949 E Kingsway Dr · Terrytown, LA 70056

$94,900

3 bd · 2.0 ba · 1,530 sqft · SingleFamily · 9 Days on market

Built 2000 5,998 sqft lot ↓ 13% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Located in the Park Place subdivision in Gretna, LA, this diamond in the rough is ready for your personal touch, so grab your tools. The home boasts an open floor plan with a spacious great room, a dining area to the left featuring bay windows, straight ahead, a wood-burning fireplace, and high ceilings that flow into the back den/game room. The galley-style kitchen towards the front, offers another bay window breakfast nook and plenty cabinet space. The master bedroom includes a tray ceiling, open vanity, garden tub for relaxation, and a private commode area. Two nicely sized bedrooms complete the space. Don't miss out--call today to schedule your appointment!

Key facts

• Breakfast nook
• Open floor plan
• Bay windows

Tags

• OPEN FLOOR PLAN
• WOOD BURNING FIREPLACE
• BAY WINDOWS
• GALLEY STYLE KITCHEN
• BREAKFAST NOOK
• GARDEN TUB

Property features AI

Exterior

• Parking: Attached garage with two spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Property condition: Poor
• Construction: Brick veneer construction; Asphalt shingle roof; Slab foundation; Built with poor condition noted
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 50 x 120

Interior

• Kitchen: Oven; Range
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 15.4% vs local median 4.5% in Terrytown — 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 69/100 on livability (#73 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, 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 soft (-0.2%/yr); 163 active listings in the ZIP; 34 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 37% of the median local income ($59k/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 $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y 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 $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 $94,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.89% ✓
• Cap rate: 15.36%
• Cash-on-cash: 32.38%
• DSCR: 2.44
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $257,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2424 Park Place Dr	0.30mi	3/2.0	1,550 (+1%)	2mo	$163,000	$105	82
2473 Carol Sue Ave	0.60mi	3/2.0	1,520 (-1%)	5mo	$288,000	$189	67
737 Rue St Michael	0.68mi	3/2.0	1,512 (-1%)	1mo	$321,900	$213	65
2446 Ave Mont Martre Ave	0.45mi	3/2.0	1,415 (-8%)	2mo	$290,000	$205	65
719 Rue St Michael	0.59mi	3/2.0	1,500 (-2%)	7mo	$321,900	$215	63
861 Mystic Ave	0.61mi	3/2.5	1,569 (+2%)	7mo	$160,000	$102	59
2336 Carol Sue Ave	0.71mi	4/2.0 (+1)	1,551 (+1%)	1mo	$135,000	$87	59
800 Mystic Ave	0.68mi	3/2.5	1,476 (-4%)	5mo	$240,000	$163	57
840 Morningside Dr	0.71mi	3/2.0	1,410 (-8%)	0mo	$125,000	$89	54
2341 N Village Ct	0.42mi	2/2.5 (-1)	1,313 (-14%)	3mo	$254,000	$193	47
828 Mystic Ave	0.66mi	3/2.0	1,308 (-14%)	1mo	$220,000	$168	44
760 Mystic Ave	0.72mi	3/2.5	1,685 (+10%)	6mo	$140,000	$83	42

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.79×
• Total profit: $20,885
• Equity at exit: $14,150

10-year hold

• IRR: 26.1%
• Equity multiple: 2.94×
• Total profit: $51,572
• Equity at exit: $8,205

Cash invested: $26,572 (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 70056

• Rents YoY: -0.2%
• Active inventory: 163
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$498
• Tax from tax record: −$166 /mo · $1,993/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $651

Break-even live

Break-even rent $974

Max offer price $94,900

Occupancy floor 59%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1028 Kingsway Dr W Gretna, LA	4.0	2.0	1900	$2,400	$1.26	23d	1	0.25mi
2424 Park Place Dr Gretna, LA	3.0	2.0	1550	$2,200	$1.42	21d	1	0.27mi
937 E Monterey Ct Apt D Terrytown, LA	4.0	2.0	1500	$1,500	$1.00	23d	1	0.28mi
937 E Monterey Ct Apt B Terrytown, LA	3.0	2.0	1500	$1,300	$0.87	23d	1	0.28mi
2448 Oxford Pl Gretna, LA	3.0	2.5	1514	$1,600	$1.06	23d	1	0.32mi
916 E Monterey Ct Unit A Terrytown, LA	3.0	2.0	1400	$1,600	$1.14	43d	1	0.32mi
2337 Park Place Dr Gretna, LA	3.0	2.5	1800	$1,650	$0.92	43d	1	0.33mi
917 Monterey Ct S Unit b Gretna, LA	3.0	2.0	1500	$1,500	$1.00	43d	1	0.34mi
2425 Oxford Pl #113 Gretna, LA	2.0	2.0	1081	$2,300	$2.13	43d	1	0.37mi
701 Fairfax Dr #199 Gretna, LA	2.0	2.0	1060	$1,500	$1.42	43d	1	0.38mi
2350 Park Place Dr Gretna, LA	1.0–3.0	1.0–2.0	1000	$1,525	$1.52	43d	5	0.49mi
132 Layburn Ct Terrytown, LA	4.0	2.5	2100	$2,200	$1.05	4d	1	0.74mi
725 Oakwood Dr Gretna, LA	3.0	2.0	2079	$1,850	$0.89	23d	1	0.87mi
740 Oakwood Dr Gretna, LA	4.0	2.0	1290	$2,200	$1.71	43d	1	0.88mi
119 Planters Canal Rd Belle Chasse, LA	4.0	3.0	1840	$2,195	$1.19	43d	1	0.91mi
119 Planters Canal Rd Belle Chasse, LA	4.0	3.0	1840	$2,195	$1.19	23d	1	0.91mi
5200 Timber Crest Dr New Orleans, LA	4.0	2.0	1530	$1,800	$1.18	23d	1	0.92mi
119 Jay St Belle Chasse, LA	2.0	2.0	1200	$900	$0.75	14d	1	0.96mi
3653 Timber Bluff Ln New Orleans, LA	4.0	2.0	1800	$2,500	$1.39	43d	1	0.97mi
500 Behrman Hwy Gretna, LA	3.0	1.5	1600	$1,750	$1.09	4d	1	1.10mi
502 Behrman Hwy Gretna, LA	4.0	2.0	1600	$1,750	$1.09	4d	1	1.17mi
805 Terry Pkwy Terrytown, LA	3.0	2.0	1782	$2,050	$1.15	4d	1	1.21mi
805 Terry Pkwy Terrytown, LA	3.0	2.0	1782	$2,050	$1.15	2d	1	1.21mi
2111 Emerson St Terrytown, LA	3.0	2.5	1500	$1,650	$1.10	43d	1	1.23mi
130 Cypress Grove Ct #92 New Orleans, LA	2.0	1.5	1381	$1,550	$1.12	16d	1	1.23mi
201 Wall Blvd Gretna, LA	3.0	2.0	2220	$2,500	$1.13	43d	1	1.26mi
532 Oakwood Dr Gretna, LA	3.0	2.5	2100	$2,000	$0.95	4d	1	1.32mi
5000 Woodland Dr New Orleans, LA	2.0	1.0–2.5	943	$1,457	$1.55	23d	1	1.42mi
5797 Tullis Dr New Orleans, LA	3.0	1.5	1240	$1,600	$1.29	23d	1	1.43mi
583 Delmar St Terrytown, LA	3.0	1.5	1426	$1,350	$0.95	43d	1	1.45mi
5823 Tullis Dr New Orleans, LA	3.0	1.5	1637	$1,600	$0.98	23d	1	1.45mi
517 Diplomat St Terrytown, LA	3.0	2.0	1850	$2,000	$1.08	4d	1	1.48mi
469 Lynnmeade Rd Gretna, LA	3.0	2.0	1964	$2,300	$1.17	23d	1	1.49mi
528 Grovewood Dr Gretna, LA	4.0	2.0	1525	$2,200	$1.44	23d	1	1.49mi

Listing history 7 events

1. 2026-06-18
   days on market $94,900 Active 9 DOM
2. 2026-06-17
   days on market $94,900 Active 8 DOM
3. 2026-06-16
   days on market $94,900 Active 7 DOM
4. 2026-06-15
   days on market $94,900 Active 6 DOM
5. 2026-06-13
   days on market $94,900 Active 4 DOM
6. 2026-06-10
   remarks 668-char remark
7. 2026-06-10
   listed $94,900 Active 1 DOM

ⓘ 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: $1,993 · $166/mo
• Projected year-2 tax: $1,993 · $166/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,574
• − Mortgage interest: −$5,316
• − Property taxes: −$1,993
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$2,761
• Taxable income: $6,781
• Est. tax owed @ 24.0%: −$1,627
• After-tax cash flow: $6,179/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 — Terrytown

• Score: 69/100
• State rank: #73
• US rank: #8731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terrytown, LA
• County: Jefferson Parish · 426,999 people
• City population: 42,471
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 40,348
• Household income: $59,027
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1623.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 34% White 32% Hispanic / Latino 26% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Dominican 3%
• Common ancestry: Lithuanian 5% Italian 2% Hispanic 2%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 22% Arabic 5% 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: ▼ -100.20%
• Current HPI: 165.1579
• Rent YoY: ▼ -0.16%
• 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

-12.9% since first listed

9 events — show timeline

• 2026-06-08 Listed $94,900 GSREIN
• 2026-06-08 Listed $94,900 AcadianaMLS
• 2006-09-06 Sold (Public Records) $150,000 Public Records
• 2006-08-31 Sold (MLS) $150,000 GSREIN
• 2006-06-22 Listed $157,800 GSREIN
• 2006-06-22 Listed $157,800 AcadianaMLS
• 2000-06-26 Sold (MLS) $106,000 GSREIN
• 2000-03-19 Listed $109,000 AcadianaMLS
• 2000-03-19 Listed $109,000 GSREIN

Property tax history

+1.9%/yr

Latest (2025): $1,993 · +0.3% YoY. Source: county tax records.