22 Edgewood Dr · Destrehan, LA 70047

$235,000

4 bd · 2.0 ba · 2,557 sqft · SingleFamily public records · 65 Days on market

Built 1978 $92/sqft · 40% below area Est $331k · 29% under ↓ 6% 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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• Schools +4.0/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

So much potential for this 4 bedroom, 2 bath, solid brick home! Inviting foyer leads into the living area and formal dining. Kitchen and breakfast area are connected with a bay window to offer natural light. A sunroom was added that connects to the living room and the laundry room. Dual hallways connect 4 spacious bedrooms and hall bath. The primary bedroom has great square footage and a 3 piece bathroom. Home is in need of updating and repair. Please call for details and showing requests!

Key facts

• Garage
• Built 1978
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (17.7% below list).
• Recommended offer: $193k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.6% in Destrehan — 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 75/100 on livability (#20 in LA, #4,010 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F.
• 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.
• Zoned schools: Ethel Schoeffner Elementary School (math 52% / reading 57%, grade C, #93 of 646 statewide, top 15%, 427 students, 43% FRL); Harry M. Hurst Middle School (math 43% / reading 55%, grade C-, #31 of 218 statewide, top 15%, 760 students, 40% FRL); Destrehan High School (math 39% / reading 51%, grade D-, #56 of 265 statewide, top 21%, 1,482 students, 44% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 87 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 65 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,483 (17.7% 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 65 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — 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 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?
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: 0.82% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (median comp): $330,950
• List price: $235,000
• Delta: -28.99%
• 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
35 Devereaux Dr	0.08mi	4/2.0	2,500 (-2%)	18mo	$365,000	$146	77
203 Nottaway Dr	0.34mi	4/2.5	2,491 (-3%)	17mo	$362,000	$145	64
42 Melrose Dr	0.43mi	4/2.5	2,731 (+7%)	6mo	$450,000	$165	62
4 Devereaux Dr	0.18mi	4/3.0	2,296 (-10%)	15mo	$380,000	$166	58
111 Ducayet Dr	0.52mi	4/2.5	2,600 (+2%)	17mo	$359,776	$138	57
18 Landsdowne Ln	0.21mi	4/2.5	2,894 (+13%)	12mo	$357,000	$123	56
2 Devereaux Dr	0.20mi	4/3.0	2,846 (+11%)	16mo	$369,000	$130	55
111 Seven Oaks Ct	0.53mi	3/3.0 (-1)	2,363 (-8%)	0mo	$375,000	$159	53
212 Destrehan Dr	0.67mi	4/2.0	2,732 (+7%)	8mo	$234,500	$86	51
234 Murray Hill Dr	0.57mi	4/3.0	2,400 (-6%)	10mo	$299,000	$125	51
82 Melrose Dr	0.69mi	3/2.0 (-1)	2,201 (-14%)	10mo	$362,000	$164	31
109 Valcour Ln	0.68mi	4/3.0	2,917 (+14%)	12mo	$500,000	$171	30

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: -20.6%
• Equity multiple: 0.29×
• Total profit: $-47,038
• Equity at exit: $35,039

10-year hold

• IRR: -13.7%
• Equity multiple: 0.20×
• Total profit: $-52,335
• Equity at exit: $20,319

Cash invested: $65,800 (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 70047

• Home prices YoY: -14.4%
• Active inventory: 87
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,935 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$215 /mo · $2,575/yr
• Insurance: −$98
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-142

Break-even live

Break-even rent $2,114

Max offer price $209,995

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-75	+0% $-142	+5% $-208	+10% $-275
Rent	-10% $-294	-5% $-218	+0% $-142	+5% $-65	+10% $11
Rate	-1.0pp $-23	-0.5pp $-82	base $-142	+0.5pp $-202	+1.0pp $-264

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Brandon Hall Dr Unit D Destrehan, LA	3.0	2.5	1750	$1,600	$0.91	25d	1	0.10mi
80 Stanton Hall Dr Destrehan, LA	4.0	4.0	1775	$1,850	$1.04	5d	1	0.13mi
91 Rosedown Dr Destrehan, LA	5.0	2.5	3475	$5,000	$1.44	5d	1	1.33mi

Listing history 12 events

1. 2026-05-18
   price $235,000 494-char remark

   Show marketing remark (494 chars)

   So much potential for this 4 bedroom, 2 bath, solid brick home! Inviting foyer leads into the living area and formal dining. Kitchen and breakfast area are connected with a bay window to offer natural light. A sunroom was added that connects to the living room and the laundry room. Dual hallways connect 4 spacious bedrooms and hall bath. The primary bedroom has great square footage and a 3 piece bathroom. Home is in need of updating and repair. Please call for details and showing requests!

2. 2026-05-18
   price $235,000 494-char remark

   Show marketing remark (494 chars)

   So much potential for this 4 bedroom, 2 bath, solid brick home! Inviting foyer leads into the living area and formal dining. Kitchen and breakfast area are connected with a bay window to offer natural light. A sunroom was added that connects to the living room and the laundry room. Dual hallways connect 4 spacious bedrooms and hall bath. The primary bedroom has great square footage and a 3 piece bathroom. Home is in need of updating and repair. Please call for details and showing requests!

3. 2026-03-23
   listed $245,000 Active 494-char remark

   Show marketing remark (494 chars)

   So much potential for this 4 bedroom, 2 bath, solid brick home! Inviting foyer leads into the living area and formal dining. Kitchen and breakfast area are connected with a bay window to offer natural light. A sunroom was added that connects to the living room and the laundry room. Dual hallways connect 4 spacious bedrooms and hall bath. The primary bedroom has great square footage and a 3 piece bathroom. Home is in need of updating and repair. Please call for details and showing requests!

4. 2026-03-23
   listed $245,000 Active 494-char remark

   Show marketing remark (494 chars)

   So much potential for this 4 bedroom, 2 bath, solid brick home! Inviting foyer leads into the living area and formal dining. Kitchen and breakfast area are connected with a bay window to offer natural light. A sunroom was added that connects to the living room and the laundry room. Dual hallways connect 4 spacious bedrooms and hall bath. The primary bedroom has great square footage and a 3 piece bathroom. Home is in need of updating and repair. Please call for details and showing requests!

5. 2025-09-26
   price $235,000
6. 2025-09-24
   price $235,000
7. 2025-07-30
   price $245,000
8. 2025-07-30
   price $245,000
9. 2024-10-16
   price $250,000
10. 2024-07-20
    price $260,000
11. 2024-06-03
    price $270,000
12. 2024-05-14
    listed $250,000 Active

ⓘ 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: $2,575 · $215/mo
• Projected year-2 tax: $2,575 · $215/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 A99 · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 23 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: $23,218
• − Mortgage interest: −$13,164
• − Property taxes: −$2,575
• − Insurance: −$2,678
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$6,836
• Taxable loss: −$5,749
• Est. tax savings @ 24.0%: +$1,380
• After-tax cash flow: $-319/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 — Destrehan

• Score: 75/100
• State rank: #20
• US rank: #4010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Destrehan, LA
• County: Saint Charles Parish · 27,180 people
• City population: 13,220
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 13,220
• Household income: $87,333
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 468.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 20% Hispanic / Latino 8% Two or more races 6% Asian 2%
• Common ancestry: Lithuanian 21% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 6% 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: ▼ -40.34%
• Current HPI: 238.9532
• 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

-6.0% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $235,000 AcadianaMLS
• 2026-05-18 Price Changed $235,000 GSREIN
• 2026-03-23 Listed $245,000 GSREIN
• 2026-03-23 Listed $245,000 AcadianaMLS
• 2025-09-26 Price Changed $235,000 AcadianaMLS
• 2025-09-24 Price Changed $235,000 GSREIN
• 2025-07-30 Price Changed $245,000 AcadianaMLS
• 2025-07-30 Price Changed $245,000 GSREIN
• 2024-10-16 Price Changed $250,000 GSREIN
• 2024-07-20 Price Changed $260,000 GSREIN
• 2024-06-03 Price Changed $270,000 GSREIN
• 2024-05-14 Listed $250,000 AcadianaMLS

Property tax history

+2.2%/yr

Latest (2024): $2,575 · +6.0% YoY. Source: county tax records.