. 2026-06-07
    listed $265,000 Active 2 DOM

ⓘ 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: $998 · $83/mo
• Projected year-2 tax: $1,402 · $117/mo
• Expected delta: +$405/yr (+$34/mo · 40.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,835
• − Mortgage interest: −$14,284
• − Property taxes: −$998
• − Insurance: −$2,072
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − Depreciation: −$7,418
• Taxable loss: −$3,911
• Est. tax savings @ 24.0%: +$939
• After-tax cash flow: $1,441/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: Jefferson Parish
• NCES district ID: 2200840
• Math proficiency: 24% ▼ -36.00%
• Reading proficiency: 34% ▼ -30.00%
• Median HH income: $48,421
• Composite: 25.19/100
• National rank: #7511
• State rank: #44 of 98 in LA

Livability — Timberlane

• Score: 78/100
• State rank: #10
• US rank: #2662

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Timberlane, LA
• County: Jefferson Parish · 426,999 people
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 40,348
• Household income: $59,027
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1623.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 451,696 people
• By 2030: 455,451 · +0.8%
• By 2040: 458,308 · +1.5%
• By 2050: 461,031 · +2.1%
• By 2075: 476,351 · +5.5%
• By 2100: 499,377 · +10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 34% White 32% Hispanic / Latino 26% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Dominican 3%
• Common ancestry: Lithuanian 5% Italian 2% Hispanic 2%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 22% Arabic 5% French/Haitian/Cajun 2%

Political lean MEDSL · Jefferson

• 2024 margin: R (+12.9) · D 42.5% · R 55.5% · Other 2.1%
• 2008→2024 swing: +13.6pp toward D · 2008: -26.6pp · 2024: -12.9pp
• All cycles: 2024: R+12.9 2020: R+11.1 2016: R+14.8 2012: R+18.4 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.20%
• Current HPI: 165.1579
• Rent YoY: ▼ -0.16%
• 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

+223.6% since first listed

16 events — show timeline

• 2026-06-05 Listed $265,000 AcadianaMLS
• 2026-06-05 Listed $265,000 GSREIN
• 2019-04-10 Sold (MLS) $195,000 GSREIN
• 2019-03-07 Pending — GSREIN
• 2019-02-27 Relisted — GSREIN
• 2019-02-18 Pending — GSREIN
• 2019-02-04 Listed $195,000 AcadianaMLS
• 2019-02-04 Listed $195,000 GSREIN
• 2006-12-18 Sold (Public Records) $138,500 Public Records
• 2006-12-15 Sold (MLS) $138,500 GSREIN
• 2006-09-06 Listed $145,000 AcadianaMLS
• 2006-09-06 Listed $145,000 GSREIN
• 1997-07-11 Sold (MLS) $84,500 GSREIN
• 1997-07-01 Sold (Public Records) $84,500 Public Records
• 1997-05-21 Listed $81,900 GSREIN
• 1997-05-21 Listed $81,900 AcadianaMLS

Property tax history

-3.6%/yr

Latest (2025): $998 · -59.4% YoY. Source: county tax records.