217 W Tish Dr · Avondale, LA 70094

$169,500

4 bd · 1.5 ba · 1,200 sqft · SingleFamily · 56 Days on market

Built 1978 $141/sqft · 16% below area Est $201k · 16% under

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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 +24.5/30.0
• ARV discount +14.6/15.0
• DSCR +7.9/10.0
• 1% rule +5.6/10.0
• 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

Well maintained 3-bedroom, 2-bath home offering a functional layout designed for everyday living. The open living and dining areas provide a comfortable flow for relaxing or entertaining. Property features a converted garage space measuring approximately 21 ft x 12 ft, currently used as a primary bedroom or bonus living area, offering flexibility for a variety of needs such as a home office, additional living space, or guest area. Recent improvements include a newer roof and updated insulation, contributing to improved energy efficiency and overall comfort. Conveniently located with easy access to major roadways, shopping, and local amenities. Property is located in an X flood zone. Measurements are approximate and not guaranteed. X FLOOD ZONE

Key facts

• Central hvac
• Generous lot
• Open living space

Tags

• OPEN LIVING SPACE
• GENEROUS LOT
• OFF-STREET PARKING
• CENTRAL HVAC
• QUICK ACCESS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story property
• Construction: Shingle siding; Shake siding; Vinyl siding; Shingle roof; Slab foundation
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 61 x 100

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 9 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents soft (-0.8%/yr); 186 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 40% 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 56 days — a 3% lower offer ($164k) 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 $105k; list at $170k implies a 61% gain — meaningful room to come down on a strong offer.

Recommended offer $164,415 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 7.9

CMA / ARV

• ARV (median comp): $201,390
• List price: $169,500
• Delta: -15.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 W Tish Dr	0.08mi	3/1.5 (-1)	1,190 (-1%)	9mo	$149,000	$125	82
164 Yvonne Dr	0.10mi	3/1.0 (-1)	1,167 (-3%)	2mo	$139,500	$120	82
105 S Tish Dr	0.23mi	3/1.5 (-1)	1,225 (+2%)	5mo	$149,900	$122	77
101 Dialita Dr	0.39mi	3/2.0 (-1)	1,195 (-0%)	2mo	$205,000	$172	73
173 S Tish Dr	0.05mi	3/2.0 (-1)	1,058 (-12%)	1mo	$130,000	$123	70
181 Rosalie Dr	0.26mi	3/1.5 (-1)	1,109 (-8%)	2mo	$105,000	$95	68
341 Gerrie Ct	0.45mi	4/1.5	1,249 (+4%)	6mo	$176,000	$141	67
168 N Betty Ln	0.34mi	3/1.5 (-1)	1,100 (-8%)	3mo	$158,000	$144	63
133 Felicia Dr	0.26mi	3/2.0 (-1)	1,320 (+10%)	10mo	$210,000	$159	56
321 Travis Dr	0.73mi	3/2.0 (-1)	1,236 (+3%)	1mo	$189,000	$153	53
156 Grambling Ct	0.68mi	3/1.0 (-1)	1,159 (-3%)	10mo	$115,000	$99	48
141 Dillard Dr	0.66mi	3/2.0 (-1)	1,294 (+8%)	3mo	$178,000	$138	47

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-10,695
• Equity at exit: $25,273

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,344
• Equity at exit: $14,655

Cash invested: $47,460 (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: 186
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$889
• Tax from tax record: −$109 /mo · $1,310/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $346

Break-even live

Break-even rent $1,353

Max offer price $169,500

Occupancy floor 76%

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: $42,375
• Closing costs: $5,085
• 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	43d	1	0.20mi
304 Butler Dr Westwego, LA	4.0	2.0	1200	$2,300	$1.92	43d	1	0.50mi
113 Jeanne Dr Westwego, LA	3.0	2.0	800	$1,950	$2.44	14d	1	0.52mi
441 Butler Dr Westwego, LA	3.0	1.5	1200	$1,450	$1.21	43d	1	0.59mi
441 Butler Dr Westwego, LA	3.0	2.0	1200	$1,450	$1.21	23d	1	0.59mi
101 Ursula Dr Westwego, LA	3.0	1.5	1400	$1,600	$1.14	14d	1	0.62mi
145 S Dexter Dr Westwego, LA	3.0	1.5	1200	$1,400	$1.17	23d	1	0.69mi
384 Layman St Westwego, LA	3.0	2.0	1258	$1,560	$1.24	43d	1	0.75mi
89 Marie Dr Westwego, LA	4.0	1.5	1100	$1,600	$1.45	43d	1	0.85mi
351 Glendella Dr Westwego, LA	3.0	1.5	1200	$1,600	$1.33	43d	1	0.88mi
351 Glendella Dr Westwego, LA	3.0	1.5	1350	$1,450	$1.07	4d	1	0.88mi
76 Elaine Dr Westwego, LA	3.0	1.5	1100	$1,500	$1.36	43d	1	1.01mi

Listing history 17 events

1. 2026-06-18
   days on market $169,500 Active 56 DOM
2. 2026-06-17
   days on market $169,500 Active 55 DOM
3. 2026-06-16
   days on market $169,500 Active 54 DOM
4. 2026-06-15
   days on market $169,500 Active 53 DOM
5. 2026-06-13
   days on market $169,500 Active 51 DOM
6. 2026-06-10
   days on market $169,500 Active 48 DOM
7. 2026-06-09
   days on market $169,500 Active 47 DOM
8. 2026-06-08
   days on market $169,500 Active 46 DOM
9. 2026-06-07
   days on market $169,500 Active 45 DOM
10. 2026-06-03
    days on market $169,500 Active 41 DOM
11. 2026-06-02
    days on market $169,500 Active 40 DOM
12. 2026-06-01
    days on market $169,500 Active 39 DOM
13. 2026-05-31
    days on market $169,500 Active 38 DOM
14. 2026-04-22
    listed $169,500 Active 753-char remark

    Show marketing remark (753 chars)

    Well maintained 3-bedroom, 2-bath home offering a functional layout designed for everyday living. The open living and dining areas provide a comfortable flow for relaxing or entertaining. Property features a converted garage space measuring approximately 21 ft x 12 ft, currently used as a primary bedroom or bonus living area, offering flexibility for a variety of needs such as a home office, additional living space, or guest area. Recent improvements include a newer roof and updated insulation, contributing to improved energy efficiency and overall comfort. Conveniently located with easy access to major roadways, shopping, and local amenities. Property is located in an X flood zone. Measurements are approximate and not guaranteed. X FLOOD ZONE

15. 2026-04-22
    listed $169,500 Active 753-char remark

    Show marketing remark (753 chars)

    Well maintained 3-bedroom, 2-bath home offering a functional layout designed for everyday living. The open living and dining areas provide a comfortable flow for relaxing or entertaining. Property features a converted garage space measuring approximately 21 ft x 12 ft, currently used as a primary bedroom or bonus living area, offering flexibility for a variety of needs such as a home office, additional living space, or guest area. Recent improvements include a newer roof and updated insulation, contributing to improved energy efficiency and overall comfort. Conveniently located with easy access to major roadways, shopping, and local amenities. Property is located in an X flood zone. Measurements are approximate and not guaranteed. X FLOOD ZONE

16. 2020-06-16
    soldstatus $105,000
17. 1998-11-01
    soldstatus $56,000

ⓘ 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: $1,310 · $109/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $21,493
• − Mortgage interest: −$9,495
• − Property taxes: −$1,310
• − Insurance: −$848
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$4,931
• Taxable income: $1,471
• Est. tax owed @ 24.0%: −$353
• After-tax cash flow: $3,803/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

+202.7% since first listed

4 events — show timeline

• 2026-04-22 Listed $169,500 AcadianaMLS
• 2026-04-22 Listed $169,500 GSREIN
• 2020-06-16 Sold (Public Records) $105,000 Public Records
• 1998-11-01 Sold (Public Records) $56,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,310 · +0.3% YoY. Source: county tax records.