2600 Pirate Dr · Chalmette, LA 70043

$240,000

4 bd · 2.5 ba · 2,640 sqft · SingleFamily · 54 Days on market

Built 1968 $91/sqft · 24% below area Est $316k · 24% 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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great corner home with 4 bedrooms and 2.5 baths. Mostly updated with wood-look tile floors down and bamboo wood floors up. Kitchen and baths updated with granite counters. Formal living plus dining room, den and bonus room. The primary suite has tray ceilings and a large walk-in closet. A/C only 3 years old, roof 2015, new water heater, new carpet on stairs and an alarm system. Nice side patio and courtyard to enjoy the sunset. Flood zone X.

Key facts

• Bamboo wood floors
• Dining room
• Den

Tags

• WOOD LOOK TILE FLOORS
• BAMBOO WOOD FLOORS
• GRANITE COUNTERS
• FORMAL LIVING
• DINING ROOM
• DEN

Property features AI

Exterior

• Parking: Driveway
• Security: Security system; Closed-circuit cameras
• Utilities: Public water; Public sewer; Water heater (energy-efficient)
• Home design: Two-story home; Very good condition
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built with vinyl siding
• Exterior features: Porch (covered, brick); Patio/porch with covered brick porch; Corner city lot; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Granite counters; Pantry
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tray ceilings; Ceiling fans; Granite counters; Pantry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/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 $237k (1.1% below list).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 5.5% in Chalmette — 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 65/100 on livability (#137 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.
• Market conditions: Rents rising (+3.1%/yr); 209 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 112 units permitted in St. Bernard Parish in 2024 (0 in 5+ unit buildings).
• At $2,374/mo this rent would consume 52% of the median local household income ($55k/yr) (locally 881% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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. 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 54 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y 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 $200k; 20% 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 $232,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.99% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (median comp): $316,232
• List price: $240,000
• Delta: -24.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2501 Jean Lafitte Pkwy	0.14mi	3/2.5 (-1)	2,432 (-8%)	13mo	$282,000	$116	65
25 W Carmack Dr	0.58mi	4/2.5	2,737 (+4%)	20mo	$300,000	$110	50
66 Carolyn Ct	0.71mi	5/2.5 (+1)	2,556 (-3%)	9mo	$462,000	$181	49

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.71×
• Total profit: $-19,219
• Equity at exit: $35,785

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $9,287
• Equity at exit: $20,751

Cash invested: $67,200 (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 70043

• Rents YoY: 3.1%
• Active inventory: 209
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,374 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$146 /mo · $1,749/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $305

Break-even live

Break-even rent $1,988

Max offer price $240,000

Occupancy floor 82%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8401 Main Dr Chalmette, LA	4.0	2.5	3271	$2,500	$0.76	43d	1	0.12mi
1019 Center St Arabi, LA	5.0	3.0	1973	$5,888	$2.98	1d	1	0.74mi
1239 Center St Arabi, LA	4.0	2.0	1922	$3,500	$1.82	2d	1	0.76mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	2d	1	0.88mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	2d	1	0.88mi
7532 Patricia St Arabi, LA	4.0	3.0	2099	$2,200	$1.05	43d	1	0.89mi
8413 Benjamin Dr Chalmette, LA	3.0	2.0	1800	$2,300	$1.28	3d	1	1.23mi
103 Danny Dr New Orleans, LA	4.0	2.0	2040	$2,400	$1.18	23d	1	1.42mi

Listing history 25 events

1. 2026-06-18
   days on market $240,000 Active 54 DOM
2. 2026-06-17
   days on market $240,000 Active 53 DOM
3. 2026-06-16
   days on market $240,000 Active 52 DOM
4. 2026-06-15
   days on market $240,000 Active 51 DOM
5. 2026-06-13
   days on market $240,000 Active 49 DOM
6. 2026-06-10
   days on market $240,000 Active 46 DOM
7. 2026-06-09
   days on market $240,000 Active 45 DOM
8. 2026-06-08
   days on market $240,000 Active 44 DOM
9. 2026-06-07
   days on market $240,000 Active 43 DOM
10. 2026-06-03
    days on market $240,000 Active 39 DOM
11. 2026-06-02
    days on market $240,000 Active 38 DOM
12. 2026-06-01
    days on market $240,000 Active 37 DOM
13. 2026-05-31
    days on market $240,000 Active 36 DOM
14. 2026-04-25
    listed $250,000 Active 445-char remark

    Show marketing remark (445 chars)

    Great corner home with 4 bedrooms and 2.5 baths. Mostly updated with wood-look tile floors down and bamboo wood floors up. Kitchen and baths updated with granite counters. Formal living plus dining room, den and bonus room. The primary suite has tray ceilings and a large walk-in closet. A/C only 3 years old, roof 2015, new water heater, new carpet on stairs and an alarm system. Nice side patio and courtyard to enjoy the sunset. Flood zone X.

15. 2026-04-25
    listed $250,000 Active 445-char remark

    Show marketing remark (445 chars)

    Great corner home with 4 bedrooms and 2.5 baths. Mostly updated with wood-look tile floors down and bamboo wood floors up. Kitchen and baths updated with granite counters. Formal living plus dining room, den and bonus room. The primary suite has tray ceilings and a large walk-in closet. A/C only 3 years old, roof 2015, new water heater, new carpet on stairs and an alarm system. Nice side patio and courtyard to enjoy the sunset. Flood zone X.

16. 2019-03-01
    soldstatus $200,000
17. 2019-02-27
    soldstatus $200,000 Closed

    Show marketing remark (423 chars)

    Large 4BD 2.5 Ba Updated, Move-in ready 2 story home. conveniently located in quiet neighborhood on corner lot w plenty of off street parking and privacy. Rear yard access. There is a 500 sq ft two room addition that has side st access and would be great area for home based business, office or game room. FLOOD ZONE X only $675 year. New roof 2015, just painted, no carpet in rooms, Please see 3D virtual Tour. Owner Agent

18. 2019-01-29
    status Pending

    Show marketing remark (423 chars)

    Large 4BD 2.5 Ba Updated, Move-in ready 2 story home. conveniently located in quiet neighborhood on corner lot w plenty of off street parking and privacy. Rear yard access. There is a 500 sq ft two room addition that has side st access and would be great area for home based business, office or game room. FLOOD ZONE X only $675 year. New roof 2015, just painted, no carpet in rooms, Please see 3D virtual Tour. Owner Agent

19. 2019-01-10
    price $210,000

    Show marketing remark (423 chars)

    Large 4BD 2.5 Ba Updated, Move-in ready 2 story home. conveniently located in quiet neighborhood on corner lot w plenty of off street parking and privacy. Rear yard access. There is a 500 sq ft two room addition that has side st access and would be great area for home based business, office or game room. FLOOD ZONE X only $675 year. New roof 2015, just painted, no carpet in rooms, Please see 3D virtual Tour. Owner Agent

20. 2018-09-06
    listed $210,000

    Show marketing remark (423 chars)

    Large 4BD 2.5 Ba Updated, Move-in ready 2 story home. conveniently located in quiet neighborhood on corner lot w plenty of off street parking and privacy. Rear yard access. There is a 500 sq ft two room addition that has side st access and would be great area for home based business, office or game room. FLOOD ZONE X only $675 year. New roof 2015, just painted, no carpet in rooms, Please see 3D virtual Tour. Owner Agent

21. 2018-09-06
    listed $218,750 Active

    Show marketing remark (423 chars)

    Large 4BD 2.5 Ba Updated, Move-in ready 2 story home. conveniently located in quiet neighborhood on corner lot w plenty of off street parking and privacy. Rear yard access. There is a 500 sq ft two room addition that has side st access and would be great area for home based business, office or game room. FLOOD ZONE X only $675 year. New roof 2015, just painted, no carpet in rooms, Please see 3D virtual Tour. Owner Agent

22. 2002-11-04
    soldstatus $125,000
23. 2002-10-22
    soldstatus $125,000
24. 2002-05-20
    listed $145,000
25. 2002-05-20
    listed $145,000

ⓘ 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: $1,749 · $146/mo
• Projected year-2 tax: $1,749 · $146/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 · 21 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: $28,493
• − Mortgage interest: −$13,444
• − Property taxes: −$1,749
• − Insurance: −$1,997
• − Repairs & maintenance: −$2,279
• − Management: −$2,279
• − Depreciation: −$6,982
• Taxable loss: −$238
• Est. tax savings @ 24.0%: +$57
• After-tax cash flow: $3,717/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 — Chalmette

• Score: 65/100
• State rank: #137
• US rank: #12500

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chalmette, LA
• County: Saint Bernard Parish · 22,638 people
• City population: 22,638
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 22,638
• Household income: $55,068
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 881.0

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 0.61)
• Race & ethnicity: White 55% Black 26% Hispanic / Latino 12% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 13% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 8% Arabic 1% Vietnamese 1%

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: ▼ -211.77%
• Current HPI: 194.8123
• Rent YoY: ▲ 3.11%
• 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

+65.5% since first listed

14 events — show timeline

• 2026-05-19 Price Changed $240,000 AcadianaMLS
• 2026-05-19 Price Changed $240,000 GSREIN
• 2026-04-25 Listed $250,000 GSREIN
• 2026-04-25 Listed $250,000 AcadianaMLS
• 2019-03-01 Sold (Public Records) $200,000 Public Records
• 2019-02-27 Sold (MLS) $200,000 GSREIN
• 2019-01-29 Pending — GSREIN
• 2019-01-10 Price Changed $210,000 GSREIN
• 2018-09-06 Listed $210,000 AcadianaMLS
• 2018-09-06 Listed $218,750 GSREIN
• 2002-11-04 Sold (Public Records) $125,000 Public Records
• 2002-10-22 Sold (MLS) $125,000 GSREIN
• 2002-05-20 Listed $145,000 GSREIN
• 2002-05-20 Listed $145,000 AcadianaMLS

Property tax history

+0.4%/yr

Latest (2025): $1,749 · -39.9% YoY. Source: county tax records.