1433 Perrin Dr · Arabi, LA 70032

$289,000

4 bd · 2.5 ba · 2,032 sqft · SingleFamily · 273 Days on market

Built 1960 $142/sqft · 34% below area Est $436k · 34% under ↓ 10% since listing

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Cash flow +11.1/30.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare Four-Lot Property in Arabi Freshly painted 4-bedroom, 3-bath home situated on four combined lots in Arabi. Offering over 2,000 square feet of living space, this property features a spacious layout and an uncommon amount of land for the area. The interior includes generous living areas with a functional floor plan suitable for a variety of uses. Recent interior paint provides a clean and updated appearance throughout the home. The expansive lot configuration provides additional outdoor space and flexibility for future use, additions, storage, gardening, or other permitted uses, subject to buyer verification and local regulations. Property Features: * Four combined lots * Over 2,000 sq ft of living space * 4 bedrooms and 3 full baths * Freshly painted interior * Large outdoor area * Additional land space uncommon for surrounding properties Current pricing includes the home and designated lots, excluding the rear lot. An additional lot located behind the property is available for purchase separately. Purchase price including the rear lot is $320,000.

Key facts

• Parking
• Built 1960
• Listed 273 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (17.5% below list).
• Recommended offer: $238k (17.5% below list) — sets the bar for 1% rule.

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; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $2k of loan paydown is wiped out by about $9k 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 273 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $31k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $238,394 (17.5% 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. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $435,900
• List price: $289,000
• Delta: -33.70%
• 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
901 Cougar Dr	0.32mi	3/2.0 (-1)	2,023 (-0%)	1mo	$540,000	$267	77
1921 Schnell Dr	0.06mi	3/2.5 (-1)	2,217 (+9%)	2mo	$340,000	$153	76
1925 Rose St	0.22mi	4/2.5	1,922 (-5%)	6mo	$354,000	$184	75
1932 Rose St	0.23mi	4/2.0	1,884 (-7%)	4mo	$334,000	$177	72
208 Bear Dr	0.22mi	3/2.5 (-1)	1,850 (-9%)	1mo	$199,000	$108	69
7536 Patricia St	0.42mi	4/2.5	1,924 (-5%)	4mo	$369,000	$192	68
633 Cougar Dr	0.38mi	4/3.5	2,302 (+13%)	1mo	$393,000	$171	55
1107 Perrin Dr	0.36mi	4/3.5	2,278 (+12%)	6mo	$285,000	$125	54
412 Genet Dr	0.51mi	3/2.0 (-1)	1,850 (-9%)	0mo	$350,000	$189	54
1702 Schnell Dr	0.39mi	3/2.5 (-1)	1,739 (-14%)	2mo	$325,000	$187	52
1908 Benjamin St	0.34mi	3/2.0 (-1)	1,729 (-15%)	2mo	$315,000	$182	50
421 Chinchilla Dr	0.41mi	4/3.5	2,300 (+13%)	6mo	$270,000	$117	50

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: -20.7%
• Equity multiple: 0.28×
• Total profit: $-58,240
• Equity at exit: $43,091

10-year hold

• IRR: -13.9%
• Equity multiple: 0.19×
• Total profit: $-65,194
• Equity at exit: $24,987

Cash invested: $80,920 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,384 high
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-180

Break-even live

Break-even rent $2,612

Max offer price $262,903

Occupancy floor —

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7532 Patricia St Arabi, LA	4.0	3.0	2099	$2,200	$1.05	43d	1	0.39mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	2d	1	0.39mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	2d	1	0.39mi
424 Chinchilla Dr Arabi, LA	3.0	2.0	1735	$3,500	$2.02	16d	1	0.41mi
1529 Schnell Dr Arabi, LA	3.0	2.5	1736	$2,600	$1.50	1d	1	0.56mi
309 Fawn Dr Arabi, LA	3.0	2.5	1745	$2,500	$1.43	1d	1	0.57mi
2012 Esteban St Arabi, LA	3.0	2.0	1466	$2,500	$1.71	10d	1	0.61mi
1511 Schnell Dr Arabi, LA	4.0	3.0	1700	$1,850	$1.09	3d	1	0.64mi
1239 Center St Arabi, LA	4.0	2.0	1922	$3,500	$1.82	2d	1	0.90mi
1824 Saint Maurice Ave New Orleans, LA	4.0	2.0	1500	$1,500	$1.00	23d	1	1.01mi
1901 Tupelo St New Orleans, LA	3.0	2.5	1568	$2,300	$1.47	3d	1	1.03mi
8413 Benjamin Dr Chalmette, LA	3.0	2.0	1800	$2,300	$1.28	3d	1	1.10mi
1019 Center St Arabi, LA	5.0	3.0	1973	$5,888	$2.98	1d	1	1.16mi
6900 Royal St Arabi, LA	3.0	2.0	1579	$5,888	$3.73	2d	1	1.44mi

Listing history 22 events

1. 2026-06-18
   days on market $289,000 Active 273 DOM
2. 2026-06-17
   days on market $289,000 Active 272 DOM
3. 2026-06-16
   days on market $289,000 Active 271 DOM
4. 2026-06-15
   days on market $289,000 Active 270 DOM
5. 2026-06-13
   days on market $289,000 Active 268 DOM
6. 2026-06-10
   days on market $289,000 Active 265 DOM
7. 2026-06-09
   days on market $289,000 Active 264 DOM
8. 2026-06-08
   days on market $289,000 Active 263 DOM
9. 2026-06-07
   days on market $289,000 Active 262 DOM
10. 2026-06-03
    days on market $289,000 Active 258 DOM
11. 2026-06-02
    days on market $289,000 Active 257 DOM
12. 2026-06-01
    days on market $289,000 Active 256 DOM
13. 2026-05-31
    days on market $289,000 Active 255 DOM
14. 2026-05-12
    price $289,000 1068-char remark

    Show marketing remark (1098 chars)

    Rare Four-Lot Property in Arabi Freshly painted 4-bedroom, 3-bath home situated on four combined lots in Arabi. Offering over 2,000 square feet of living space, this property features a spacious layout and an uncommon amount of land for the area. The interior includes generous living areas with a functional floor plan suitable for a variety of uses. Recent interior paint provides a clean and updated appearance throughout the home. The expansive lot configuration provides additional outdoor space and flexibility for future use, additions, storage, gardening, or other permitted uses, subject to buyer verification and local regulations. Property Features: • Four combined lots • Over 2,000 sq ft of living space • 4 bedrooms and 3 full baths • Freshly painted interior • Large outdoor area • Additional land space uncommon for surrounding properties Current pricing includes the home and designated lots, excluding the rear lot. An additional lot located behind the property is available for purchase separately. Purchase price including the rear lot is $320,000.

15. 2026-05-12
    price $289,000 1098-char remark

    Show marketing remark (1098 chars)

    Rare Four-Lot Property in Arabi Freshly painted 4-bedroom, 3-bath home situated on four combined lots in Arabi. Offering over 2,000 square feet of living space, this property features a spacious layout and an uncommon amount of land for the area. The interior includes generous living areas with a functional floor plan suitable for a variety of uses. Recent interior paint provides a clean and updated appearance throughout the home. The expansive lot configuration provides additional outdoor space and flexibility for future use, additions, storage, gardening, or other permitted uses, subject to buyer verification and local regulations. Property Features: • Four combined lots • Over 2,000 sq ft of living space • 4 bedrooms and 3 full baths • Freshly painted interior • Large outdoor area • Additional land space uncommon for surrounding properties Current pricing includes the home and designated lots, excluding the rear lot. An additional lot located behind the property is available for purchase separately. Purchase price including the rear lot is $320,000.

16. 2026-05-08
    status Active 1068-char remark

    Show marketing remark (1098 chars)

    Rare Four-Lot Property in Arabi Freshly painted 4-bedroom, 3-bath home situated on four combined lots in Arabi. Offering over 2,000 square feet of living space, this property features a spacious layout and an uncommon amount of land for the area. The interior includes generous living areas with a functional floor plan suitable for a variety of uses. Recent interior paint provides a clean and updated appearance throughout the home. The expansive lot configuration provides additional outdoor space and flexibility for future use, additions, storage, gardening, or other permitted uses, subject to buyer verification and local regulations. Property Features: • Four combined lots • Over 2,000 sq ft of living space • 4 bedrooms and 3 full baths • Freshly painted interior • Large outdoor area • Additional land space uncommon for surrounding properties Current pricing includes the home and designated lots, excluding the rear lot. An additional lot located behind the property is available for purchase separately. Purchase price including the rear lot is $320,000.

17. 2026-05-08
    status Active 1098-char remark

    Show marketing remark (1098 chars)

    Rare Four-Lot Property in Arabi Freshly painted 4-bedroom, 3-bath home situated on four combined lots in Arabi. Offering over 2,000 square feet of living space, this property features a spacious layout and an uncommon amount of land for the area. The interior includes generous living areas with a functional floor plan suitable for a variety of uses. Recent interior paint provides a clean and updated appearance throughout the home. The expansive lot configuration provides additional outdoor space and flexibility for future use, additions, storage, gardening, or other permitted uses, subject to buyer verification and local regulations. Property Features: • Four combined lots • Over 2,000 sq ft of living space • 4 bedrooms and 3 full baths • Freshly painted interior • Large outdoor area • Additional land space uncommon for surrounding properties Current pricing includes the home and designated lots, excluding the rear lot. An additional lot located behind the property is available for purchase separately. Purchase price including the rear lot is $320,000.

18. 2026-03-04
    status Pending 1068-char remark

    Show marketing remark (1098 chars)

    Rare Four-Lot Property in Arabi Freshly painted 4-bedroom, 3-bath home situated on four combined lots in Arabi. Offering over 2,000 square feet of living space, this property features a spacious layout and an uncommon amount of land for the area. The interior includes generous living areas with a functional floor plan suitable for a variety of uses. Recent interior paint provides a clean and updated appearance throughout the home. The expansive lot configuration provides additional outdoor space and flexibility for future use, additions, storage, gardening, or other permitted uses, subject to buyer verification and local regulations. Property Features: • Four combined lots • Over 2,000 sq ft of living space • 4 bedrooms and 3 full baths • Freshly painted interior • Large outdoor area • Additional land space uncommon for surrounding properties Current pricing includes the home and designated lots, excluding the rear lot. An additional lot located behind the property is available for purchase separately. Purchase price including the rear lot is $320,000.

19. 2026-03-04
    historical Active Under Contract 1098-char remark

    Show marketing remark (1098 chars)

    Rare Four-Lot Property in Arabi Freshly painted 4-bedroom, 3-bath home situated on four combined lots in Arabi. Offering over 2,000 square feet of living space, this property features a spacious layout and an uncommon amount of land for the area. The interior includes generous living areas with a functional floor plan suitable for a variety of uses. Recent interior paint provides a clean and updated appearance throughout the home. The expansive lot configuration provides additional outdoor space and flexibility for future use, additions, storage, gardening, or other permitted uses, subject to buyer verification and local regulations. Property Features: • Four combined lots • Over 2,000 sq ft of living space • 4 bedrooms and 3 full baths • Freshly painted interior • Large outdoor area • Additional land space uncommon for surrounding properties Current pricing includes the home and designated lots, excluding the rear lot. An additional lot located behind the property is available for purchase separately. Purchase price including the rear lot is $320,000.

20. 2025-09-17
    listed $320,000 Active 1068-char remark

    Show marketing remark (1098 chars)

    Rare Four-Lot Property in Arabi Freshly painted 4-bedroom, 3-bath home situated on four combined lots in Arabi. Offering over 2,000 square feet of living space, this property features a spacious layout and an uncommon amount of land for the area. The interior includes generous living areas with a functional floor plan suitable for a variety of uses. Recent interior paint provides a clean and updated appearance throughout the home. The expansive lot configuration provides additional outdoor space and flexibility for future use, additions, storage, gardening, or other permitted uses, subject to buyer verification and local regulations. Property Features: • Four combined lots • Over 2,000 sq ft of living space • 4 bedrooms and 3 full baths • Freshly painted interior • Large outdoor area • Additional land space uncommon for surrounding properties Current pricing includes the home and designated lots, excluding the rear lot. An additional lot located behind the property is available for purchase separately. Purchase price including the rear lot is $320,000.

21. 2025-09-17
    listed $320,000 Active 1098-char remark

    Show marketing remark (1098 chars)

    Rare Four-Lot Property in Arabi Freshly painted 4-bedroom, 3-bath home situated on four combined lots in Arabi. Offering over 2,000 square feet of living space, this property features a spacious layout and an uncommon amount of land for the area. The interior includes generous living areas with a functional floor plan suitable for a variety of uses. Recent interior paint provides a clean and updated appearance throughout the home. The expansive lot configuration provides additional outdoor space and flexibility for future use, additions, storage, gardening, or other permitted uses, subject to buyer verification and local regulations. Property Features: • Four combined lots • Over 2,000 sq ft of living space • 4 bedrooms and 3 full baths • Freshly painted interior • Large outdoor area • Additional land space uncommon for surrounding properties Current pricing includes the home and designated lots, excluding the rear lot. An additional lot located behind the property is available for purchase separately. Purchase price including the rear lot is $320,000.

22. 2025-09-17
    listed $320,000 Active

    Show marketing remark (1098 chars)

    Rare Four-Lot Property in Arabi Freshly painted 4-bedroom, 3-bath home situated on four combined lots in Arabi. Offering over 2,000 square feet of living space, this property features a spacious layout and an uncommon amount of land for the area. The interior includes generous living areas with a functional floor plan suitable for a variety of uses. Recent interior paint provides a clean and updated appearance throughout the home. The expansive lot configuration provides additional outdoor space and flexibility for future use, additions, storage, gardening, or other permitted uses, subject to buyer verification and local regulations. Property Features: • Four combined lots • Over 2,000 sq ft of living space • 4 bedrooms and 3 full baths • Freshly painted interior • Large outdoor area • Additional land space uncommon for surrounding properties Current pricing includes the home and designated lots, excluding the rear lot. An additional lot located behind the property is available for purchase separately. Purchase price including the rear lot is $320,000.

ⓘ 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 X · 76% 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: $28,607
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$2,242
• − Repairs & maintenance: −$2,289
• − Management: −$2,289
• − Depreciation: −$8,407
• Taxable loss: −$7,143
• Est. tax savings @ 24.0%: +$1,714
• After-tax cash flow: $-450/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

-9.7% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $289,000 AcadianaMLS
• 2026-05-12 Price Changed $289,000 GSREIN
• 2026-05-08 Relisted — AcadianaMLS
• 2026-05-08 Relisted — GSREIN
• 2026-03-04 Pending — AcadianaMLS
• 2026-03-04 Contingent — GSREIN
• 2025-09-17 Listed $320,000 AcadianaMLS
• 2025-09-17 Listed $320,000 GSREIN
• 2025-09-17 Listed $320,000 AcadianaMLS

Property tax history

-20.5%/yr

Latest (2025): $69 · -94.3% YoY. Source: county tax records.