2844 Barataria Blvd · Estelle, LA 70072

$138,000

3 bd · 1.5 ba · 1,050 sqft · Townhouse · 45 Days on market

Built 1980

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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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors. This tenant has lived in this townhouse for 21 years! We apologize for the super mess but family members had to move in for a short time and stuff is everywhere! Section 8 tenant is paying only $1,200. Owner has not requested an increase. A unit identical to it is getting $1,600. Tenant understands if new owner does not wish her to remain in property.

Key facts

• Parking
• Built 1980
• Listed 45 days

Property features AI

Exterior

• Parking: Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Shingle roof; Slab foundation; Average condition; City lot
• Construction: Built with brick
• Exterior features: Fenced yard; Concrete patio/porch; Shed(s)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carbon monoxide detector; Pantry; Cable TV
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $138k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $134k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 5.7% in Estelle — 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 64/100 on livability (#183 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, crime F, amenities F.
• Jefferson Parish (suburban): math 24% / reading 34% proficiency, ranked #44 of 98 in LA (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.1%/yr); 294 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 35% 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 $954 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($134k) 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 $14k; list at $138k implies a 922% 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 $133,860 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 1.17% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.48%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.05% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,059
• Equity at exit: $20,576

10-year hold

• IRR: 6.1%
• Equity multiple: 1.42×
• Total profit: $16,091
• Equity at exit: $11,932

Cash invested: $38,640 (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 70072

• Rents YoY: 1.1%
• Active inventory: 294
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$724
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $368

Break-even live

Break-even rent $1,146

Max offer price $138,000

Occupancy floor 72%

Sensitivity live

Price	-10% $446	-5% $407	+0% $368	+5% $328	+10% $289
Rent	-10% $240	-5% $304	+0% $368	+5% $431	+10% $495
Rate	-1.0pp $437	-0.5pp $403	base $368	+0.5pp $332	+1.0pp $295

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Sunrise Dr Marrero, LA	3.0	1.5	1225	$1,750	$1.43	44d	1	0.25mi
5160 Mount Matterhorn St Marrero, LA	2.0	1.0	1000	$1,050	$1.05	24d	1	0.25mi
5162 Mount Matterhorn Ave Marrero, LA	2.0	1.0	1000	$1,050	$1.05	5d	1	0.25mi
5913 S Oak Dr Marrero, LA	4.0	2.0	1300	$1,950	$1.50	24d	1	0.41mi
2425 Ramsey Dr Marrero, LA	4.0	2.0	1500	$1,800	$1.20	2d	1	0.58mi
2417 Highland Meadows Dr Marrero, LA	4.0	2.0	1400	$1,950	$1.39	44d	1	0.90mi
2325 Wilton St Unit A Marrero, LA	2.0	1.0	1000	$1,200	$1.20	44d	1	0.94mi
2632 Dove Ave Unit NA Marrero, LA	3.0	2.0	1250	$1,650	$1.32	44d	1	0.97mi
5118 Ehret Rd Unit B Marrero, LA	3.0	2.5	1275	$1,800	$1.41	5d	1	0.99mi
2544 Jeanne St Marrero, LA	4.0	2.0	1158	$2,300	$1.99	24d	1	1.07mi
2748 Erin Dr Marrero, LA	3.0	2.0	1460	$1,850	$1.27	24d	1	1.34mi
5128 Eden Roc Dr Marrero, LA	3.0	2.0	1400	$1,750	$1.25	5d	1	1.40mi

Listing history 16 events

1. 2026-06-18
   days on market $138,000 Active 45 DOM
2. 2026-06-17
   days on market $138,000 Active 44 DOM
3. 2026-06-16
   days on market $138,000 Active 43 DOM
4. 2026-06-15
   days on market $138,000 Active 42 DOM
5. 2026-06-13
   days on market $138,000 Active 40 DOM
6. 2026-06-10
   days on market $138,000 Active 37 DOM
7. 2026-06-09
   days on market $138,000 Active 36 DOM
8. 2026-06-08
   days on market $138,000 Active 35 DOM
9. 2026-06-07
   days on market $138,000 Active 34 DOM
10. 2026-06-03
    days on market $138,000 Active 30 DOM
11. 2026-06-02
    days on market $138,000 Active 29 DOM
12. 2026-06-01
    days on market $138,000 Active 28 DOM
13. 2026-05-31
    days on market $138,000 Active 27 DOM
14. 2026-05-01
    listed $138,000 Active 380-char remark

    Show marketing remark (376 chars)

    Calling all investors. This tenant has lived in this townhouse for 21 years! We apologize for the super mess but family members had to move in for a short time and stuff is everywhere! Section 8 tenant is paying only $1,200. Owner has not requested an increase. A unit identical to it is getting $1,600. Tenant understands if new owner does not wish her to remain in property.

15. 2026-05-01
    listed $138,000 Active 376-char remark

    Show marketing remark (376 chars)

    Calling all investors. This tenant has lived in this townhouse for 21 years! We apologize for the super mess but family members had to move in for a short time and stuff is everywhere! Section 8 tenant is paying only $1,200. Owner has not requested an increase. A unit identical to it is getting $1,600. Tenant understands if new owner does not wish her to remain in property.

16. 1990-12-01
    soldstatus $13,500

ⓘ 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: $695 · $58/mo
• Projected year-2 tax: $759 · $63/mo
• Expected delta: +$64/yr (+$5/mo · 9.2%)

ⓘ 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 · 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,339
• − Mortgage interest: −$7,730
• − Property taxes: −$695
• − Insurance: −$1,488
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$4,015
• Taxable income: $2,317
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $3,855/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)

• District: Jefferson Parish
• NCES district ID: 2200840
• Math proficiency: 24% ▼ -36.00%
• Reading proficiency: 34% ▼ -30.00%
• Median HH income: $48,421
• Composite: 25.19/100
• National rank: #7511
• State rank: #44 of 98 in LA

Livability — Estelle

• Score: 64/100
• State rank: #183
• US rank: #14840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Estelle, LA
• County: Jefferson Parish · 426,999 people
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 55,693
• Household income: $54,885
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 1807.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 451,696 people
• By 2030: 455,451 · +0.8%
• By 2040: 458,308 · +1.5%
• By 2050: 461,031 · +2.1%
• By 2075: 476,351 · +5.5%
• By 2100: 499,377 · +10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 40% White 39% Hispanic / Latino 12% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Lithuanian 12% Hispanic 1%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 8% Vietnamese 4% French/Haitian/Cajun 2%

Political lean MEDSL · Jefferson

• 2024 margin: R (+12.9) · D 42.5% · R 55.5% · Other 2.1%
• 2008→2024 swing: +13.6pp toward D · 2008: -26.6pp · 2024: -12.9pp
• All cycles: 2024: R+12.9 2020: R+11.1 2016: R+14.8 2012: R+18.4 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.87%
• Current HPI: 161.7477
• Rent YoY: ▲ 1.05%
• 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

+922.2% since first listed

3 events — show timeline

• 2026-05-01 Listed $138,000 AcadianaMLS
• 2026-05-01 Listed $138,000 GSREIN
• 1990-12-01 Sold (Public Records) $13,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $695 · +0.3% YoY. Source: county tax records.