2031 W Beauregard St · Chalmette, LA 70043

$149,900

2 bd · 1.0 ba · 1,024 sqft · SingleFamily · 6 Days on market

Built 1956 Est $160k · 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 +20.0/30.0
• ARV discount +10.3/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

100% Financing Available! Precious home in the heart of Chalmette, just minutes to Paris Rd & Judge Perez Dr! No flood zone and LOW TAXES! Home features tile floors throughout, spacious bedrooms, large eat-in kitchen w/ tons of cabinet space. Fenced backyard with shed. Carport plus driveway can easily accommodate multiple cars, boats or RV! MAKE IT YOURS TODAY!

Key facts

• Large detached shed
• Covered patio
• Convenient location

Tags

• OVERSIZED EAT-IN KITCHEN
• LARGE DETACHED SHED
• COVERED PATIO
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Property near E St Bernard HWY and E Casa Calvo St

Exterior

• Utilities: Electric service: Entergy
• Home design: Single family residence
• Construction: Brick and other construction materials; Composition roof
• Exterior features: Covered patio/porch; Fencing (other)

Interior

• Kitchen: Kitchen included
• Bedrooms: Bedroom 1; Bedroom 2; Bedroom 3; Bedroom 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Kitchen; Bathroom 1; Bathroom 2

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.8% vs local median 5.4% 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: Rents rising (+3.1%/yr); 213 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 112 units permitted in St. Bernard Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($55k/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. Bernard County population projected at +89% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $97k; list at $150k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $149,900

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $159,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2136 E Beauregard St	0.13mi	3/1.0 (+1)	978 (-4%)	6mo	$150,000	$153	76
2500 Fenelon St	0.42mi	2/1.0	1,020 (-0%)	7mo	$159,600	$156	74
2309 Plaza Dr	0.30mi	2/1.0	1,162 (+14%)	6mo	$152,900	$132	58
2320 Pakenham Dr	0.75mi	2/1.0	995 (-3%)	3mo	$185,000	$186	58
2200 Volpe Dr	0.63mi	3/1.5 (+1)	1,056 (+3%)	2mo	$157,000	$149	57
2304 Fenelon St	0.36mi	3/2.0 (+1)	1,132 (+10%)	5mo	$220,000	$194	52
405 E Damour St	0.26mi	3/1.0 (+1)	879 (-14%)	12mo	$90,000	$102	49
2202 Fazzio Rd	0.64mi	2/1.0	1,095 (+7%)	11mo	$185,000	$169	49
2308 Lloyds Ave	0.49mi	2/1.0	881 (-14%)	7mo	$130,000	$148	48
2801 Marietta St	0.53mi	2/1.0	875 (-15%)	10mo	$189,000	$216	43
2712 Dauterive Dr	0.58mi	3/1.5 (+1)	1,160 (+13%)	10mo	$180,000	$155	35
2800 Palmetto St	0.74mi	2/2.0	1,173 (+15%)	5mo	$205,000	$175	33

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.60×
• Total profit: $-16,625
• Equity at exit: $22,351

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-3,946
• 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 70043

• Rents YoY: 3.1%
• Active inventory: 213
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $117

Break-even live

Break-even rent $1,395

Max offer price $149,900

Occupancy floor 87%

Sensitivity live

Price	-10% $220	-5% $168	+0% $117	+5% $65	+10% $13
Rent	-10% $-5	-5% $56	+0% $117	+5% $178	+10% $239
Rate	-1.0pp $192	-0.5pp $155	base $117	+0.5pp $78	+1.0pp $38

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: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2029 W Beauregard St Chalmette, LA	3.0	2.0	1176	$2,200	$1.87	18d	1	0.01mi
2012 E Beauregard St Chalmette, LA	2.0	1.0	749	$1,500	$2.00	45d	1	0.06mi
226 E Casa Calvo St Chalmette, LA	3.0	2.0	1330	$1,900	$1.43	45d	1	0.07mi
203 E Moreau St Chalmette, LA	3.0	1.5	965	$1,700	$1.76	4d	1	0.09mi
321 Rosemary Pl Chalmette, LA	2.0	2.0	1000	$1,550	$1.55	3d	1	0.15mi
2107 Montesquieu St Chalmette, LA	2.0	1.0	1150	$1,199	$1.04	22d	1	0.25mi
2329 Lyndell Dr Chalmette, LA	2.0	1.0	1265	$1,400	$1.11	45d	1	0.26mi
2319 Plaza Dr Chalmette, LA	2.0	1.0	1000	$1,200	$1.20	4d	1	0.30mi
2335 Plaza Dr Chalmette, LA	2.0	1.0	765	$1,300	$1.70	45d	1	0.32mi
2337 Plaza Dr Chalmette, LA	3.0	2.0	925	$1,500	$1.62	45d	1	0.32mi
2431 Octavia Dr Chalmette, LA	3.0	2.0	1100	$1,499	$1.36	45d	1	0.45mi
222 W Morales St Unit C Chalmette, LA	2.0	1.0	850	$1,100	$1.29	24d	1	0.49mi
2228 Riverland Dr Chalmette, LA	3.0	1.0	1300	$1,800	$1.38	4d	1	0.60mi
2525 Riverland Dr Apt 103 Chalmette, LA	1.0	1.0	900	$1,100	$1.22	22d	1	0.71mi
3108 Tournefort St Chalmette, LA	3.0	2.0	1399	$1,750	$1.25	4d	1	0.72mi
3106 Laplace St Chalmette, LA	3.0	2.5	1390	$1,650	$1.19	45d	1	0.72mi
3108 Laplace St Chalmette, LA	3.0	2.5	1390	$1,650	$1.19	45d	1	0.73mi
3209 Golden Dr Unit C Chalmette, LA	2.0	1.5	950	$1,200	$1.26	17d	1	0.75mi
2514 Chalona Dr Chalmette, LA	2.0	1.0	828	$1,400	$1.69	22d	1	0.75mi
2602 Chalona Dr Unit C Chalmette, LA	2.0	1.5	900	$1,200	$1.33	4d	1	0.79mi
3305 Golden Dr Unit D Chalmette, LA	2.0	1.5	1100	$1,200	$1.09	17d	1	0.84mi
3400 Montesquieu St Unit 1-B Chalmette, LA	3.0	2.5	1372	$2,550	$1.86	2d	1	0.86mi
3316 Laplace St Chalmette, LA	2.0	1.0	850	$1,200	$1.41	45d	1	0.88mi
3321 Plaza Dr Chalmette, LA	3.0	2.0	1400	$1,650	$1.18	11d	1	0.91mi
3329 Golden Dr Unit A Chalmette, LA	2.0	1.5	1200	$1,200	$1.00	45d	1	0.91mi
428 W Solidelle St Unit B Chalmette, LA	1.0	1.0	1017	$1,600	$1.57	24d	1	0.96mi
428 W Solidelle St Unit B Chalmette, LA	1.0	1.0	1017	$1,600	$1.57	45d	1	0.96mi
3513 Golden Dr Chalmette, LA	2.0	2.0	1000	$1,200	$1.20	45d	1	1.04mi
3218 Pakenham Dr Chalmette, LA	2.0	1.0	850	$1,300	$1.53	11d	1	1.05mi
511 E Genie St Chalmette, LA	3.0	2.0	1100	$1,500	$1.36	3d	1	1.09mi
3612 Laplace St Chalmette, LA	2.0	1.5	1090	$1,300	$1.19	18d	1	1.10mi
8720 W Livingston Ave Unit F Chalmette, LA	2.0	2.0	900	$1,050	$1.17	24d	1	1.11mi
3507 Sinclair St Chalmette, LA	3.0	2.0	1186	$1,800	$1.52	11d	1	1.12mi
8720 Livingston Ave Unit H Chalmette, LA	2.0	2.0	900	$1,050	$1.17	45d	1	1.12mi
8704 W Livingston Ave Apt F Chalmette, LA	2.0	2.0	875	$1,050	$1.20	45d	1	1.15mi
406 Dubarry Pl Chalmette, LA	3.0	2.0	950	$1,550	$1.63	45d	1	1.17mi
3711 Tournefort St Chalmette, LA	3.0	2.0	1250	$1,850	$1.48	4d	1	1.17mi
3405 Shangri La Dr Chalmette, LA	2.0	1.0	1000	$1,300	$1.30	24d	1	1.22mi
3324 Shangri La Dr Chalmette, LA	2.0	1.0	1000	$1,300	$1.30	45d	1	1.22mi
3508 Pakenham Dr Chalmette, LA	2.0	1.0	1000	$1,150	$1.15	4d	1	1.23mi

Listing history 7 events

1. 2026-06-21
   days on market $149,900 Active 6 DOM
2. 2026-06-18
   days on market $149,900 Active 3 DOM
3. 2026-06-17
   days on market $149,900 Active 2 DOM
4. 2026-06-16
   days on marketlisting id $149,900 Active 1 DOM
5. 2026-06-15
   days on market $149,900 Active 2 DOM
6. 2026-06-13
   remarks 307-char remark
7. 2026-06-13
   listed $149,900 Active 1 DOM

ⓘ 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 7/10 Severe FEMA zone X (shaded) · 59% 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: $18,517
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$4,361
• Taxable loss: −$999
• Est. tax savings @ 24.0%: +$240
• After-tax cash flow: $1,640/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
• County: Saint Bernard Parish · 22,638 people
• City population: 22,638
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 22,638
• Household income: $55,068
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 881.0

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 0.61)
• Race & ethnicity: White 55% Black 26% Hispanic / Latino 12% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 13% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 8% Arabic 1% Vietnamese 1%

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: ▼ -211.77%
• Current HPI: 194.8123
• Rent YoY: ▲ 3.11%
• 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

+37.5% since first listed

9 events — show timeline

• 2026-06-12 Listed $149,900 AcadianaMLS
• 2016-12-05 Sold (Public Records) $97,000 Public Records
• 2016-12-02 Sold (MLS) $97,000 GSREIN
• 2016-10-11 Contingent — GSREIN
• 2016-08-25 Listed $99,999 GSREIN
• 2016-08-25 Listed $99,999 AcadianaMLS
• 2016-08-01 Listing Removed — GSREIN
• 2016-02-18 Listed $109,000 GSREIN
• 2016-02-10 Listed $109,000 AcadianaMLS

Property tax history

-9.1%/yr

Latest (2025): $261 · -81.5% YoY. Source: county tax records.