138 Bazile Dr · Belle Chasse, LA 70040

$169,900

3 bd · 2.0 ba · 1,237 sqft · SingleFamily · 130 Days on market

Built 1995 3,750 sqft lot $137/sqft · 42% below area Est $291k · 42% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +7.0/10.0
• Appreciation +5.4/10.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Wide-open space, elevated peace of mind, and move-in ready comfort – this raised 3-bed/2-bath home sits high on concrete pilings with an enormous fully fenced backyard, storage shed, and tons of covered parking and hang-out space below. The bright interior features durable wood-look floors throughout, a modern kitchen with navy shaker cabinets and farmhouse sink, separate dining that flows into a spacious living room, a true laundry/pantry room, and fresh bedrooms with great natural light. Outside, enjoy grilling or morning coffee on the elevated deck while you take in the huge yard, plus easy access to stash boats, toys, or tools under the house and in the shed. Whether you love entertaining, tinkering with projects, or just having room to breathe, this property gives you the space and flexibility to do it all.

Key facts

• Covered parking
• Storage shed
• Laundry pantry room

Tags

• FULLY FENCED BACKYARD
• STORAGE SHED
• COVERED PARKING
• MODERN KITCHEN
• FARMHOUSE SINK
• LAUNDRY PANTRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $5 ($65/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.0% in Belle Chasse — 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 69/100 on livability (#66 in LA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A-; Watch: amenities F, commute F, health & safety F.
• Market conditions: 22 active listings in the ZIP; 88 units permitted in Plaquemines Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $1k appreciation (0.8% local appreciation)).
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $20k; list at $170k implies a 750% 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 $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.20% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.90%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $290,945
• List price: $169,900
• Delta: -41.60%
• Verdict: UNDERPRICED
• Comps: 18 within 2.0 mi

Projected returns pro-forma

0.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.04×
• Total profit: $2,004
• Equity at exit: $56,072

10-year hold

• IRR: 5.8%
• Equity multiple: 1.70×
• Total profit: $33,074
• Equity at exit: $73,045

Cash invested: $47,572 (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 70040

• Home prices YoY: 0.9%
• Active inventory: 22
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,033 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $5

Break-even live

Break-even rent $2,026

Max offer price $169,900

Occupancy floor 95%

Sensitivity live

Price	-10% $123	-5% $64	+0% $5	+5% $-53	+10% $-112
Rent	-10% $-155	-5% $-75	+0% $5	+5% $86	+10% $166
Rate	-1.0pp $91	-0.5pp $49	base $5	+0.5pp $-39	+1.0pp $-83

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $169,900 Active 130 DOM
2. 2026-06-18
   days on market $169,900 Active 127 DOM
3. 2026-06-17
   days on market $169,900 Active 126 DOM
4. 2026-06-16
   days on market $169,900 Active 125 DOM
5. 2026-06-15
   days on market $169,900 Active 124 DOM
6. 2026-06-13
   days on market $169,900 Active 122 DOM
7. 2026-06-13
   days on market $169,900 Active 121 DOM
8. 2026-06-10
   days on market $169,900 Active 119 DOM
9. 2026-06-09
   days on market $169,900 Active 118 DOM
10. 2026-06-08
    days on market $169,900 Active 117 DOM
11. 2026-06-07
    days on market $169,900 Active 116 DOM
12. 2026-06-03
    days on market $169,900 Active 112 DOM
13. 2026-06-02
    days on market $169,900 Active 111 DOM
14. 2026-06-01
    days on market $169,900 Active 110 DOM
15. 2026-05-31
    days on market $169,900 Active 109 DOM
16. 2026-02-11
    listed $169,900 Active 829-char remark

    Show marketing remark (823 chars)

    Wide-open space, elevated peace of mind, and move-in ready comfort - this raised 3-bed/2-bath home sits high on concrete pilings with an enormous fully fenced backyard, storage shed, and tons of covered parking and hang-out space below. The bright interior features durable wood-look floors throughout, a modern kitchen with navy shaker cabinets and farmhouse sink, separate dining that flows into a spacious living room, a true laundry/pantry room, and fresh bedrooms with great natural light. Outside, enjoy grilling or morning coffee on the elevated deck while you take in the huge yard, plus easy access to stash boats, toys, or tools under the house and in the shed. Whether you love entertaining, tinkering with projects, or just having room to breathe, this property gives you the space and flexibility to do it all.

17. 2026-02-11
    listed $169,900 Active 823-char remark

    Show marketing remark (823 chars)

    Wide-open space, elevated peace of mind, and move-in ready comfort - this raised 3-bed/2-bath home sits high on concrete pilings with an enormous fully fenced backyard, storage shed, and tons of covered parking and hang-out space below. The bright interior features durable wood-look floors throughout, a modern kitchen with navy shaker cabinets and farmhouse sink, separate dining that flows into a spacious living room, a true laundry/pantry room, and fresh bedrooms with great natural light. Outside, enjoy grilling or morning coffee on the elevated deck while you take in the huge yard, plus easy access to stash boats, toys, or tools under the house and in the shed. Whether you love entertaining, tinkering with projects, or just having room to breathe, this property gives you the space and flexibility to do it all.

18. 2014-08-01
    soldstatus $20,000
19. 2006-09-21
    soldstatus $3,000

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 60% 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 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,397
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$5,968
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$4,943
• Taxable loss: −$2,483
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $661/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 — Belle Chasse

• Score: 69/100
• State rank: #66
• US rank: #8280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 16,639
• Population (ZIP): 978

Population outlook (Plaquemines County) Hauer SSP2

• Today (2025): 24,526 people
• By 2030: 24,843 · +1.3%
• By 2040: 25,441 · +3.7%
• By 2050: 26,074 · +6.3%
• By 2075: 28,300 · +15.4%
• By 2100: 30,195 · +23.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 49% White 30% Hispanic / Latino 18% Two or more races 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 17% Italian 3%
• Foreign-born: 7% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Plaquemines

• 2024 margin: Solid R (+38.0) · D 30.4% · R 68.4% · Other 1.2%
• 2008→2024 swing: -4.4pp toward R · 2008: -33.6pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+36.3 2016: R+33.6 2012: R+28.1 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.78%
• Current HPI: 89.222
• 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

+5563.3% since first listed

4 events — show timeline

• 2026-02-11 Listed $169,900 AcadianaMLS
• 2026-02-11 Listed $169,900 GSREIN
• 2014-08-01 Sold (Public Records) $20,000 Public Records
• 2006-09-21 Sold (Public Records) $3,000 Public Records

Property tax history

+61.4%/yr

Latest (2025): $194 · -3.6% YoY. Source: county tax records.