164 Carmen Dr · Avondale, LA 70094

$157,500

3 bd · 1.0 ba · 1,270 sqft · SingleFamily · 20 Days on market

Built 1965 Est $159k · at est.

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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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.9/15.0
• 1% rule +6.1/10.0
• 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

Seller will pay $5000 towards buyers cost to close. Newly installed light colored granite countertops in Kitchen, Great deal on a solid house with either a fourth bedroom or game room! Desirable X flood zone! Good sized back yard.

Key facts

• Parking
• Built 1965
• Listed 20 days

Property features AI

Exterior

• Utilities: Electric service by Entergy
• Home design: Single family residence
• Construction: Brick exterior
• Exterior features: Chain link, wood, and other fencing; Brick construction

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Two bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living Room; Kitchen; Game Room; Bedroom 1; Bedroom 2
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $155k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 7.5% in Avondale — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#243 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, 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: Ray St. Pierre Academy For Advanced Studies (math 82% / reading 82%, grade A+, #9 of 646 statewide, top 1%, 336 students, 26% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 39% 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask is 190% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $54k; list at $158k implies a 190% gain — meaningful room to come down on a strong offer.

Recommended offer $155,137 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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: 1.11% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.62%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $158,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Felicia Dr	0.11mi	3/2.0	1,320 (+4%)	10mo	$210,000	$159	76
164 Yvonne Dr	0.19mi	3/1.0	1,167 (-8%)	2mo	$139,500	$120	76
105 S Tish Dr	0.27mi	3/1.5	1,225 (-4%)	5mo	$149,900	$122	75
3701 Retreat Dr	0.13mi	3/2.0	1,321 (+4%)	12mo	$257,590	$195	73
341 Gerrie Ct	0.27mi	4/1.5 (+1)	1,249 (-2%)	6mo	$176,000	$141	73
245 W Tish Dr	0.18mi	3/1.5	1,190 (-6%)	9mo	$149,000	$125	71
168 N Betty Ln	0.09mi	3/1.5	1,100 (-13%)	3mo	$158,000	$144	69
101 Dialita Dr	0.59mi	3/2.0	1,195 (-6%)	2mo	$205,000	$172	58
181 Rosalie Dr	0.50mi	3/1.5	1,109 (-13%)	2mo	$105,000	$95	51
133 Prairie View Ct	0.64mi	3/1.0	1,200 (-6%)	13mo	$145,000	$121	50
148 Jacqueline Dr	0.62mi	4/1.5 (+1)	1,414 (+11%)	9mo	$150,000	$106	38
129 Prarieview Ct	0.64mi	3/1.5	1,100 (-13%)	12mo	$130,000	$118	36

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,510
• Equity at exit: $23,484

10-year hold

• IRR: 4.2%
• Equity multiple: 1.27×
• Total profit: $11,922
• Equity at exit: $13,618

Cash invested: $44,100 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$826
• Tax from tax record: −$63 /mo · $761/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $427

Break-even live

Break-even rent $1,209

Max offer price $157,500

Occupancy floor 71%

Sensitivity live

Price	-10% $516	-5% $472	+0% $427	+5% $382	+10% $338
Rent	-10% $289	-5% $358	+0% $427	+5% $496	+10% $565
Rate	-1.0pp $506	-0.5pp $467	base $427	+0.5pp $386	+1.0pp $345

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: $39,375
• Closing costs: $4,725
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 Carmen Dr Westwego, LA	3.0	1.0	900	$1,600	$1.78	45d	1	0.08mi
116 Felicia Dr Westwego, LA	2.0	2.0	1575	$1,900	$1.21	25d	1	0.12mi
441 Butler Dr Westwego, LA	3.0	2.0	1200	$1,450	$1.21	25d	1	0.62mi
441 Butler Dr Westwego, LA	3.0	1.5	1200	$1,450	$1.21	45d	1	0.62mi
304 Butler Dr Westwego, LA	4.0	2.0	1200	$2,300	$1.92	45d	1	0.62mi
384 Layman St Westwego, LA	3.0	2.0	1258	$1,560	$1.24	45d	1	0.82mi
101 Ursula Dr Westwego, LA	3.0	1.5	1400	$1,600	$1.14	16d	1	0.83mi
145 S Dexter Dr Westwego, LA	3.0	1.5	1200	$1,400	$1.17	25d	1	0.90mi
351 Glendella Dr Westwego, LA	3.0	1.5	1350	$1,450	$1.07	5d	1	0.95mi
351 Glendella Dr Westwego, LA	3.0	1.5	1200	$1,600	$1.33	45d	1	0.95mi
89 Marie Dr Westwego, LA	4.0	1.5	1100	$1,600	$1.45	45d	1	1.06mi
76 Elaine Dr Westwego, LA	3.0	1.5	1100	$1,500	$1.36	45d	1	1.23mi

Listing history 25 events

1. 2026-06-21
   remarks 232-char remark
2. 2026-06-21
   days on market $157,500 Active 20 DOM
3. 2026-06-18
   status $157,500 Active 17 DOM
4. 2026-06-16
   status $157,500 Pending 17 DOM
5. 2026-06-15
   days on market $157,500 Active 17 DOM
6. 2026-06-13
   days on market $157,500 Active 15 DOM
7. 2026-06-10
   days on market $157,500 Active 12 DOM
8. 2026-06-09
   days on market $157,500 Active 11 DOM
9. 2026-06-08
   days on market $157,500 Active 10 DOM
10. 2026-06-07
    days on market $157,500 Active 9 DOM
11. 2026-06-03
    days on market $157,500 Active 5 DOM
12. 2026-06-02
    days on market $157,500 Active 4 DOM
13. 2026-06-01
    days on market $157,500 Active 3 DOM
14. 2026-05-31
    days on market $157,500 Active 2 DOM
15. 2026-05-18
    historical $157,500
16. 2014-08-27
    soldstatus $54,300
17. 2014-08-27
    soldstatus $54,300 Closed
18. 2014-08-27
    soldstatus $54,300
19. 2014-08-10
    listed $54,300
20. 2014-08-10
    listed $54,300
21. 2013-12-02
    soldstatus $25,700
22. 2013-08-21
    listed $34,900
23. 2013-08-21
    listed $34,900
24. 2006-11-28
    soldstatus $95,000
25. 2004-05-01
    soldstatus $87,000

ⓘ 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: $761 · $63/mo
• Projected year-2 tax: $866 · $72/mo
• Expected delta: +$105/yr (+$9/mo · 13.8%)

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

Taxation est. · year 1

• Rental income: $20,992
• − Mortgage interest: −$8,822
• − Property taxes: −$761
• − Insurance: −$788
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$4,582
• Taxable income: $2,680
• Est. tax owed @ 24.0%: −$643
• After-tax cash flow: $4,480/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 — Avondale

• Score: 61/100
• State rank: #243
• US rank: #18430

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avondale, LA
• County: Jefferson Parish · 426,999 people
• City population: 32,031
• 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

+81.0% since first listed

11 events — show timeline

• 2026-05-18 Coming Soon $157,500 AcadianaMLS
• 2014-08-27 Sold (Public Records) $54,300 Public Records
• 2014-08-27 Sold (MLS) $54,300 GSREIN
• 2014-08-27 Sold (MLS) $54,300 GSREIN
• 2014-08-10 Listed $54,300 GSREIN
• 2014-08-10 Listed $54,300 AcadianaMLS
• 2013-12-02 Sold (MLS) $25,700 GSREIN
• 2013-08-21 Listed $34,900 AcadianaMLS
• 2013-08-21 Listed $34,900 GSREIN
• 2006-11-28 Sold (Public Records) $95,000 Public Records
• 2004-05-01 Sold (Public Records) $87,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $761 · +0.3% YoY. Source: county tax records.