131 Belle Grove Dr · Laplace, LA 70068

$290,000

5 bd · 3.5 ba · 3,100 sqft · Land · 383 Days on market

Built 2022 $94/sqft · 11% below area Est $325k · 11% under

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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 +12.3/15.0
• Cash flow +9.5/30.0
• Livability +3.5/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just like New! Only 3 years old - 5 bedrooms (1 currently used as a home office, but would be great as a nursery) 3.5 bathrooms. Nice Kitchen with upgraded countertops and features any chef would love. * Private covered patio perfect for relaxing on summer nights

Key facts

• 3 parking spots
• Built 2022
• Listed 382 days

Tags

• PRIVATE COVERED PATIO

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath land listed at $290k.

Deal economics

• At list price, monthly cash flow is $-630 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (38.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (30.2% below list).
• Recommended offer: $179k (38.4% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Lake Pontchartrain Elementary School (math 12% / reading 24%, grade F, #472 of 646 statewide, top 74%, 754 students, 28% FRL); East St. John Preparatory Academy (math 6% / reading 16%, grade F, #195 of 218 statewide, top 90%, 392 students, 63% FRL); East St. John High School (math 19% / reading 25%, grade F, #171 of 265 statewide, top 66%, 1,459 students, 48% FRL) — zoned schools average 46% FRL vs 82% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 179 active listings in the ZIP; 61 units permitted in St. John the Baptist Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $2k of loan paydown is wiped out by about $9k 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 383 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $290k implies a 729% gain — meaningful room to come down on a strong offer.

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 $178,756 (38.4% 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 383 days. Have you received any prior offers? Is the seller open to a 38% 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. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 11.9

CMA / ARV

• ARV (median comp): $325,000
• List price: $290,000
• Delta: -10.77%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -32.8%
• Equity multiple: -0.07×
• Total profit: $-86,931
• Equity at exit: $43,240

10-year hold

• IRR: -38.5%
• Equity multiple: -0.56×
• Total profit: $-126,657
• Equity at exit: $25,074

Cash invested: $81,200 (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: 179
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,025 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$161 /mo · $1,931/yr
• Insurance: −$121
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-630

Break-even live

Break-even rent $2,822

Max offer price $178,756

Occupancy floor —

Sensitivity live

Price	-10% $-466	-5% $-548	+0% $-630	+5% $-712	+10% $-794
Rent	-10% $-790	-5% $-710	+0% $-630	+5% $-550	+10% $-470
Rate	-1.0pp $-484	-0.5pp $-556	base $-630	+0.5pp $-705	+1.0pp $-781

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $290,000 Active 383 DOM
2. 2026-06-19
   days on market $290,000 Active 381 DOM
3. 2026-06-18
   days on market $290,000 Active 380 DOM
4. 2026-06-17
   days on market $290,000 Active 379 DOM
5. 2026-06-16
   days on market $290,000 Active 378 DOM
6. 2026-06-15
   days on market $290,000 Active 377 DOM
7. 2026-06-14
   days on market $290,000 Active 375 DOM
8. 2026-06-13
   days on market $290,000 Active 374 DOM
9. 2026-06-10
   days on market $290,000 Active 372 DOM
10. 2026-06-09
    days on market $290,000 Active 371 DOM
11. 2026-06-08
    days on market $290,000 Active 370 DOM
12. 2026-06-07
    days on market $290,000 Active 369 DOM
13. 2026-06-02
    days on market $290,000 Active 364 DOM
14. 2026-06-01
    days on market $290,000 Active 363 DOM
15. 2026-05-31
    days on market $290,000 Active 362 DOM
16. 2026-05-30
    days on market $290,000 Active 361 DOM
17. 2026-05-18
    price $290,000 263-char remark

    Show marketing remark (265 chars)

    Just like New! Only 3 years old - 5 bedrooms (1 currently used as a home office, but would be great as a nursery) 3.5 bathrooms. Nice Kitchen with upgraded countertops and features any chef would love. * Private covered patio perfect for relaxing on summer nights

18. 2026-05-18
    price $290,000 265-char remark

    Show marketing remark (265 chars)

    Just like New! Only 3 years old - 5 bedrooms (1 currently used as a home office, but would be great as a nursery) 3.5 bathrooms. Nice Kitchen with upgraded countertops and features any chef would love. * Private covered patio perfect for relaxing on summer nights

19. 2025-07-05
    price $299,000 263-char remark

    Show marketing remark (265 chars)

    Just like New! Only 3 years old - 5 bedrooms (1 currently used as a home office, but would be great as a nursery) 3.5 bathrooms. Nice Kitchen with upgraded countertops and features any chef would love. * Private covered patio perfect for relaxing on summer nights

20. 2025-07-05
    price $299,000 265-char remark

    Show marketing remark (265 chars)

    Just like New! Only 3 years old - 5 bedrooms (1 currently used as a home office, but would be great as a nursery) 3.5 bathrooms. Nice Kitchen with upgraded countertops and features any chef would love. * Private covered patio perfect for relaxing on summer nights

21. 2025-06-03
    listed $310,000 Active 263-char remark

    Show marketing remark (265 chars)

    Just like New! Only 3 years old - 5 bedrooms (1 currently used as a home office, but would be great as a nursery) 3.5 bathrooms. Nice Kitchen with upgraded countertops and features any chef would love. * Private covered patio perfect for relaxing on summer nights

22. 2025-06-03
    listed $310,000 Active 265-char remark

    Show marketing remark (265 chars)

    Just like New! Only 3 years old - 5 bedrooms (1 currently used as a home office, but would be great as a nursery) 3.5 bathrooms. Nice Kitchen with upgraded countertops and features any chef would love. * Private covered patio perfect for relaxing on summer nights

23. 2014-06-20
    soldstatus $35,000
24. 2013-01-24
    listed $39,000
25. 2013-01-24
    listed $39,000

ⓘ 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: $1,931 · $161/mo
• Projected year-2 tax: $1,931 · $161/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: $24,294
• − Mortgage interest: −$16,245
• − Property taxes: −$1,931
• − Insurance: −$6,568
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − Depreciation: −$8,436
• Taxable loss: −$12,773
• Est. tax savings @ 24.0%: +$3,066
• After-tax cash flow: $-4,491/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

+643.6% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $290,000 AcadianaMLS
• 2026-05-18 Price Changed $290,000 GSREIN
• 2025-07-05 Price Changed $299,000 AcadianaMLS
• 2025-07-05 Price Changed $299,000 GSREIN
• 2025-06-03 Listed $310,000 GSREIN
• 2025-06-03 Listed $310,000 AcadianaMLS
• 2014-06-20 Sold (MLS) $35,000 GSREIN
• 2013-01-24 Listed $39,000 AcadianaMLS
• 2013-01-24 Listed $39,000 GSREIN

Property tax history

+15.4%/yr

Latest (2025): $1,931 · +0.1% YoY. Source: county tax records.