1112 Kepler St · Gretna, LA 70053

$195,900

3 bd · 1.0 ba · 1,162 sqft · SingleFamily · 135 Days on market

Built 1977 $169/sqft · 13% below area Est $224k · 13% under ↓ 5% since listing

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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 +18.6/30.0
• ARV discount +13.2/15.0
• DSCR +5.8/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable all brick home with 3 bedrooms, 1 bath located in Gretna featuring wood floors, living room, dining room, kitchen, 3 bedrooms and 1 bath and tons of natural light. Off street parking with carport, fenced yard, detached shed and much more. Make this cutie yours.

Key facts

• Off street parking
• Wood floors
• Kitchen

Tags

• WOOD FLOORS
• LIVING ROOM
• DINING ROOM
• KITCHEN
• NATURAL LIGHT
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/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 $171k (12.5% below list).
• Recommended offer: $171k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 5.1% in Gretna — 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 70/100 on livability (#58 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, schools B+; Watch: crime F, employment D-.
• 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: 113 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); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $1,714/mo this rent would consume 51% of the median local household income ($40k/yr) (locally 1911% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($172k) 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.

Recommended offer $171,352 (12.5% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (median comp): $224,109
• List price: $195,900
• Delta: -12.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 Virgil St	0.30mi	2/2.0 (-1)	1,246 (+7%)	2mo	$83,000	$67	64
490 Ocean Ave	0.54mi	3/1.5	1,216 (+5%)	4mo	$167,000	$137	62
1512 Palfrey St	0.15mi	3/2.0	1,300 (+12%)	17mo	$245,000	$188	55
1520 Franklin Ave	0.26mi	2/2.0 (-1)	1,050 (-10%)	16mo	$175,000	$167	49
1121 Evergreen Dr	0.70mi	3/2.0	1,247 (+7%)	5mo	$235,000	$188	47
1033 Porter St	0.12mi	2/2.0 (-1)	1,333 (+15%)	20mo	$158,500	$119	44
304 Virgil St	0.65mi	2/1.0 (-1)	1,120 (-4%)	19mo	$225,000	$201	42
11 Gelbke Dr	0.47mi	2/1.0 (-1)	1,324 (+14%)	12mo	$205,000	$155	40
814 Evergreen Dr	0.69mi	3/2.0	1,300 (+12%)	22mo	$150,000	$115	26
1120 Evergreen Dr	0.73mi	3/2.0	1,294 (+11%)	23mo	$190,000	$147	24

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-19,734
• Equity at exit: $29,209

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,972
• Equity at exit: $16,938

Cash invested: $54,852 (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 70053

• Active inventory: 113
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,714 high
• Mortgage (P&I): −$1,027
• Tax from tax record: −$55 /mo · $657/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $190

Break-even live

Break-even rent $1,473

Max offer price $195,900

Occupancy floor 84%

Sensitivity live

Price	-10% $301	-5% $245	+0% $190	+5% $135	+10% $79
Rent	-10% $55	-5% $122	+0% $190	+5% $258	+10% $325
Rate	-1.0pp $289	-0.5pp $240	base $190	+0.5pp $139	+1.0pp $88

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: $48,975
• Closing costs: $5,877
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
913 Milton St Gretna, LA	3.0	1.0	1061	$2,800	$2.64	44d	1	0.15mi
1014 Van Trump St Gretna, LA	2.0	2.0	932	$1,750	$1.88	22d	1	0.24mi
1225 Truxton St Unit 21 Gretna, LA	2.0	2.0	1000	$1,075	$1.07	24d	1	0.35mi
1320 Monroe St Gretna, LA	2.0	2.0	1030	$2,000	$1.94	24d	1	0.42mi
1318 Monroe St Gretna, LA	2.0	1.0	1200	$1,595	$1.33	4d	1	0.43mi
1500 Madison St Unit 3 Gretna, LA	2.0	1.0	840	$1,100	$1.31	4d	1	0.44mi
1500 Madison St Unit 3 Gretna, LA	2.0	1.0	840	$1,100	$1.31	4d	1	0.44mi
14 Gelbke Dr Gretna, LA	3.0	2.0	1327	$1,800	$1.36	24d	1	0.50mi
14 Gelbke Dr Gretna, LA	3.0	2.0	1327	$1,950	$1.47	44d	1	0.50mi
434 Ocean Ave Gretna, LA	2.0	1.0	812	$1,500	$1.85	44d	1	0.60mi
1010 Isbell St Gretna, LA	3.0	1.0	1300	$1,350	$1.04	44d	1	0.60mi
127 Hawkins St Terrytown, LA	2.0	1.0	989	$1,100	$1.11	45d	1	0.61mi
23 New England Ct Gretna, LA	3.0	1.5	1200	$1,600	$1.33	24d	1	0.67mi
517 Burmaster St Gretna, LA	2.0	1.0	900	$1,600	$1.78	44d	1	0.71mi
721 Hinyub Ave Unit D Gretna, LA	2.0	1.5	1200	$1,250	$1.04	44d	1	0.72mi
241 Helen St Unit 3c Terrytown, LA	2.0	1.5	1383	$1,400	$1.01	22d	1	0.72mi
241 Helen St Unit 4D Terrytown, LA	2.0	1.5	1383	$1,400	$1.01	44d	1	0.72mi
310 Coral Ave Gretna, LA	3.0	1.5	1216	$1,750	$1.44	24d	1	0.86mi
612 Fried St Gretna, LA	3.0	2.0	1250	$1,600	$1.28	44d	1	0.90mi
1661 Alexander Ct Gretna, LA	2.0	1.5	1350	$1,295	$0.96	44d	1	0.95mi
1665 Alexander Ct Gretna, LA	2.0	1.5	1350	$1,295	$0.96	44d	1	0.95mi
2243 Kraft Pl New Orleans, LA	2.0	1.0	865	$1,200	$1.39	24d	1	0.96mi
1810 Stumpf Blvd Gretna, LA	3.0	1.0	1000	$1,650	$1.65	44d	1	0.97mi
1629 Gary Ct Unit B Terrytown, LA	2.0	1.5	1200	$1,300	$1.08	44d	1	0.97mi
349 Cherry Blossom Ln Terrytown, LA	3.0	1.5	1225	$1,600	$1.31	24d	1	0.98mi
1204 Amelia St Gretna, LA	2.0	1.0	950	$1,250	$1.32	15d	1	0.98mi
1625 Cooper Rd Unit D Terrytown, LA	2.0	1.5	1200	$1,300	$1.08	44d	1	1.02mi
1629 Cooper Rd Unit B Terrytown, LA	2.0	1.5	1200	$1,300	$1.08	44d	1	1.02mi
616 Lafayette St Gretna, LA	2.0	1.0	846	$1,525	$1.80	4d	1	1.06mi
1117 Whitney Ave Gretna, LA	1.0–3.0	1.0–2.0	951	$1,489	$1.57	3d	16	1.06mi
2123 Browning Ln Terrytown, LA	3.0	1.5	1073	$1,650	$1.54	3d	1	1.07mi
527 3rd St Gretna, LA	2.0	1.0	878	$1,350	$1.54	44d	1	1.13mi
601 4th St Unit D Gretna, LA	2.0	1.0	987	$1,250	$1.27	44d	1	1.17mi
1104 Huey P Long Ave Gretna, LA	2.0	1.0	1140	$1,800	$1.58	24d	1	1.24mi
1945 Pace Blvd Apt 101 New Orleans, LA	2.0	1.0	1000	$1,250	$1.25	11d	1	1.26mi
1945 Pace Blvd Unit 104 New Orleans, LA	2.0	1.0	1000	$1,250	$1.25	24d	1	1.26mi
1906 Cooper Rd Gretna, LA	3.0	2.0	1200	$1,600	$1.33	5d	1	1.26mi
1510 Sumner St New Orleans, LA	2.0	1.0	950	$1,474	$1.55	17d	1	1.27mi
2002 Pace Blvd Unit 103 New Orleans, LA	3.0	2.0	1000	$1,500	$1.50	15d	1	1.27mi
400 Park Blvd Unit A New Orleans, LA	4.0	1.5	1275	$2,200	$1.73	24d	1	1.30mi

Listing history 18 events

1. 2026-06-18
   days on market $195,900 Active 135 DOM
2. 2026-06-17
   days on market $195,900 Active 134 DOM
3. 2026-06-16
   days on market $195,900 Active 133 DOM
4. 2026-06-15
   days on market $195,900 Active 132 DOM
5. 2026-06-13
   days on market $195,900 Active 130 DOM
6. 2026-06-10
   days on market $195,900 Active 127 DOM
7. 2026-06-09
   days on market $195,900 Active 126 DOM
8. 2026-06-08
   days on market $195,900 Active 125 DOM
9. 2026-06-07
   days on market $195,900 Active 124 DOM
10. 2026-06-03
    days on market $195,900 Active 120 DOM
11. 2026-06-02
    days on market $195,900 Active 119 DOM
12. 2026-06-01
    days on market $195,900 Active 118 DOM
13. 2026-05-31
    days on market $195,900 Active 117 DOM
14. 2026-04-22
    price $195,900 270-char remark

    Show marketing remark (270 chars)

    Adorable all brick home with 3 bedrooms, 1 bath located in Gretna featuring wood floors, living room, dining room, kitchen, 3 bedrooms and 1 bath and tons of natural light. Off street parking with carport, fenced yard, detached shed and much more. Make this cutie yours.

15. 2026-04-22
    price $195,900 270-char remark

    Show marketing remark (270 chars)

    Adorable all brick home with 3 bedrooms, 1 bath located in Gretna featuring wood floors, living room, dining room, kitchen, 3 bedrooms and 1 bath and tons of natural light. Off street parking with carport, fenced yard, detached shed and much more. Make this cutie yours.

16. 2026-02-02
    listed $205,900 Active 270-char remark

    Show marketing remark (270 chars)

    Adorable all brick home with 3 bedrooms, 1 bath located in Gretna featuring wood floors, living room, dining room, kitchen, 3 bedrooms and 1 bath and tons of natural light. Off street parking with carport, fenced yard, detached shed and much more. Make this cutie yours.

17. 2026-02-02
    listed $205,900 Active 270-char remark

    Show marketing remark (270 chars)

    Adorable all brick home with 3 bedrooms, 1 bath located in Gretna featuring wood floors, living room, dining room, kitchen, 3 bedrooms and 1 bath and tons of natural light. Off street parking with carport, fenced yard, detached shed and much more. Make this cutie yours.

18. 1977-06-01
    soldstatus

ⓘ 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: $657 · $55/mo
• Projected year-2 tax: $1,077 · $90/mo
• Expected delta: +$421/yr (+$35/mo · 64.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,562
• − Mortgage interest: −$10,973
• − Property taxes: −$657
• − Insurance: −$980
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$5,699
• Taxable loss: −$1,036
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $2,529/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 — Gretna

• Score: 70/100
• State rank: #58
• US rank: #7679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gretna, LA
• County: Jefferson Parish · 426,999 people
• City population: 56,969
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 16,621
• Household income: $39,950
• Rent vs Own: 53.4% rent · 46.6% own
• Severe rent burden: 1911.0

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 0.70)
• Race & ethnicity: White 36% Black 34% Hispanic / Latino 23% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Lithuanian 7% Iranian 1% Slovak 1%
• Foreign-born: 19% · Canada, Vietnam, China
• Languages at home: 76% English-only · Spanish 20% Vietnamese 1% German/W. Germanic 1%

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: ▼ -115.90%
• Current HPI: 121.765
• Rent YoY: —
• 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

-4.9% since first listed

5 events — show timeline

• 2026-04-22 Price Changed $195,900 AcadianaMLS
• 2026-04-22 Price Changed $195,900 GSREIN
• 2026-02-02 Listed $205,900 GSREIN
• 2026-02-02 Listed $205,900 AcadianaMLS
• 1977-06-01 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $657 · -0.2% YoY. Source: county tax records.