114 Lartigue St · Belle Chasse, LA 70037

$250,000

4 bd · 2.0 ba · 1,900 sqft · Other public records · 169 Days on market

Built 1973 $132/sqft · at area comps Est $267k · 6% 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 +20.6/30.0
• ARV discount +10.4/15.0
• DSCR +6.5/10.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0
• Rent growth +0.0/5.0

Listing remarks MLS

Well-maintained duplex in Belle Chasse featuring two units, each offering 2 bedrooms, 1 full bathroom, and 986 square feet of living space. Both units are tenant-occupied with long-term tenants, providing immediate and stable rental income—an excellent opportunity for investors seeking a solid, low-maintenance addition to their portfolio. Recent updates include new AC systems in both units, helping reduce future maintenance costs and enhance tenant comfort. Roof 2011. Located in an established neighborhood, this property offers convenient access to schools, local shops, and Plaquemines Parish amenities. Separate units allow for flexible management options, whether you’re seeking steady cash flow or a long-term hold in a growing area. * Consistent rental history * * * Strong investment potential in Belle Chasse * * * * * Perfect for investors wanting reliable income in a desirable location. * * *

Key facts

• New ac systems
• Local shops
• Parking

Tags

• WELL MAINTAINED DUPLEX
• NEW AC SYSTEMS
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS TO SCHOOLS
• LOCAL SHOPS
• CONSISTENT RENTAL HISTORY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $250k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/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 $239k (4.5% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Rents falling (-13.6%/yr); 184 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 88 units permitted in Plaquemines 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 $8k of value loss. Plan a longer hold.
• Plaquemines County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($220k) 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 $170k; 47% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 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 1973 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

• ARV (median comp): $267,322
• List price: $250,000
• Delta: -6.48%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.56×
• Total profit: $-30,534
• Equity at exit: $37,276

10-year hold

• IRR: -8.4%
• Equity multiple: 0.54×
• Total profit: $-31,865
• Equity at exit: $21,615

Cash invested: $70,000 (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 70037

• Home prices YoY: -25.4%
• Rents YoY: -13.6%
• Active inventory: 184
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,389 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$138 /mo · $1,659/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $267

Break-even live

Break-even rent $2,051

Max offer price $250,000

Occupancy floor 84%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 C St Belle Chasse, LA	5.0	3.5	2500	$2,500	$1.00	23d	1	0.09mi
208 Hunt St Unit A Belle Chasse, LA	3.0	1.5	1337	$1,800	$1.35	43d	1	0.59mi
210 Hunt St Unit B Belle Chasse, LA	3.0	1.5	1337	$1,650	$1.23	23d	1	0.60mi
212 Hunt St Unit B Belle Chasse, LA	3.0	1.5	1337	$1,800	$1.35	20d	1	0.60mi
110 P St Unit B Belle Chasse, LA	3.0	2.0	1467	$2,800	$1.91	1d	1	0.81mi
115 Nu St Belle Chasse, LA	4.0	2.5	2600	$2,900	$1.12	11d	1	0.91mi
103 Cypress Bnd Belle Chasse, LA	4.0	3.0	2414	$3,900	$1.62	19d	1	0.96mi
119 Planters Canal Rd Belle Chasse, LA	4.0	3.0	1840	$2,195	$1.19	23d	1	1.44mi
119 Planters Canal Rd Belle Chasse, LA	4.0	3.0	1840	$2,195	$1.19	43d	1	1.44mi

Listing history 18 events

1. 2026-06-18
   days on market $250,000 Active 169 DOM
2. 2026-06-17
   days on market $250,000 Active 168 DOM
3. 2026-06-16
   days on market $250,000 Active 167 DOM
4. 2026-06-15
   days on market $250,000 Active 166 DOM
5. 2026-06-13
   days on market $250,000 Active 164 DOM
6. 2026-06-13
   days on market $250,000 Active 163 DOM
7. 2026-06-10
   days on market $250,000 Active 161 DOM
8. 2026-06-09
   days on market $250,000 Active 160 DOM
9. 2026-06-08
   days on market $250,000 Active 159 DOM
10. 2026-06-07
    days on market $250,000 Active 158 DOM
11. 2026-06-03
    days on market $250,000 Active 154 DOM
12. 2026-06-02
    days on market $250,000 Active 153 DOM
13. 2026-06-01
    days on market $250,000 Active 152 DOM
14. 2026-05-31
    days on market $250,000 Active 151 DOM
15. 2025-12-31
    listed $250,000 Active 930-char remark

    Show marketing remark (897 chars)

    Well-maintained duplex in Belle Chasse featuring two units, each offering 2 bedrooms, 1 full bathroom, and 986 square feet of living space. Both units are tenant-occupied with long-term tenants, providing immediate and stable rental income--an excellent opportunity for investors seeking a solid, low-maintenance addition to their portfolio. Recent updates include new AC systems in both units, helping reduce future maintenance costs and enhance tenant comfort. Roof 2011. Located in an established neighborhood, this property offers convenient access to schools, local shops, and Plaquemines Parish amenities. Separate units allow for flexible management options, whether you're seeking steady cash flow or a long-term hold in a growing area. *Consistent rental history* **Strong investment potential in Belle Chasse** ***Perfect for investors wanting reliable income in a desirable location.***

16. 2025-12-31
    listed $250,000 Active 897-char remark

    Show marketing remark (897 chars)

    Well-maintained duplex in Belle Chasse featuring two units, each offering 2 bedrooms, 1 full bathroom, and 986 square feet of living space. Both units are tenant-occupied with long-term tenants, providing immediate and stable rental income--an excellent opportunity for investors seeking a solid, low-maintenance addition to their portfolio. Recent updates include new AC systems in both units, helping reduce future maintenance costs and enhance tenant comfort. Roof 2011. Located in an established neighborhood, this property offers convenient access to schools, local shops, and Plaquemines Parish amenities. Separate units allow for flexible management options, whether you're seeking steady cash flow or a long-term hold in a growing area. *Consistent rental history* **Strong investment potential in Belle Chasse** ***Perfect for investors wanting reliable income in a desirable location.***

17. 2010-09-13
    soldstatus $170,000
18. 2000-10-04
    soldstatus $70,000

ⓘ 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: $1,659 · $138/mo
• Projected year-2 tax: $1,659 · $138/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 · 22 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: $28,662
• − Mortgage interest: −$14,004
• − Property taxes: −$1,659
• − Insurance: −$2,048
• − Repairs & maintenance: −$2,293
• − Management: −$2,293
• − Depreciation: −$7,273
• Taxable loss: −$907
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $3,422/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

• Census place: Belle Chasse, LA
• County: Plaquemines Parish · 16,639 people
• City population: 16,639
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 16,639
• Household income: $98,983
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 453.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 13% Hispanic / Latino 12% Two or more races 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Lithuanian 14% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam, United Kingdom
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 1% Vietnamese 1%

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: ▼ -56.25%
• Current HPI: 165.3973
• Rent YoY: ▼ -13.63%
• 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

+257.1% since first listed

4 events — show timeline

• 2025-12-31 Listed $250,000 AcadianaMLS
• 2025-12-31 Listed $250,000 GSREIN
• 2010-09-13 Sold (Public Records) $170,000 Public Records
• 2000-10-04 Sold (Public Records) $70,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,659 · -3.6% YoY. Source: county tax records.