317 Magnolia Ave · Laplace, LA 70068

$149,900

3 bd · 2.0 ba · 1,207 sqft · SingleFamily · 51 Days on market

Built 1979 6,438 sqft lot $124/sqft · 18% below area Est $183k · 18% 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and well-maintained 3-bedroom, 2-bath home offering comfortable living with a functional layout and inviting curb appeal. The spacious living area flows seamlessly into the dining and kitchen spaces, creating an easy, livable floor plan suited for both everyday living and entertaining. The kitchen provides ample cabinetry and workspace, while the bedrooms offer flexibility for a variety of needs. Natural light fills the home, creating a bright and welcoming atmosphere throughout. Step outside to enjoy a generously sized yard with room to relax, garden, or customize to your liking. The property also includes off-street parking and convenient access to local amenities, shopping, and major roadways. Currently tenant-occupied on a month-to-month basis, offering flexibility for investors seeking immediate rental income or buyers planning future occupancy. A great opportunity with multiple possibilities--whether you're looking to invest, occupy, or customize.

Key facts

• Ample cabinetry
• Spacious living area
• Convenient access

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREA
• AMPLE CABINETRY
• GENEROUSLY SIZED YARD
• OFF-STREET PARKING
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Green building verification: Other

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Brick and frame construction; Shingle roof; Slab foundation; Built/maintained in very good condition; Has home warranty
• Exterior features: Concrete patio/porch; City lot; Rectangular lot; Lot dimensions approximately 59.69 x 110

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present; Cooling present
• Interior features: Accessible features present

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.8% in Laplace — 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 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.
• Market conditions: 180 active listings in the ZIP; 61 units permitted in St. John the Baptist Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $1k of loan paydown is wiped out by about $4k 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 51 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $95k; list at $150k implies a 58% 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 $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1979 — 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: 1.15% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.30%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

• ARV (median comp): $182,800
• List price: $149,900
• Delta: -18.00%
• 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
204 Magnolia Ave	0.27mi	3/1.0	1,197 (-1%)	11mo	$82,500	$69	73
302 Magnolia Ave	0.08mi	3/1.0	1,077 (-11%)	5mo	$166,000	$154	70
2012 S Sugar Ridge Rd	0.36mi	3/2.0	1,250 (+4%)	10mo	$190,000	$152	69
208 Magnolia Ave	0.25mi	3/2.0	1,307 (+8%)	8mo	$155,000	$119	68
105 Wren Ct	0.24mi	2/1.0 (-1)	1,200 (-1%)	13mo	$100,000	$83	68
524 Camelia Ave	0.37mi	3/1.0	1,257 (+4%)	5mo	$115,000	$91	68
572 Gardenia St	0.51mi	3/2.0	1,190 (-1%)	13mo	$45,000	$38	63
121 Cottage Grv	0.22mi	3/2.0	1,334 (+10%)	12mo	$205,000	$154	62
2506 S Sugar Ridge Dr	0.57mi	3/2.0	1,260 (+4%)	14mo	$118,750	$94	55
197 Concord Dr	0.64mi	3/1.5	1,255 (+4%)	12mo	$185,000	$147	51
1613 Bayonne Dr	0.70mi	3/2.0	1,314 (+9%)	2mo	$220,000	$167	51
1809 Armant Ct	0.36mi	3/2.0	1,364 (+13%)	14mo	$145,000	$106	50

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,126
• Equity at exit: $22,351

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $28,853
• Equity at exit: $12,961

Cash invested: $41,972 (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: 180
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,722 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $364

Break-even live

Break-even rent $1,262

Max offer price $149,900

Occupancy floor 74%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $149,900 Active 51 DOM
2. 2026-06-18
   days on market $149,900 Active 50 DOM
3. 2026-06-17
   days on market $149,900 Active 49 DOM
4. 2026-06-16
   days on market $149,900 Active 48 DOM
5. 2026-06-15
   days on market $149,900 Active 47 DOM
6. 2026-06-14
   days on market $149,900 Active 45 DOM
7. 2026-06-13
   days on market $149,900 Active 44 DOM
8. 2026-06-10
   days on market $149,900 Active 42 DOM
9. 2026-06-09
   days on market $149,900 Active 41 DOM
10. 2026-06-08
    days on market $149,900 Active 40 DOM
11. 2026-06-07
    days on market $149,900 Active 39 DOM
12. 2026-06-02
    days on market $149,900 Active 34 DOM
13. 2026-06-01
    days on market $149,900 Active 33 DOM
14. 2026-05-31
    days on market $149,900 Active 32 DOM
15. 2026-05-30
    days on market $149,900 Active 31 DOM
16. 2026-04-29
    listed $149,900 Active 976-char remark

    Show marketing remark (976 chars)

    Charming and well-maintained 3-bedroom, 2-bath home offering comfortable living with a functional layout and inviting curb appeal. The spacious living area flows seamlessly into the dining and kitchen spaces, creating an easy, livable floor plan suited for both everyday living and entertaining. The kitchen provides ample cabinetry and workspace, while the bedrooms offer flexibility for a variety of needs. Natural light fills the home, creating a bright and welcoming atmosphere throughout. Step outside to enjoy a generously sized yard with room to relax, garden, or customize to your liking. The property also includes off-street parking and convenient access to local amenities, shopping, and major roadways. Currently tenant-occupied on a month-to-month basis, offering flexibility for investors seeking immediate rental income or buyers planning future occupancy. A great opportunity with multiple possibilities--whether you're looking to invest, occupy, or customize.

17. 2026-04-29
    listed $149,900 Active 987-char remark

    Show marketing remark (976 chars)

    Charming and well-maintained 3-bedroom, 2-bath home offering comfortable living with a functional layout and inviting curb appeal. The spacious living area flows seamlessly into the dining and kitchen spaces, creating an easy, livable floor plan suited for both everyday living and entertaining. The kitchen provides ample cabinetry and workspace, while the bedrooms offer flexibility for a variety of needs. Natural light fills the home, creating a bright and welcoming atmosphere throughout. Step outside to enjoy a generously sized yard with room to relax, garden, or customize to your liking. The property also includes off-street parking and convenient access to local amenities, shopping, and major roadways. Currently tenant-occupied on a month-to-month basis, offering flexibility for investors seeking immediate rental income or buyers planning future occupancy. A great opportunity with multiple possibilities--whether you're looking to invest, occupy, or customize.

18. 2024-06-24
    status Pending

    Show marketing remark (494 chars)

    Investor's Special! This 3 bed 2 bath home is ready for your finishing touches. Home has a NEWER roof that was installed in 2022, and the property is located in Flood Zone X. This home has nicely sized bedrooms, a single attached garage, indoor laundry room, a spacious living area, and a large fenced in yard! Call today for more info! Cash offers preferred, but can possibly go Conventional. Water and Gas utilities are currently not active. Back on the market, buyers financing fell through.

19. 2024-06-21
    soldstatus $95,000 Closed

    Show marketing remark (494 chars)

    Investor's Special! This 3 bed 2 bath home is ready for your finishing touches. Home has a NEWER roof that was installed in 2022, and the property is located in Flood Zone X. This home has nicely sized bedrooms, a single attached garage, indoor laundry room, a spacious living area, and a large fenced in yard! Call today for more info! Cash offers preferred, but can possibly go Conventional. Water and Gas utilities are currently not active. Back on the market, buyers financing fell through.

20. 2024-05-29
    historical Active Under Contract

    Show marketing remark (494 chars)

    Investor's Special! This 3 bed 2 bath home is ready for your finishing touches. Home has a NEWER roof that was installed in 2022, and the property is located in Flood Zone X. This home has nicely sized bedrooms, a single attached garage, indoor laundry room, a spacious living area, and a large fenced in yard! Call today for more info! Cash offers preferred, but can possibly go Conventional. Water and Gas utilities are currently not active. Back on the market, buyers financing fell through.

21. 2024-05-15
    status Active

    Show marketing remark (494 chars)

    Investor's Special! This 3 bed 2 bath home is ready for your finishing touches. Home has a NEWER roof that was installed in 2022, and the property is located in Flood Zone X. This home has nicely sized bedrooms, a single attached garage, indoor laundry room, a spacious living area, and a large fenced in yard! Call today for more info! Cash offers preferred, but can possibly go Conventional. Water and Gas utilities are currently not active. Back on the market, buyers financing fell through.

22. 2024-04-11
    historical Active Under Contract

    Show marketing remark (494 chars)

    Investor's Special! This 3 bed 2 bath home is ready for your finishing touches. Home has a NEWER roof that was installed in 2022, and the property is located in Flood Zone X. This home has nicely sized bedrooms, a single attached garage, indoor laundry room, a spacious living area, and a large fenced in yard! Call today for more info! Cash offers preferred, but can possibly go Conventional. Water and Gas utilities are currently not active. Back on the market, buyers financing fell through.

23. 2024-04-03
    listed $99,900 Active

    Show marketing remark (494 chars)

    Investor's Special! This 3 bed 2 bath home is ready for your finishing touches. Home has a NEWER roof that was installed in 2022, and the property is located in Flood Zone X. This home has nicely sized bedrooms, a single attached garage, indoor laundry room, a spacious living area, and a large fenced in yard! Call today for more info! Cash offers preferred, but can possibly go Conventional. Water and Gas utilities are currently not active. Back on the market, buyers financing fell through.

24. 2024-04-03
    listed $99,900

    Show marketing remark (494 chars)

    Investor's Special! This 3 bed 2 bath home is ready for your finishing touches. Home has a NEWER roof that was installed in 2022, and the property is located in Flood Zone X. This home has nicely sized bedrooms, a single attached garage, indoor laundry room, a spacious living area, and a large fenced in yard! Call today for more info! Cash offers preferred, but can possibly go Conventional. Water and Gas utilities are currently not active. Back on the market, buyers financing fell through.

ⓘ 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: $982 · $82/mo
• Projected year-2 tax: $982 · $82/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) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $20,666
• − Mortgage interest: −$8,397
• − Property taxes: −$982
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$4,361
• Taxable income: $2,073
• Est. tax owed @ 24.0%: −$498
• After-tax cash flow: $3,867/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

+50.1% since first listed

9 events — show timeline

• 2026-04-29 Listed $149,900 GSREIN
• 2026-04-29 Listed $149,900 AcadianaMLS
• 2024-06-24 Pending — GSREIN
• 2024-06-21 Sold (MLS) $95,000 GSREIN
• 2024-05-29 Contingent — GSREIN
• 2024-05-15 Relisted — GSREIN
• 2024-04-11 Contingent — GSREIN
• 2024-04-03 Listed $99,900 AcadianaMLS
• 2024-04-03 Listed $99,900 GSREIN

Property tax history

+1.0%/yr

Latest (2025): $982 · +0.1% YoY. Source: county tax records.