2313 Aycock St · Arabi, LA 70032

$380,000

4 bd · 2.5 ba · 2,256 sqft · Land · 28 Days on market

Built 2021 ↓ 3% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside this one-of-a-kind 4-bedroom, 3-bath residence and prepare to be wowed. From the moment you walk through the grand 8' doors, the soaring cathedral ceilings with exposed beams and warm hardwood pine floors set the stage for a home that's equal parts elegant and inviting. The gourmet kitchen features quartz counters, custom wood accents on the island and vent hood, a professional grade 36" gas range with an additional wall oven, built-in microwave, stainless ice maker, and a sleek stainless refrigerator, make it perfect for both everyday living and entertaining. Every bedroom offers generous space and its own large walk-in closet, while the baths shine with marble like tile and modern matte black finishes and spacious linen closets. Outside, a sprawling backyard gives you room to relax, play, or host gatherings, and the home has a storage shed and full home generator! This is a true custom build with craftsmanship and style in every detail; opportunities like this don't last long in Arabi!

Key facts

• Gourmet kitchen
• Full home generator
• Storage shed

Tags

• GOURMET KITCHEN
• SPRAWLING BACKYARD
• STORAGE SHED
• FULL HOME GENERATOR
• CUSTOM BUILD

Property features AI

Exterior

• Parking: Driveway; Off-street parking; Three or more parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Raised foundation
• Construction: Brick and HardiPlank-type siding; Shingle roof; Built with a raised foundation
• Exterior features: Covered patio or porch; Shed(s); City lot; Oversized lot; Lot about 50 x 112

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Very good condition; 7 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $380k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (43.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (36.2% below list).
• Recommended offer: $215k (43.3% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 5.3% in Arabi — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 101 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $3k of loan paydown is wiped out by about $11k 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 28 days — a 2% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 5y 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.

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 $215,485 (43.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.64% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.01%
• DSCR: 0.64
• GRM: 13.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -40.0%
• Equity multiple: -0.26×
• Total profit: $-133,689
• Equity at exit: $56,659

10-year hold

• IRR: -62.9%
• Equity multiple: -0.96×
• Total profit: $-208,442
• Equity at exit: $32,855

Cash invested: $106,400 (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: 101
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,425 high
• Mortgage (P&I): −$1,993
• Tax est. 1.5%: −$475 /mo · $5,700/yr
• Insurance: −$158
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-1,137

Break-even live

Break-even rent $3,864

Max offer price $215,485

Occupancy floor —

Sensitivity live

Price	-10% $-874	-5% $-1,006	+0% $-1,137	+5% $-1,268	+10% $-1,400
Rent	-10% $-1,328	-5% $-1,233	+0% $-1,137	+5% $-1,041	+10% $-945
Rate	-1.0pp $-946	-0.5pp $-1,040	base $-1,137	+0.5pp $-1,235	+1.0pp $-1,336

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7532 Patricia St Arabi, LA	4.0	3.0	2099	$2,200	$1.05	45d	1	0.50mi
1529 Schnell Dr Arabi, LA	3.0	2.5	1736	$2,600	$1.50	3d	1	0.51mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	4d	1	0.51mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	3d	1	0.51mi
1511 Schnell Dr Arabi, LA	4.0	3.0	1700	$1,850	$1.09	5d	1	0.57mi
424 Chinchilla Dr Arabi, LA	3.0	2.0	1735	$3,500	$2.02	17d	1	0.65mi
309 Fawn Dr Arabi, LA	3.0	2.5	1745	$2,500	$1.43	3d	1	0.69mi
1239 Center St Arabi, LA	4.0	2.0	1922	$3,500	$1.82	4d	1	0.76mi
1019 Center St Arabi, LA	5.0	3.0	1973	$5,888	$2.98	3d	1	1.02mi
6900 Royal St Arabi, LA	3.0	2.0	1579	$5,888	$3.73	4d	1	1.22mi
8401 Main Dr Chalmette, LA	4.0	2.5	3271	$2,500	$0.76	45d	1	1.31mi

Listing history 43 events

1. 2026-06-21
   days on market $380,000 Active 28 DOM
2. 2026-06-18
   days on market $380,000 Active 25 DOM
3. 2026-06-17
   days on market $380,000 Active 24 DOM
4. 2026-06-16
   days on market $380,000 Active 23 DOM
5. 2026-06-15
   days on market $380,000 Active 22 DOM
6. 2026-06-13
   days on market $380,000 Active 20 DOM
7. 2026-06-10
   days on market $380,000 Active 17 DOM
8. 2026-06-09
   days on market $380,000 Active 16 DOM
9. 2026-06-08
   days on market $380,000 Active 15 DOM
10. 2026-06-07
    days on market $380,000 Active 14 DOM
11. 2026-06-03
    days on market $380,000 Active 10 DOM
12. 2026-06-02
    days on market $380,000 Active 9 DOM
13. 2026-06-01
    days on market $380,000 Active 8 DOM
14. 2026-05-31
    days on market $380,000 Active 7 DOM
15. 2026-05-24
    listed $380,000 Active 1019-char remark

    Show marketing remark (1019 chars)

    Step inside this one-of-a-kind 4-bedroom, 3-bath residence and prepare to be wowed. From the moment you walk through the grand 8' doors, the soaring cathedral ceilings with exposed beams and warm hardwood pine floors set the stage for a home that's equal parts elegant and inviting. The gourmet kitchen features quartz counters, custom wood accents on the island and vent hood, a professional grade 36" gas range with an additional wall oven, built-in microwave, stainless ice maker, and a sleek stainless refrigerator, make it perfect for both everyday living and entertaining. Every bedroom offers generous space and its own large walk-in closet, while the baths shine with marble like tile and modern matte black finishes and spacious linen closets. Outside, a sprawling backyard gives you room to relax, play, or host gatherings, and the home has a storage shed and full home generator! This is a true custom build with craftsmanship and style in every detail; opportunities like this don't last long in Arabi!

16. 2026-05-24
    listed $380,000 Active

    Show marketing remark (1019 chars)

    Step inside this one-of-a-kind 4-bedroom, 3-bath residence and prepare to be wowed. From the moment you walk through the grand 8' doors, the soaring cathedral ceilings with exposed beams and warm hardwood pine floors set the stage for a home that's equal parts elegant and inviting. The gourmet kitchen features quartz counters, custom wood accents on the island and vent hood, a professional grade 36" gas range with an additional wall oven, built-in microwave, stainless ice maker, and a sleek stainless refrigerator, make it perfect for both everyday living and entertaining. Every bedroom offers generous space and its own large walk-in closet, while the baths shine with marble like tile and modern matte black finishes and spacious linen closets. Outside, a sprawling backyard gives you room to relax, play, or host gatherings, and the home has a storage shed and full home generator! This is a true custom build with craftsmanship and style in every detail; opportunities like this don't last long in Arabi!

17. 2025-10-12
    historical $2,750
18. 2025-09-23
    listed $2,750
19. 2025-09-06
    listed $380,000 Active
20. 2025-09-06
    listed $380,000 Active
21. 2025-08-25
    price $385,000
22. 2025-08-25
    price $385,000
23. 2025-07-27
    price $390,000
24. 2025-07-27
    price $390,000
25. 2025-06-28
    listed $400,000 Active
26. 2024-05-25
    historical $2,750
27. 2024-05-12
    listed $2,750
28. 2024-05-11
    price $380,000
29. 2024-05-11
    price $385,000
30. 2024-04-16
    price $400,000
31. 2024-03-12
    listed $380,000
32. 2023-04-06
    price $405,000
33. 2023-03-03
    price $410,000
34. 2023-02-10
    price $420,000
35. 2023-01-28
    price $425,000
36. 2023-01-26
    price $429,999
37. 2023-01-16
    listed $405,000
38. 2021-08-20
    soldstatus $392,500 Closed
39. 2021-07-19
    status Pending
40. 2021-04-16
    price $390,000
41. 2021-02-27
    price $395,000
42. 2021-01-19
    listed $390,000
43. 2021-01-19
    listed $399,000 Active

ⓘ 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 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: $29,099
• − Mortgage interest: −$21,286
• − Property taxes: −$5,700
• − Insurance: −$7,018
• − Repairs & maintenance: −$2,328
• − Management: −$2,328
• − Depreciation: −$11,055
• Taxable loss: −$20,615
• Est. tax savings @ 24.0%: +$4,948
• After-tax cash flow: $-8,695/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

-2.6% since first listed

29 events — show timeline

• 2026-05-24 Listed $380,000 GSREIN
• 2026-05-24 Listed $380,000 AcadianaMLS
• 2025-10-12 Rental Removed $2,750 GSREIN
• 2025-09-23 Listed for Rent $2,750 GSREIN
• 2025-09-06 Listed $380,000 AcadianaMLS
• 2025-09-06 Listed $380,000 AcadianaMLS
• 2025-08-25 Price Changed $385,000 AcadianaMLS
• 2025-08-25 Price Changed $385,000 GSREIN
• 2025-07-27 Price Changed $390,000 AcadianaMLS
• 2025-07-27 Price Changed $390,000 GSREIN
• 2025-06-28 Listed $400,000 AcadianaMLS
• 2024-05-25 Rental Removed $2,750 GSREIN
• 2024-05-12 Listed for Rent $2,750 GSREIN
• 2024-05-11 Price Changed $380,000 GSREIN
• 2024-05-11 Price Changed $385,000 GSREIN
• 2024-04-16 Price Changed $400,000 GSREIN
• 2024-03-12 Listed $380,000 AcadianaMLS
• 2023-04-06 Price Changed $405,000 GSREIN
• 2023-03-03 Price Changed $410,000 GSREIN
• 2023-02-10 Price Changed $420,000 GSREIN
• 2023-01-28 Price Changed $425,000 GSREIN
• 2023-01-26 Price Changed $429,999 GSREIN
• 2023-01-16 Listed $405,000 AcadianaMLS
• 2021-08-20 Sold (MLS) $392,500 GSREIN
• 2021-07-19 Pending — GSREIN
• 2021-04-16 Price Changed $390,000 GSREIN
• 2021-02-27 Price Changed $395,000 GSREIN
• 2021-01-19 Listed $399,000 GSREIN
• 2021-01-19 Listed $390,000 AcadianaMLS

Property tax history

+1.5%/yr

Latest (2019): $160 · +0.0% YoY. Source: county tax records.