7821 Alma St · Bridge City, LA 70094

$189,000

3 bd · 2.0 ba · 1,183 sqft · SingleFamily · 33 Days on market

Built 1990 5,000 sqft lot $160/sqft · at area comps Est $186k · at est.

---

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).

• Cash flow +16.2/30.0
• ARV discount +6.8/15.0
• DSCR +5.0/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This fully reimagined home offers total peace of mind with a brand-new roof, HVAC, and water heater already in place. The open-concept interior features premium countertops and updated flooring throughout as well as a sizable back yard and screened in porch. This home is the definition of "move-in ready." Ask about flexible financing options to make this dream home yours today!

Key facts

• Hvac
• Brand new roof
• Water heater

Tags

• BRAND NEW ROOF
• HVAC
• WATER HEATER
• OPEN CONCEPT INTERIOR
• PREMIUM COUNTERTOPS
• UPDATED FLOORING

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick and stucco construction; Shingle roof; Slab foundation
• Construction: Built with brick and stucco; Shingle roof; Slab foundation
• Exterior features: Enclosed porch; Porch (screened)

Interior

• Kitchen: Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/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 $158k (16.5% below list).
• Recommended offer: $158k (16.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#225 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute 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.
• Zoned schools: Isaac G Joseph Elementary School (math 12% / reading 16%, grade F, #534 of 646 statewide, top 83%, 531 students, 81% FRL); Emmett C.Gilbert School of Excellence At Ford (math 15% / reading 23%, grade F, #463 of 646 statewide, top 72%, 689 students, 80% FRL); L.W. Higgins High School (math 14% / reading 25%, grade F, #186 of 265 statewide, top 73%, 996 students, 70% FRL).
• Market conditions: Rents soft (-0.8%/yr); 188 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 35% of the median local income ($54k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $189k implies a 178% gain — meaningful room to come down on a strong offer.

Recommended offer $157,757 (16.5% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.83% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (median comp): $186,077
• List price: $189,000
• Delta: 1.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
969 Avenue A	0.68mi	3/2.0	1,162 (-2%)	4mo	$189,000	$163	62
901 N Clark Ln	0.59mi	3/2.0	1,200 (+1%)	18mo	$220,000	$183	55
668 Avenue B	0.45mi	3/2.0	1,313 (+11%)	11mo	$140,000	$107	52
912 N Clark Ln	0.61mi	3/2.0	1,210 (+2%)	20mo	$55,000	$45	51
188 Laroussini St	0.39mi	3/2.0	1,300 (+10%)	19mo	$195,000	$150	49
546 Avenue G	0.69mi	3/1.5	1,326 (+12%)	2mo	$190,340	$144	44
549 Avenue G Ave	0.72mi	3/1.0	1,100 (-7%)	18mo	$182,500	$166	36
609 5th St	0.63mi	3/2.0	1,347 (+14%)	24mo	$199,900	$148	28
427 1/2 Larousinni St	0.73mi	3/1.0	1,007 (-15%)	17mo	$135,000	$134	23

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: -15.7%
• Equity multiple: 0.45×
• Total profit: $-28,842
• Equity at exit: $28,181

10-year hold

• IRR: -12.8%
• Equity multiple: 0.34×
• Total profit: $-34,941
• Equity at exit: $16,341

Cash invested: $52,920 (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 70094

• Rents YoY: -0.8%
• Active inventory: 188
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$991
• Tax from tax record: −$75 /mo · $895/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $102

Break-even live

Break-even rent $1,449

Max offer price $189,000

Occupancy floor 89%

Sensitivity live

Price	-10% $209	-5% $155	+0% $102	+5% $48	+10% $-5
Rent	-10% $-23	-5% $39	+0% $102	+5% $164	+10% $226
Rate	-1.0pp $197	-0.5pp $150	base $102	+0.5pp $53	+1.0pp $3

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
525 Emile Ave Westwego, LA	3.0	2.0	1329	$800	$0.60	25d	1	0.09mi
181 Louisiana St Westwego, LA	4.0	2.0	1500	$1,550	$1.03	45d	1	0.35mi
412 Avenue A Westwego, LA	2.0	1.0	1103	$1,500	$1.36	45d	1	0.43mi
900 Avenue H Unit D Westwego, LA	2.0	1.5	992	$1,300	$1.31	22d	1	0.76mi
958 Avenue B Westwego, LA	2.0	1.0	1018	$1,500	$1.47	45d	1	0.80mi
1060 Avenue B Unit A Westwego, LA	3.0	2.0	1124	$1,550	$1.38	25d	1	0.80mi
710 West Dr Westwego, LA	2.0	1.0	941	$1,500	$1.59	6d	1	1.01mi
653 Vic a Pitre Dr Westwego, LA	3.0	2.0	1491	$2,200	$1.48	6d	1	1.15mi
1015 West Dr Westwego, LA	2.0	1.0	750	$1,200	$1.60	45d	1	1.18mi
1300 Tanglewood Dr Westwego, LA	1.0–3.0	1.0–1.5	781	$1,310	$1.68	4d	14	1.19mi
1233 Central Ave Westwego, LA	3.0	1.5	1357	$1,500	$1.11	25d	1	1.36mi
1234 Central Ave Westwego, LA	3.0	1.5	800	$1,200	$1.50	25d	1	1.36mi
1433 Utah Beach Dr Bridge City, LA	1.0–3.0	1.0–1.5	747	$1,150	$1.54	6d	6	1.40mi
520 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,200	$1.00	45d	1	1.45mi
517 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,400	$1.17	45d	1	1.46mi

Listing history 12 events

1. 2026-05-18
   price $189,000 390-char remark

   Show marketing remark (390 chars)

   This fully reimagined home offers total peace of mind with a brand-new roof, HVAC, and water heater already in place. The open-concept interior features premium countertops and updated flooring throughout as well as a sizable back yard and screened in porch. This home is the definition of "move-in ready." Ask about flexible financing options to make this dream home yours today!

2. 2026-05-18
   price $189,000 391-char remark

   Show marketing remark (390 chars)

   This fully reimagined home offers total peace of mind with a brand-new roof, HVAC, and water heater already in place. The open-concept interior features premium countertops and updated flooring throughout as well as a sizable back yard and screened in porch. This home is the definition of "move-in ready." Ask about flexible financing options to make this dream home yours today!

3. 2026-04-23
   listed $199,000 Active 390-char remark

   Show marketing remark (390 chars)

   This fully reimagined home offers total peace of mind with a brand-new roof, HVAC, and water heater already in place. The open-concept interior features premium countertops and updated flooring throughout as well as a sizable back yard and screened in porch. This home is the definition of "move-in ready." Ask about flexible financing options to make this dream home yours today!

4. 2026-04-23
   listed $199,000 Active 391-char remark

   Show marketing remark (390 chars)

   This fully reimagined home offers total peace of mind with a brand-new roof, HVAC, and water heater already in place. The open-concept interior features premium countertops and updated flooring throughout as well as a sizable back yard and screened in porch. This home is the definition of "move-in ready." Ask about flexible financing options to make this dream home yours today!

5. 2026-03-12
   status Active
6. 2026-03-12
   status Pending
7. 2026-03-05
   price $215,000
8. 2026-03-05
   price $215,000
9. 2025-11-18
   listed $235,000 Active
10. 2024-11-04
    soldstatus $68,000
11. 2024-10-18
    listed $87,000 Active
12. 2004-11-01
    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: $895 · $75/mo
• Projected year-2 tax: $1,040 · $87/mo
• Expected delta: +$144/yr (+$12/mo · 16.1%)

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

Taxation est. · year 1

• Rental income: $18,931
• − Mortgage interest: −$10,587
• − Property taxes: −$895
• − Insurance: −$945
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$5,498
• Taxable loss: −$2,023
• Est. tax savings @ 24.0%: +$486
• After-tax cash flow: $1,707/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 — Bridge City

• Score: 61/100
• State rank: #225
• US rank: #17357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridge City, LA
• County: Jefferson Parish · 426,999 people
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 32,130
• Household income: $53,597
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 1457.0

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 0.65)
• Race & ethnicity: Black 46% White 36% Hispanic / Latino 13% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 9% Scottish 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 11% Vietnamese 2% French/Haitian/Cajun 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: ▼ -111.56%
• Current HPI: 102.9992
• Rent YoY: ▼ -0.80%
• 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

+117.2% since first listed

14 events — show timeline

• 2026-05-27 Pending — AcadianaMLS
• 2026-05-27 Pending — GSREIN
• 2026-05-18 Price Changed $189,000 AcadianaMLS
• 2026-05-18 Price Changed $189,000 GSREIN
• 2026-04-23 Listed $199,000 GSREIN
• 2026-04-23 Listed $199,000 AcadianaMLS
• 2026-03-12 Relisted — AcadianaMLS
• 2026-03-12 Pending — AcadianaMLS
• 2026-03-05 Price Changed $215,000 AcadianaMLS
• 2026-03-05 Price Changed $215,000 GSREIN
• 2025-11-18 Listed $235,000 AcadianaMLS
• 2024-11-04 Sold (Public Records) $68,000 Public Records
• 2024-10-18 Listed $87,000 AcadianaMLS
• 2004-11-01 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $895 · +5.2% YoY. Source: county tax records.