110 Alexander Pl · Arabi, LA 70032

$315,000

4 bd · 3.0 ba · 1,650 sqft · SingleFamily · 177 Days on market

Built 2002 $191/sqft · 9% above area Est $290k · 9% 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 +15.2/30.0
• Schools +5.0/10.0
• DSCR +4.7/10.0
• ARV discount +3.6/15.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Old Arabi charming cottage sits in cul-de-sac with garage apt. House has New Roof, 4 bedrooms and 2 baths, just beautifully renovated with open floor plan, stainless appliances large island, no carpet, garage apt is approx. 768 sq ft. Just mins to New Orleans French Quarters, Bywater, Marigny and CBD.

Key facts

• Open floor plan
• No carpet
• Stainless appliances

Tags

• CUL-DE-SAC
• NEW ROOF
• OPEN FLOOR PLAN
• STAINLESS APPLIANCES
• LARGE ISLAND
• NO CARPET

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $42 ($507/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 $261k (17.1% below list).
• Recommended offer: $261k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.3% in Arabi — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $2k of loan paydown is wiped out by about $9k 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 177 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $315k implies a 133% 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 $261,071 (17.1% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.83% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

• ARV (median comp): $290,171
• List price: $315,000
• Delta: 8.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Livingston Ave	0.20mi	3/2.0 (-1)	1,559 (-6%)	1mo	$235,000	$151	72
7211 Claiborne Ct	0.19mi	3/2.0 (-1)	1,589 (-4%)	6mo	$290,000	$183	70
105 Cougar Dr	0.50mi	4/2.5	1,700 (+3%)	6mo	$299,000	$176	64
1808 Mehle Ave	0.35mi	3/2.5 (-1)	1,800 (+9%)	6mo	$327,000	$182	57
1819 Angela Ave	0.54mi	3/2.0 (-1)	1,739 (+5%)	0mo	$314,500	$181	56
1702 Schnell Dr	0.58mi	3/2.5 (-1)	1,739 (+5%)	2mo	$325,000	$187	55
300 Parish Dr	0.36mi	3/2.0 (-1)	1,822 (+10%)	2mo	$239,900	$132	55
6231-33 Dauphine St	0.71mi	4/4.0	1,608 (-2%)	6mo	$85,000	$53	53
316 Sable Dr	0.39mi	3/2.5 (-1)	1,455 (-12%)	3mo	$224,000	$154	53
6435 Urquhart St	0.48mi	3/2.5 (-1)	1,443 (-12%)	1mo	$235,000	$163	49
325 Chinchilla Dr	0.72mi	4/2.0	1,813 (+10%)	7mo	$344,900	$190	40
412 Genet Dr	0.66mi	3/2.0 (-1)	1,850 (+12%)	0mo	$350,000	$189	40

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-48,410
• Equity at exit: $46,968

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-38,920
• Equity at exit: $27,235

Cash invested: $88,200 (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 70032

• Active inventory: 99
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,611 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$171 /mo · $2,047/yr
• Insurance: −$131
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $42

Break-even live

Break-even rent $2,557

Max offer price $315,000

Occupancy floor 93%

Sensitivity live

Price	-10% $221	-5% $131	+0% $42	+5% $-47	+10% $-136
Rent	-10% $-164	-5% $-61	+0% $42	+5% $145	+10% $248
Rate	-1.0pp $201	-0.5pp $122	base $42	+0.5pp $-39	+1.0pp $-122

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1239 Center St Arabi, LA	4.0	2.0	1922	$3,500	$1.82	3d	1	0.07mi
1019 Center St Arabi, LA	5.0	3.0	1973	$5,888	$2.98	2d	1	0.25mi
1511 Schnell Dr Arabi, LA	4.0	3.0	1700	$1,850	$1.09	4d	1	0.30mi
1333 Angela Ave Arabi, LA	3.0	2.0	1090	$1,850	$1.70	3d	1	0.36mi
1529 Schnell Dr Arabi, LA	3.0	2.5	1736	$2,600	$1.50	2d	1	0.38mi
310 Lynx Dr Arabi, LA	3.0	2.0	1050	$1,775	$1.69	24d	1	0.45mi
6900 Royal St Arabi, LA	3.0	2.0	1579	$5,888	$3.73	3d	1	0.51mi
309 Fawn Dr Arabi, LA	3.0	2.5	1745	$2,500	$1.43	2d	1	0.53mi
7532 Patricia St Arabi, LA	4.0	3.0	2099	$2,200	$1.05	44d	1	0.58mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	3d	1	0.59mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	3d	1	0.59mi
2012 Esteban St Arabi, LA	3.0	2.0	1466	$2,500	$1.71	11d	1	0.60mi
438 Friscoville Ave Arabi, LA	3.0	2.0	1500	$3,200	$2.13	3d	1	0.63mi
1714 Tricou St New Orleans, LA	3.0	2.0	1271	$1,900	$1.49	24d	1	0.68mi
424 Chinchilla Dr Arabi, LA	3.0	2.0	1735	$3,500	$2.02	17d	1	0.74mi
2301 Esteban St Arabi, LA	3.0	1.0	1102	$1,800	$1.63	15d	1	0.76mi
6038 N Rampart St New Orleans, LA	3.0	2.0	1080	$1,795	$1.66	24d	1	0.78mi
1824 Saint Maurice Ave New Orleans, LA	4.0	2.0	1500	$1,500	$1.00	24d	1	0.78mi
1201 Gordon St New Orleans, LA	3.0	2.5	1367	$1,900	$1.39	18d	1	0.78mi
1901 Tupelo St New Orleans, LA	3.0	2.5	1568	$2,300	$1.47	4d	1	0.83mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	4d	1	0.95mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1178	$1,600	$1.36	24d	1	0.95mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	4d	1	0.95mi
1314 Lamanche St New Orleans, LA	4.0	1.0	1300	$2,100	$1.62	17d	1	0.98mi
1925 Alabo St Unit A New Orleans, LA	3.0	2.0	1199	$1,500	$1.25	22d	1	1.00mi
1327 Fats Domino Ave Unit B New Orleans, LA	4.0	2.0	1200	$2,200	$1.83	17d	1	1.02mi
1327 Fats Domino Ave Unit A New Orleans, LA	3.0	2.0	1200	$1,900	$1.58	4d	1	1.02mi
114 8th St Chalmette, LA	3.0	1.0	1275	$1,695	$1.33	44d	1	1.06mi
5461 Saint Claude Ave New Orleans, LA	4.0	2.0	1250	$2,350	$1.88	24d	1	1.11mi
5459 Saint Claude Ave Unit 5461 New Orleans, LA	4.0	2.0	1454	$2,350	$1.62	24d	1	1.12mi
906 Flood St New Orleans, LA	3.0	3.0	1174	$1,700	$1.45	3d	1	1.13mi
1422 Andry St New Orleans, LA	3.0	2.0	1100	$1,400	$1.27	4d	1	1.23mi
5618 N Tonti St New Orleans, LA	3.0	2.0	1128	$1,550	$1.37	24d	1	1.28mi
617 Forstall St New Orleans, LA	3.0	2.0	1262	$2,200	$1.74	4d	1	1.42mi
2539 Fats Domino Ave New Orleans, LA	3.0	2.0	1184	$1,850	$1.56	21d	1	1.44mi
619 Reynes St New Orleans, LA	3.0	2.0	1318	$2,100	$1.59	17d	1	1.48mi

Listing history 29 events

1. 2026-06-18
   days on market $315,000 Active 177 DOM
2. 2026-06-17
   days on market $315,000 Active 176 DOM
3. 2026-06-16
   days on market $315,000 Active 175 DOM
4. 2026-06-15
   days on market $315,000 Active 174 DOM
5. 2026-06-13
   days on market $315,000 Active 172 DOM
6. 2026-06-10
   days on market $315,000 Active 169 DOM
7. 2026-06-09
   days on market $315,000 Active 168 DOM
8. 2026-06-08
   days on market $315,000 Active 167 DOM
9. 2026-06-07
   days on market $315,000 Active 166 DOM
10. 2026-06-03
    days on market $315,000 Active 162 DOM
11. 2026-06-02
    days on market $315,000 Active 161 DOM
12. 2026-06-02
    price $315,000 Active 160 DOM
13. 2026-06-01
    days on market $325,000 Active 160 DOM
14. 2026-05-31
    days on market $325,000 Active 159 DOM
15. 2026-03-05
    price $325,000 302-char remark

    Show marketing remark (302 chars)

    Old Arabi charming cottage sits in cul-de-sac with garage apt. House has New Roof, 4 bedrooms and 2 baths, just beautifully renovated with open floor plan, stainless appliances large island, no carpet, garage apt is approx. 768 sq ft. Just mins to New Orleans French Quarters, Bywater, Marigny and CBD.

16. 2026-03-05
    price $325,000 302-char remark

    Show marketing remark (302 chars)

    Old Arabi charming cottage sits in cul-de-sac with garage apt. House has New Roof, 4 bedrooms and 2 baths, just beautifully renovated with open floor plan, stainless appliances large island, no carpet, garage apt is approx. 768 sq ft. Just mins to New Orleans French Quarters, Bywater, Marigny and CBD.

17. 2026-01-22
    price $335,000 302-char remark

    Show marketing remark (302 chars)

    Old Arabi charming cottage sits in cul-de-sac with garage apt. House has New Roof, 4 bedrooms and 2 baths, just beautifully renovated with open floor plan, stainless appliances large island, no carpet, garage apt is approx. 768 sq ft. Just mins to New Orleans French Quarters, Bywater, Marigny and CBD.

18. 2026-01-22
    price $335,000 302-char remark

    Show marketing remark (302 chars)

    Old Arabi charming cottage sits in cul-de-sac with garage apt. House has New Roof, 4 bedrooms and 2 baths, just beautifully renovated with open floor plan, stainless appliances large island, no carpet, garage apt is approx. 768 sq ft. Just mins to New Orleans French Quarters, Bywater, Marigny and CBD.

19. 2025-12-04
    listed $349,900 Active 302-char remark

    Show marketing remark (302 chars)

    Old Arabi charming cottage sits in cul-de-sac with garage apt. House has New Roof, 4 bedrooms and 2 baths, just beautifully renovated with open floor plan, stainless appliances large island, no carpet, garage apt is approx. 768 sq ft. Just mins to New Orleans French Quarters, Bywater, Marigny and CBD.

20. 2025-12-04
    listed $349,900 Active 302-char remark

    Show marketing remark (302 chars)

    Old Arabi charming cottage sits in cul-de-sac with garage apt. House has New Roof, 4 bedrooms and 2 baths, just beautifully renovated with open floor plan, stainless appliances large island, no carpet, garage apt is approx. 768 sq ft. Just mins to New Orleans French Quarters, Bywater, Marigny and CBD.

21. 2009-11-24
    soldstatus $135,000
22. 2008-11-18
    soldstatus $30,000
23. 2008-11-14
    soldstatus $30,000
24. 2008-07-13
    listed $49,900
25. 2008-07-13
    listed $49,900
26. 2003-05-30
    soldstatus $121,000
27. 2002-01-02
    soldstatus $55,000
28. 2001-09-23
    listed $79,900
29. 2001-09-23
    listed $79,900

ⓘ 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: $2,047 · $171/mo
• Projected year-2 tax: $2,047 · $171/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: $31,329
• − Mortgage interest: −$17,645
• − Property taxes: −$2,047
• − Insurance: −$2,372
• − Repairs & maintenance: −$2,506
• − Management: −$2,506
• − Depreciation: −$9,164
• Taxable loss: −$4,912
• Est. tax savings @ 24.0%: +$1,179
• After-tax cash flow: $1,686/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

+306.8% since first listed

15 events — show timeline

• 2026-03-05 Price Changed $325,000 AcadianaMLS
• 2026-03-05 Price Changed $325,000 GSREIN
• 2026-01-22 Price Changed $335,000 AcadianaMLS
• 2026-01-22 Price Changed $335,000 GSREIN
• 2025-12-04 Listed $349,900 GSREIN
• 2025-12-04 Listed $349,900 AcadianaMLS
• 2009-11-24 Sold (Public Records) $135,000 Public Records
• 2008-11-18 Sold (Public Records) $30,000 Public Records
• 2008-11-14 Sold (MLS) $30,000 GSREIN
• 2008-07-13 Listed $49,900 AcadianaMLS
• 2008-07-13 Listed $49,900 GSREIN
• 2003-05-30 Sold (Public Records) $121,000 Public Records
• 2002-01-02 Sold (MLS) $55,000 GSREIN
• 2001-09-23 Listed $79,900 GSREIN
• 2001-09-23 Listed $79,900 AcadianaMLS

Property tax history

+1.4%/yr

Latest (2025): $2,047 · +2.3% YoY. Source: county tax records.