920 Cougar Dr · Arabi, LA 70032

$249,000

3 bd · 2.0 ba · 1,655 sqft · SingleFamily · 56 Days on market

Built 2024 5,776 sqft lot $150/sqft · 27% below area Est $339k · 27% 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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Schools +5.0/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming cottage in beautiful Arabi was built in 2007 and fully renovated in 2024. Featuring a new roof, HVAC system, and updated plumbing, and electrical components, kitchen, appliances, bathroom and flooring. Almost New! Property includes High-End Finishes, Spa-like bathrooms, a large open kitchen with a breakfast area, and abundant natural light. NEW Stainless Steel Appliances, along with NEW washer and dryer, are included for your convenience. Access to the home is a breeze with two driveways! Along with ample closet space an attached shed provides additional storage opportunities. This home qualifies for 100% financing. Flood insurance is assumable. Property is located in preferred flood zone X. Arabi is located downriver from Downtown New Orleans, and is an easy commute for residents wanting more space and less hustle and bustle of city life. Some photos are virtually staged.

Key facts

• Spa-like bathrooms
• High-end finishes
• Hvac system

Tags

• NEW ROOF
• HVAC SYSTEM
• UPDATED PLUMBING
• UPDATED ELECTRICAL COMPONENTS
• HIGH-END FINISHES
• SPA-LIKE BATHROOMS

Property features AI

Exterior

• Parking: Driveway; Three or more parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Energy-efficient appliances, HVAC, lighting, water heater, and windows
• Home design: Single-story; Building completed in 2024 with 2024 mechanicals; Excellent condition; Raised foundation; Facing information not provided
• Construction: Vinyl siding; Wood siding; Shingle roof; Built/updated 2024
• Exterior features: Porch; Shed(s); City lot; Rectangular lot; Lot dimensions approximately 55 x 105

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Pantry; ENERGY STAR qualified appliances
• Bedrooms: Total rooms: 9
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Granite counters; Handicap access; Pantry; Cable TV; Screens on windows
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

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 $218k (12.6% below list).
• Recommended offer: $218k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.3% in Arabi — 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 71/100 on livability (#45 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, amenities F, commute F.
• Market conditions: 99 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 112 units permitted in St. Bernard 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 $7k 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

• It's been on market 56 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 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 $40k; list at $249k implies a 522% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,614 (12.6% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 13% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 0.87% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 9.5

CMA / ARV

• ARV (median comp): $339,297
• List price: $249,000
• Delta: -26.61%
• 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
216 Bear Dr	0.21mi	3/2.0	1,696 (+2%)	4mo	$300,000	$177	82
306 Mink Dr	0.15mi	3/2.0	1,436 (-13%)	1mo	$204,000	$142	71
3828 Dominique Dr	0.63mi	3/2.0	1,649 (-0%)	3mo	$310,000	$188	68
208 Bear Dr	0.23mi	3/2.5	1,850 (+12%)	1mo	$199,000	$108	67
3936 Dominique Dr	0.62mi	3/2.0	1,625 (-2%)	2mo	$269,900	$166	66
1702 Schnell Dr	0.47mi	3/2.5	1,739 (+5%)	2mo	$325,000	$187	66
1908 Benjamin St	0.57mi	3/2.0	1,729 (+4%)	2mo	$315,000	$182	64
412 Genet Dr	0.38mi	3/2.0	1,850 (+12%)	0mo	$350,000	$189	62
3937 Dominique Dr	0.65mi	3/2.0	1,798 (+9%)	3mo	$339,000	$189	53
3924 Norwood Dr	0.57mi	4/2.0 (+1)	1,807 (+9%)	4mo	$339,500	$188	49
1932 Rose St	0.48mi	4/2.0 (+1)	1,884 (+14%)	4mo	$334,000	$177	46
3808 Dominique Dr	0.64mi	3/2.0	1,406 (-15%)	3mo	$190,000	$135	43

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-33,252
• Equity at exit: $37,127

10-year hold

• IRR: -4.3%
• Equity multiple: 0.71×
• Total profit: $-19,919
• Equity at exit: $21,529

Cash invested: $69,720 (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 70032

• Active inventory: 99
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,176 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$131 /mo · $1,574/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $112

Break-even live

Break-even rent $2,034

Max offer price $249,000

Occupancy floor 90%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
424 Chinchilla Dr Arabi, LA	3.0	2.0	1735	$3,500	$2.02	16d	1	0.29mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	2d	1	0.41mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	2d	1	0.41mi
7532 Patricia St Arabi, LA	4.0	3.0	2099	$2,200	$1.05	43d	1	0.41mi
309 Fawn Dr Arabi, LA	3.0	2.5	1745	$2,500	$1.43	1d	1	0.52mi
1529 Schnell Dr Arabi, LA	3.0	2.5	1736	$2,600	$1.50	1d	1	0.62mi
310 Lynx Dr Arabi, LA	3.0	2.0	1050	$1,775	$1.69	23d	1	0.64mi
1511 Schnell Dr Arabi, LA	4.0	3.0	1700	$1,850	$1.09	3d	1	0.69mi
2301 Esteban St Arabi, LA	3.0	1.0	1102	$1,800	$1.63	14d	1	0.74mi
2012 Esteban St Arabi, LA	3.0	2.0	1466	$2,500	$1.71	10d	1	0.83mi
8413 Benjamin Dr Chalmette, LA	3.0	2.0	1800	$2,300	$1.28	3d	1	0.83mi
1239 Center St Arabi, LA	4.0	2.0	1922	$3,500	$1.82	2d	1	0.95mi
8506 Deerfield Dr Chalmette, LA	2.0	1.0	1089	$1,350	$1.24	17d	1	0.99mi
3563 Kings Dr Chalmette, LA	2.0	1.5	1080	$1,400	$1.30	43d	1	1.09mi
8600 Patricia St Chalmette, LA	3.0	2.0	1255	$1,550	$1.24	23d	1	1.09mi
3561 Kings Dr Chalmette, LA	2.0	1.5	1080	$1,400	$1.30	43d	1	1.09mi
114 8th St Chalmette, LA	3.0	1.0	1275	$1,695	$1.33	43d	1	1.18mi
1333 Angela Ave Arabi, LA	3.0	2.0	1090	$1,850	$1.70	2d	1	1.18mi
8401 Livingston Ave Unit D Chalmette, LA	2.0	1.5	1100	$1,200	$1.09	43d	1	1.21mi
1714 Tricou St New Orleans, LA	3.0	2.0	1271	$1,900	$1.49	23d	1	1.23mi
1824 Saint Maurice Ave New Orleans, LA	4.0	2.0	1500	$1,500	$1.00	23d	1	1.24mi
1901 Tupelo St New Orleans, LA	3.0	2.5	1568	$2,300	$1.47	3d	1	1.27mi
9101 Virtue St Unit 9101 Chalmette, LA	3.0	2.0	1100	$1,690	$1.54	3d	1	1.30mi
1334 Tricou St New Orleans, LA	2.0	1.0	1117	$1,500	$1.34	21d	1	1.37mi
3606 Pakenham Dr Unit 3606 Chalmette, LA	3.0	2.0	1400	$1,800	$1.29	11d	1	1.42mi
1925 Alabo St Unit A New Orleans, LA	3.0	2.0	1199	$1,500	$1.25	21d	1	1.46mi
616 Lebeau St Unit A Arabi, LA	2.0	1.0	1205	$1,650	$1.37	43d	1	1.48mi

Listing history 31 events

1. 2026-06-18
   days on market $249,000 Active 56 DOM
2. 2026-06-17
   days on market $249,000 Active 55 DOM
3. 2026-06-16
   days on market $249,000 Active 54 DOM
4. 2026-06-15
   days on market $249,000 Active 53 DOM
5. 2026-06-13
   days on market $249,000 Active 51 DOM
6. 2026-06-10
   days on market $249,000 Active 48 DOM
7. 2026-06-09
   days on market $249,000 Active 47 DOM
8. 2026-06-08
   days on market $249,000 Active 46 DOM
9. 2026-06-07
   days on market $249,000 Active 45 DOM
10. 2026-06-03
    days on market $249,000 Active 41 DOM
11. 2026-06-02
    days on market $249,000 Active 40 DOM
12. 2026-06-01
    days on market $249,000 Active 39 DOM
13. 2026-05-31
    days on market $249,000 Active 38 DOM
14. 2026-05-18
    price $249,000 848-char remark

    Show marketing remark (899 chars)

    This charming cottage in beautiful Arabi was built in 2007 and fully renovated in 2024. Featuring a new roof, HVAC system, and updated plumbing, and electrical components, kitchen, appliances, bathroom and flooring. Almost New! Property includes High-End Finishes, Spa-like bathrooms, a large open kitchen with a breakfast area, and abundant natural light. NEW Stainless Steel Appliances, along with NEW washer and dryer, are included for your convenience. Access to the home is a breeze with two driveways! Along with ample closet space an attached shed provides additional storage opportunities. This home qualifies for 100% financing. Flood insurance is assumable. Property is located in preferred flood zone X. Arabi is located downriver from Downtown New Orleans, and is an easy commute for residents wanting more space and less hustle and bustle of city life. Some photos are virtually staged.

15. 2026-05-18
    price $249,000 848-char remark

    Show marketing remark (899 chars)

    This charming cottage in beautiful Arabi was built in 2007 and fully renovated in 2024. Featuring a new roof, HVAC system, and updated plumbing, and electrical components, kitchen, appliances, bathroom and flooring. Almost New! Property includes High-End Finishes, Spa-like bathrooms, a large open kitchen with a breakfast area, and abundant natural light. NEW Stainless Steel Appliances, along with NEW washer and dryer, are included for your convenience. Access to the home is a breeze with two driveways! Along with ample closet space an attached shed provides additional storage opportunities. This home qualifies for 100% financing. Flood insurance is assumable. Property is located in preferred flood zone X. Arabi is located downriver from Downtown New Orleans, and is an easy commute for residents wanting more space and less hustle and bustle of city life. Some photos are virtually staged.

16. 2026-04-22
    listed $259,000 Active 848-char remark

    Show marketing remark (899 chars)

    This charming cottage in beautiful Arabi was built in 2007 and fully renovated in 2024. Featuring a new roof, HVAC system, and updated plumbing, and electrical components, kitchen, appliances, bathroom and flooring. Almost New! Property includes High-End Finishes, Spa-like bathrooms, a large open kitchen with a breakfast area, and abundant natural light. NEW Stainless Steel Appliances, along with NEW washer and dryer, are included for your convenience. Access to the home is a breeze with two driveways! Along with ample closet space an attached shed provides additional storage opportunities. This home qualifies for 100% financing. Flood insurance is assumable. Property is located in preferred flood zone X. Arabi is located downriver from Downtown New Orleans, and is an easy commute for residents wanting more space and less hustle and bustle of city life. Some photos are virtually staged.

17. 2026-04-22
    listed $259,000 Active 848-char remark

    Show marketing remark (899 chars)

    This charming cottage in beautiful Arabi was built in 2007 and fully renovated in 2024. Featuring a new roof, HVAC system, and updated plumbing, and electrical components, kitchen, appliances, bathroom and flooring. Almost New! Property includes High-End Finishes, Spa-like bathrooms, a large open kitchen with a breakfast area, and abundant natural light. NEW Stainless Steel Appliances, along with NEW washer and dryer, are included for your convenience. Access to the home is a breeze with two driveways! Along with ample closet space an attached shed provides additional storage opportunities. This home qualifies for 100% financing. Flood insurance is assumable. Property is located in preferred flood zone X. Arabi is located downriver from Downtown New Orleans, and is an easy commute for residents wanting more space and less hustle and bustle of city life. Some photos are virtually staged.

18. 2026-03-19
    price $259,000
19. 2026-03-19
    price $259,000
20. 2026-02-18
    price $269,000
21. 2026-02-18
    price $269,000
22. 2025-10-22
    listed $275,000 Active
23. 2025-07-07
    price $275,000
24. 2025-07-07
    price $275,000
25. 2025-05-12
    price $285,000
26. 2025-05-12
    price $285,000
27. 2025-04-12
    price $300,000
28. 2025-04-12
    price $300,000
29. 2025-03-27
    listed $325,000 Active
30. 2025-03-27
    listed $275,000
31. 2023-01-30
    soldstatus $40,000

ⓘ 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: $1,574 · $131/mo
• Projected year-2 tax: $1,574 · $131/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 · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,114
• − Mortgage interest: −$13,948
• − Property taxes: −$1,574
• − Insurance: −$2,042
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − Depreciation: −$7,244
• Taxable loss: −$2,872
• Est. tax savings @ 24.0%: +$689
• After-tax cash flow: $2,033/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 — Arabi

• Score: 71/100
• State rank: #45
• US rank: #6891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arabi, LA
• City population: 4,436
• Population (ZIP): 4,436

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 0.59)
• Race & ethnicity: White 60% Black 18% Hispanic / Latino 14% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 13% Serbian 1% Italian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 4% Other Indo-European 3% Arabic 2%

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: ▼ -121.18%
• Current HPI: 224.6827
• 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

+522.5% since first listed

18 events — show timeline

• 2026-05-18 Price Changed $249,000 AcadianaMLS
• 2026-05-18 Price Changed $249,000 GSREIN
• 2026-04-22 Listed $259,000 GSREIN
• 2026-04-22 Listed $259,000 AcadianaMLS
• 2026-03-19 Price Changed $259,000 AcadianaMLS
• 2026-03-19 Price Changed $259,000 GSREIN
• 2026-02-18 Price Changed $269,000 AcadianaMLS
• 2026-02-18 Price Changed $269,000 GSREIN
• 2025-10-22 Listed $275,000 AcadianaMLS
• 2025-07-07 Price Changed $275,000 AcadianaMLS
• 2025-07-07 Price Changed $275,000 GSREIN
• 2025-05-12 Price Changed $285,000 AcadianaMLS
• 2025-05-12 Price Changed $285,000 GSREIN
• 2025-04-12 Price Changed $300,000 AcadianaMLS
• 2025-04-12 Price Changed $300,000 GSREIN
• 2025-03-27 Listed $275,000 AcadianaMLS
• 2025-03-27 Listed $325,000 AcadianaMLS
• 2023-01-30 Sold (Public Records) $40,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,574 · +8.1% YoY. Source: county tax records.