461 Clayton St · Norco, LA 70079

$165,000

3 bd · 2.0 ba · 1,365 sqft · SingleFamily public records · 127 Days on market

Built 1975 $121/sqft · 5% below area Est $250k · 34% under ↓ 9% since listing

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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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Appreciation +5.0/10.0
• 1% rule +4.1/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is an affordably beautiful 3-bedroom, 2-bath home nestled in the friendly community of Norco. With a more than comfortable layout and generously sized rooms, covered parking, or possible boat storage, this house is just waiting for you to make it your home. HVAC system needs to be replaced. Whether you're dreaming of a cozy home or just investment properties, take a look, it's a solid foundation in a wonderful neighborhood.

Key facts

• Covered parking
• Solid foundation
• Parking

Tags

• COVERED PARKING
• POSSIBLE BOAT STORAGE
• SOLID FOUNDATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/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 $151k (8.8% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#83 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• St. Charles Parish (suburban): math 40% / reading 51% proficiency, ranked #14 of 98 in LA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 74 units permitted in St. Charles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $-43 appreciation (-0.0% local appreciation)).
• St. Charles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask has dropped $24k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.91% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.90%
• DSCR: 1.13
• GRM: 9.1

CMA / ARV

• ARV (median comp): $250,166
• List price: $165,000
• Delta: -34.04%
• 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
422 Saint Charles Street St	0.17mi	3/2.0	1,455 (+7%)	9mo	$235,000	$162	74
320 Marino Dr	0.22mi	3/2.0	1,406 (+3%)	15mo	$244,900	$174	72
525 Marino Dr	0.10mi	3/2.0	1,546 (+13%)	2mo	$285,000	$184	72
407 Pine St	0.24mi	3/1.0	1,230 (-10%)	2mo	$174,800	$142	67
456 St Charles St	0.14mi	2/2.0 (-1)	1,300 (-5%)	18mo	$180,591	$139	66
558 Giacomo St	0.23mi	4/2.0 (+1)	1,489 (+9%)	9mo	$229,999	$154	62
836 Clayton Dr	0.53mi	3/2.0	1,396 (+2%)	17mo	$256,000	$183	58
502 Giacomo St	0.15mi	2/2.0 (-1)	1,530 (+12%)	13mo	$198,000	$129	57
334 Clayton Dr	0.19mi	3/1.0	1,200 (-12%)	15mo	$205,000	$171	54
49 Apple St	0.61mi	3/1.0	1,290 (-6%)	13mo	$189,000	$147	48
28 Barreca St	0.65mi	2/1.0 (-1)	1,333 (-2%)	14mo	$106,500	$80	45
35 Good Hope St	0.66mi	3/1.0	1,222 (-10%)	6mo	$124,500	$102	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.04×
• Total profit: $2,068
• Equity at exit: $47,697

10-year hold

• IRR: 6.5%
• Equity multiple: 1.70×
• Total profit: $32,313
• Equity at exit: $57,163

Cash invested: $46,200 (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 70079

• Home prices YoY: -0.0%
• Active inventory: 11
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,505 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$143 /mo · $1,721/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $112

Break-even live

Break-even rent $1,364

Max offer price $165,000

Occupancy floor 88%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
714 Saint Charles St Norco, LA	3.0	2.0	1280	$1,350	$1.05	14d	1	0.39mi
24 Mary St Norco, LA	3.0	1.0	1350	$1,750	$1.30	43d	1	0.66mi

Listing history 44 events

1. 2026-06-19
   price $165,000 Active 127 DOM
2. 2026-06-18
   days on market $169,000 Active 127 DOM
3. 2026-06-17
   days on market $169,000 Active 126 DOM
4. 2026-06-16
   days on market $169,000 Active 125 DOM
5. 2026-06-15
   days on market $169,000 Active 124 DOM
6. 2026-06-13
   days on market $169,000 Active 122 DOM
7. 2026-06-13
   days on market $169,000 Active 121 DOM
8. 2026-06-10
   days on market $169,000 Active 119 DOM
9. 2026-06-09
   days on market $169,000 Active 118 DOM
10. 2026-06-08
    days on market $169,000 Active 117 DOM
11. 2026-06-07
    days on market $169,000 Active 116 DOM
12. 2026-06-05
    days on market $169,000 Active 113 DOM
13. 2026-06-03
    days on market $169,000 Active 112 DOM
14. 2026-06-02
    days on market $169,000 Active 111 DOM
15. 2026-06-01
    days on market $169,000 Active 110 DOM
16. 2026-05-31
    days on market $169,000 Active 109 DOM
17. 2026-05-03
    price $169,000 432-char remark

    Show marketing remark (432 chars)

    This is an affordably beautiful 3-bedroom, 2-bath home nestled in the friendly community of Norco. With a more than comfortable layout and generously sized rooms, covered parking, or possible boat storage, this house is just waiting for you to make it your home. HVAC system needs to be replaced. Whether you're dreaming of a cozy home or just investment properties, take a look, it's a solid foundation in a wonderful neighborhood.

18. 2026-05-03
    price $169,000 432-char remark

    Show marketing remark (432 chars)

    This is an affordably beautiful 3-bedroom, 2-bath home nestled in the friendly community of Norco. With a more than comfortable layout and generously sized rooms, covered parking, or possible boat storage, this house is just waiting for you to make it your home. HVAC system needs to be replaced. Whether you're dreaming of a cozy home or just investment properties, take a look, it's a solid foundation in a wonderful neighborhood.

19. 2026-05-01
    price $174,000 432-char remark

    Show marketing remark (432 chars)

    This is an affordably beautiful 3-bedroom, 2-bath home nestled in the friendly community of Norco. With a more than comfortable layout and generously sized rooms, covered parking, or possible boat storage, this house is just waiting for you to make it your home. HVAC system needs to be replaced. Whether you're dreaming of a cozy home or just investment properties, take a look, it's a solid foundation in a wonderful neighborhood.

20. 2026-05-01
    price $174,000 432-char remark

    Show marketing remark (432 chars)

    This is an affordably beautiful 3-bedroom, 2-bath home nestled in the friendly community of Norco. With a more than comfortable layout and generously sized rooms, covered parking, or possible boat storage, this house is just waiting for you to make it your home. HVAC system needs to be replaced. Whether you're dreaming of a cozy home or just investment properties, take a look, it's a solid foundation in a wonderful neighborhood.

21. 2026-03-31
    status Active 432-char remark

    Show marketing remark (432 chars)

    This is an affordably beautiful 3-bedroom, 2-bath home nestled in the friendly community of Norco. With a more than comfortable layout and generously sized rooms, covered parking, or possible boat storage, this house is just waiting for you to make it your home. HVAC system needs to be replaced. Whether you're dreaming of a cozy home or just investment properties, take a look, it's a solid foundation in a wonderful neighborhood.

22. 2026-03-31
    status Active 432-char remark

    Show marketing remark (432 chars)

    This is an affordably beautiful 3-bedroom, 2-bath home nestled in the friendly community of Norco. With a more than comfortable layout and generously sized rooms, covered parking, or possible boat storage, this house is just waiting for you to make it your home. HVAC system needs to be replaced. Whether you're dreaming of a cozy home or just investment properties, take a look, it's a solid foundation in a wonderful neighborhood.

23. 2026-03-26
    status Pending 432-char remark

    Show marketing remark (432 chars)

    This is an affordably beautiful 3-bedroom, 2-bath home nestled in the friendly community of Norco. With a more than comfortable layout and generously sized rooms, covered parking, or possible boat storage, this house is just waiting for you to make it your home. HVAC system needs to be replaced. Whether you're dreaming of a cozy home or just investment properties, take a look, it's a solid foundation in a wonderful neighborhood.

24. 2026-03-26
    status Pending 432-char remark

    Show marketing remark (432 chars)

    This is an affordably beautiful 3-bedroom, 2-bath home nestled in the friendly community of Norco. With a more than comfortable layout and generously sized rooms, covered parking, or possible boat storage, this house is just waiting for you to make it your home. HVAC system needs to be replaced. Whether you're dreaming of a cozy home or just investment properties, take a look, it's a solid foundation in a wonderful neighborhood.

25. 2026-03-05
    price $180,000 432-char remark

    Show marketing remark (432 chars)

    This is an affordably beautiful 3-bedroom, 2-bath home nestled in the friendly community of Norco. With a more than comfortable layout and generously sized rooms, covered parking, or possible boat storage, this house is just waiting for you to make it your home. HVAC system needs to be replaced. Whether you're dreaming of a cozy home or just investment properties, take a look, it's a solid foundation in a wonderful neighborhood.

26. 2026-03-05
    price $180,000 432-char remark

    Show marketing remark (432 chars)

    This is an affordably beautiful 3-bedroom, 2-bath home nestled in the friendly community of Norco. With a more than comfortable layout and generously sized rooms, covered parking, or possible boat storage, this house is just waiting for you to make it your home. HVAC system needs to be replaced. Whether you're dreaming of a cozy home or just investment properties, take a look, it's a solid foundation in a wonderful neighborhood.

27. 2026-02-06
    listed $188,800 Active 432-char remark

    Show marketing remark (432 chars)

    This is an affordably beautiful 3-bedroom, 2-bath home nestled in the friendly community of Norco. With a more than comfortable layout and generously sized rooms, covered parking, or possible boat storage, this house is just waiting for you to make it your home. HVAC system needs to be replaced. Whether you're dreaming of a cozy home or just investment properties, take a look, it's a solid foundation in a wonderful neighborhood.

28. 2026-02-06
    listed $188,800 Active 432-char remark

    Show marketing remark (432 chars)

    This is an affordably beautiful 3-bedroom, 2-bath home nestled in the friendly community of Norco. With a more than comfortable layout and generously sized rooms, covered parking, or possible boat storage, this house is just waiting for you to make it your home. HVAC system needs to be replaced. Whether you're dreaming of a cozy home or just investment properties, take a look, it's a solid foundation in a wonderful neighborhood.

29. 2026-01-21
    price $192,890
30. 2026-01-21
    price $192,890
31. 2025-11-21
    price $194,890
32. 2025-11-13
    price $194,890
33. 2025-10-09
    price $199,000
34. 2025-10-09
    price $199,000
35. 2025-08-22
    listed $219,900 Active
36. 2025-08-22
    listed $219,900 Active
37. 2024-08-26
    price $195,000
38. 2024-07-31
    listed $195,000 Active
39. 2024-03-28
    price $199,000
40. 2024-03-07
    listed $199,000
41. 2024-01-10
    price $184,900
42. 2023-09-09
    price $199,000
43. 2023-08-23
    price $210,000
44. 2023-05-26
    listed $184,900

ⓘ 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: $1,721 · $143/mo
• Projected year-2 tax: $1,721 · $143/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,062
• − Mortgage interest: −$9,243
• − Property taxes: −$1,721
• − Insurance: −$825
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$4,800
• Taxable loss: −$1,416
• Est. tax savings @ 24.0%: +$340
• After-tax cash flow: $1,680/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. Charles Parish
• NCES district ID: 2201440
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $60,261
• Composite: 40.0/100
• National rank: #3830
• State rank: #14 of 98 in LA

Livability — Norco

• Score: 68/100
• State rank: #83
• US rank: #9293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norco, LA
• City population: 2,822
• Population (ZIP): 2,822

Population outlook (St. Charles County) Hauer SSP2

• Today (2025): 53,296 people
• By 2030: 53,030 · -0.5%
• By 2040: 51,646 · -3.1%
• By 2050: 49,771 · -6.6%
• By 2075: 46,993 · -11.8%
• By 2100: 44,473 · -16.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 26% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% Arabic 1%

Political lean MEDSL · St. Charles

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.6%
• 2008→2024 swing: -1.1pp toward R · 2008: -31.2pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+29.6 2016: R+30.8 2012: R+27.8 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ -0.03%
• Current HPI: 252.5871
• 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

-8.6% since first listed

28 events — show timeline

• 2026-05-03 Price Changed $169,000 AcadianaMLS
• 2026-05-03 Price Changed $169,000 GSREIN
• 2026-05-01 Price Changed $174,000 AcadianaMLS
• 2026-05-01 Price Changed $174,000 GSREIN
• 2026-03-31 Relisted — AcadianaMLS
• 2026-03-31 Relisted — GSREIN
• 2026-03-26 Pending — AcadianaMLS
• 2026-03-26 Pending — GSREIN
• 2026-03-05 Price Changed $180,000 AcadianaMLS
• 2026-03-05 Price Changed $180,000 GSREIN
• 2026-02-06 Listed $188,800 GSREIN
• 2026-02-06 Listed $188,800 AcadianaMLS
• 2026-01-21 Price Changed $192,890 AcadianaMLS
• 2026-01-21 Price Changed $192,890 GSREIN
• 2025-11-21 Price Changed $194,890 AcadianaMLS
• 2025-11-13 Price Changed $194,890 GSREIN
• 2025-10-09 Price Changed $199,000 AcadianaMLS
• 2025-10-09 Price Changed $199,000 GSREIN
• 2025-08-22 Listed $219,900 AcadianaMLS
• 2025-08-22 Listed $219,900 AcadianaMLS
• 2024-08-26 Price Changed $195,000 GSREIN
• 2024-07-31 Listed $195,000 AcadianaMLS
• 2024-03-28 Price Changed $199,000 GSREIN
• 2024-03-07 Listed $199,000 AcadianaMLS
• 2024-01-10 Price Changed $184,900 GSREIN
• 2023-09-09 Price Changed $199,000 GSREIN
• 2023-08-23 Price Changed $210,000 GSREIN
• 2023-05-26 Listed $184,900 AcadianaMLS

Property tax history

+6.8%/yr

Latest (2024): $1,721 · +47.1% YoY. Source: county tax records.