3322 24 Laplace St · Chalmette, LA 70092

$235,000

4 bd · 7.0 ba · 1,920 sqft · MultiFamily · 180 Days on market

Built 1976 5,318 sqft lot $122/sqft · 13% below area Est $271k · 13% under

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Why this score? — see what drove the B- 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 +24.1/30.0
• ARV discount +13.5/15.0
• DSCR +7.8/10.0
• 1% rule +6.2/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.8/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Attention all investors! Duplex located in Chalmette, offering comfort and convenience in a desirable location. Total of 4 Bedrooms, 2 Full, and 2 Half baths would make a great choice for downsizers, investors; or anyone wanting to live in one unit and rent the other! Inside each unit, you’ll find an efficient floor plan with a spacious living area, dining space, and a kitchen equipped with a microwave, range/oven, and, washer/dryer hookups inside. Both units are currently leased for a total of $2400/month. Each unit has a carport for covered parking and a storage unit. With its excellent location near shopping, dining, schools, and just minutes from New Orleans, this property offers a great balance of affordability and accessibility.

Key facts

• Efficient floor plan
• Covered parking
• Spacious living area

Tags

• DUPLEX
• EFFICIENT FLOOR PLAN
• SPACIOUS LIVING AREA
• DINING SPACE
• KITCHEN EQUIPPED
• COVERED PARKING

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $235k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive. Per door: $232/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 53 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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 180 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $117k; list at $235k implies a 101% gain — meaningful room to come down on a strong offer.

Recommended offer $206,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $270,952
• List price: $235,000
• Delta: -13.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3201 03 Delambert St	0.08mi	5/4.0 (+1)	1,975 (+3%)	7mo	$350,000	$177	69
301 E Liberaux St	0.39mi	5/3.0 (+1)	1,965 (+2%)	10mo	$250,000	$127	49
3315 Delambert St	0.14mi	4/2.0	2,159 (+12%)	12mo	$220,000	$102	43
500-502 Dubarry Pl	0.41mi	4/2.0	1,943 (+1%)	19mo	$222,500	$115	43
300 E Magnolia Dr	0.43mi	5/3.0 (+1)	1,975 (+3%)	15mo	$240,000	$122	43
3700 Richelieu Ct	0.39mi	5/3.0 (+1)	2,000 (+4%)	19mo	$199,000	$100	39
9025 27 Titan Dr	0.46mi	3/4.0 (-1)	2,085 (+9%)	12mo	$325,000	$156	37
3612 14 Delambert St	0.33mi	4/3.0	1,758 (-8%)	22mo	$257,000	$146	36
3408 Rose Ave	0.59mi	4/3.0	2,048 (+7%)	17mo	$220,000	$107	31

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-8,542
• Equity at exit: $35,039

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $30,707
• 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 70092

• Home prices YoY: -3.7%
• Active inventory: 53
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $2,642 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $463

Break-even live

Break-even rent $2,056

Max offer price $235,000

Occupancy floor 77%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,642
Total (2 units)			$2,642

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 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3108 Laplace St Chalmette, LA	3.0	2.5	1390	$1,650	$1.19	43d	1	0.03mi
3106 Laplace St Chalmette, LA	3.0	2.5	1390	$1,650	$1.19	43d	1	0.03mi
3108 Tournefort St Chalmette, LA	3.0	2.0	1399	$1,750	$1.25	3d	1	0.08mi
3400 Montesquieu St Unit 1-B Chalmette, LA	3.0	2.5	1372	$2,550	$1.86	1d	1	0.34mi
3321 Plaza Dr Chalmette, LA	3.0	2.0	1400	$1,650	$1.18	10d	1	0.34mi
3711 Tournefort St Chalmette, LA	3.0	2.0	1250	$1,850	$1.48	3d	1	0.42mi
2518 Delambert St Chalmette, LA	3.0	2.0	1617	$1,825	$1.13	43d	1	0.45mi
3708 Veronica Dr Chalmette, LA	3.0	2.0	1818	$2,550	$1.40	1d	1	0.61mi
2429 Octavia Dr Chalmette, LA	3.0	2.0	1700	$1,575	$0.93	23d	1	0.65mi
3012 Volpe Dr Chalmette, LA	3.0	2.0	1812	$2,500	$1.38	43d	1	0.66mi
2708 Volpe Dr Chalmette, LA	3.0	2.0	1556	$2,300	$1.48	21d	1	0.71mi
226 E Casa Calvo St Chalmette, LA	3.0	2.0	1330	$1,900	$1.43	43d	1	0.72mi
2707 Jackson Blvd Chalmette, LA	3.0	3.0	1733	$2,300	$1.33	43d	1	0.73mi
2707 Jackson Blvd Chalmette, LA	3.0	2.5	1733	$2,300	$1.33	23d	1	0.73mi
3606 Pakenham Dr Unit 3606 Chalmette, LA	3.0	2.0	1400	$1,800	$1.29	11d	1	0.77mi
1804 Wisconsin St Chalmette, LA	3.0	3.0	2350	$2,000	$0.85	23d	1	0.79mi
2228 Riverland Dr Chalmette, LA	3.0	1.0	1300	$1,800	$1.38	2d	1	0.91mi
3629 Charles Dr Chalmette, LA	3.0	2.0	1405	$1,600	$1.14	14d	1	0.96mi
32 Old Hickory St Chalmette, LA	4.0	2.0	1379	$1,850	$1.34	23d	1	1.05mi
8600 Patricia St Chalmette, LA	3.0	2.0	1255	$1,550	$1.24	23d	1	1.08mi
8413 Benjamin Dr Chalmette, LA	3.0	2.0	1800	$2,300	$1.28	3d	1	1.42mi

Listing history 5 events

1. 2025-11-25
   listed $235,000 Active 751-char remark

   Show marketing remark (751 chars)

   Attention all investors! Duplex located in Chalmette, offering comfort and convenience in a desirable location. Total of 4 Bedrooms, 2 Full, and 2 Half baths would make a great choice for downsizers, investors; or anyone wanting to live in one unit and rent the other! Inside each unit, you’ll find an efficient floor plan with a spacious living area, dining space, and a kitchen equipped with a microwave, range/oven, and, washer/dryer hookups inside. Both units are currently leased for a total of $2400/month. Each unit has a carport for covered parking and a storage unit. With its excellent location near shopping, dining, schools, and just minutes from New Orleans, this property offers a great balance of affordability and accessibility.

2. 2016-09-30
   soldstatus $117,000 Sold 342-char remark

   Show marketing remark (342 chars)

   Great investment property! This townhouse style double is great as income producing property or owner occupy. Each unit has open layout downstairs with 1/2 bath. Upstairs has 2 bedrooms and full bath. Both sides have covered carport and additional storage. Both units have small backyards. Renovated in 2007, new roof, plumbing, and electric!

3. 2016-06-24
   historical Pending Continue to Show 342-char remark

   Show marketing remark (342 chars)

   Great investment property! This townhouse style double is great as income producing property or owner occupy. Each unit has open layout downstairs with 1/2 bath. Upstairs has 2 bedrooms and full bath. Both sides have covered carport and additional storage. Both units have small backyards. Renovated in 2007, new roof, plumbing, and electric!

4. 2016-05-23
   price $115,000 342-char remark

   Show marketing remark (342 chars)

   Great investment property! This townhouse style double is great as income producing property or owner occupy. Each unit has open layout downstairs with 1/2 bath. Upstairs has 2 bedrooms and full bath. Both sides have covered carport and additional storage. Both units have small backyards. Renovated in 2007, new roof, plumbing, and electric!

5. 2016-05-10
   listed $119,900 Active 342-char remark

   Show marketing remark (342 chars)

   Great investment property! This townhouse style double is great as income producing property or owner occupy. Each unit has open layout downstairs with 1/2 bath. Upstairs has 2 bedrooms and full bath. Both sides have covered carport and additional storage. Both units have small backyards. Renovated in 2007, new roof, plumbing, and electric!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,704
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,536
• − Management: −$2,536
• − Depreciation: −$6,836
• Taxable income: $1,931
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $5,094/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
• City population: 22,638
• Population (ZIP): 6,784

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 0.60)
• Race & ethnicity: White 46% Black 43% Hispanic / Latino 9% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 11% Iranian 1% Hispanic 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -8.36%
• Current HPI: 218.6728
• 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

+96.0% since first listed

5 events — show timeline

• 2025-11-25 Listed $235,000 GSREIN
• 2016-09-30 Sold (MLS) $117,000 GSREIN
• 2016-06-24 Contingent — GSREIN
• 2016-05-23 Price Changed $115,000 GSREIN
• 2016-05-10 Listed $119,900 GSREIN