10 Maple Ln · Gretna, LA 70053

$95,000

3 bd · 1.0 ba · 941 sqft · SingleFamily · 2 Days on market

Built 1958 Est $142k · 33% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor special in the heart of Bellevue! Located in the highly sought-after 70053 zip code by the new Gretna City Park, this 3-bedroom, 1 bath property is packed with potential for your next flip, BRRRR, or rental portfolio addition. Features include a huge shed/workshop in the rear, oversized driveway with ample parking, and a versatile 1-car garage that could easily serve as a bonus room, office, or additional living space. Just bring your vision and finishing touches to make this one shine. Situated in a fabulous up-and-coming area with strong rental demand and growth potential. Calling all cash buyers and investors, opportunities like this don't last long!

Key facts

• Growth potential
• Strong rental demand
• Huge shed

Tags

• HUGE SHED
• OVERSIZED DRIVEWAY
• VERSATILE GARAGE
• STRONG RENTAL DEMAND
• GROWTH POTENTIAL

Property features AI

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Shingle roof; Slab foundation; City lot with rectangular 50x100 dimensions
• Exterior features: Fenced yard; Shed(s)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Six total rooms; Average condition
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $706 ($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 15.2% 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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $1,659/mo this rent would consume 50% 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1958 — 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. 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?
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. 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: 1.75% ✓
• Cap rate: 15.21%
• Cash-on-cash: 31.85%
• DSCR: 2.42
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $142,091
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Maple Ln	0.00mi	3/1.0	941 (0%)	0mo	$78,000	$83	100
6 Woodberry Ln	0.16mi	3/1.5	960 (+2%)	7mo	$110,000	$115	81
3103 Huey P Long Ave	0.14mi	3/1.0	900 (-4%)	12mo	$145,000	$161	76
3136 Hero Dr	0.34mi	3/1.0	945 (+0%)	20mo	$133,000	$141	67
96 Creagan Ave	0.19mi	3/1.0	1,057 (+12%)	14mo	$160,000	$151	59
57 Creagan Ave	0.37mi	3/1.0	978 (+4%)	21mo	$168,000	$172	58
17 Creagan Ave	0.55mi	3/1.0	949 (+1%)	20mo	$147,000	$155	56
3101 Huey P Long Ave	0.14mi	3/1.0	1,070 (+14%)	20mo	$90,000	$84	54
3012 Claire Ave	0.44mi	3/1.0	1,054 (+12%)	21mo	$182,000	$173	42
1 White Blvd	0.71mi	3/1.0	1,078 (+15%)	3mo	$143,500	$133	40
2603 Huey P Long Ave	0.75mi	3/1.0	850 (-10%)	10mo	$140,000	$165	40

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: 26.8%
• Equity multiple: 2.11×
• Total profit: $29,559
• Equity at exit: $14,165

10-year hold

• IRR: 34.4%
• Equity multiple: 4.14×
• Total profit: $83,606
• Equity at exit: $8,214

Cash invested: $26,600 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,659 high
• Mortgage (P&I): −$498
• Tax from tax record: −$67 /mo · $805/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $706

Break-even live

Break-even rent $766

Max offer price $95,000

Occupancy floor 52%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1499 Central Park Blvd Harvey, LA	1.0–3.0	1.0–2.0	1002	$2,195	$2.19	2d	18	0.37mi
1511a Kings Rd Harvey, LA	2.0	1.5	1000	$1,600	$1.60	43d	1	0.51mi
2201 Manhattan Blvd Harvey, LA	1.0–2.0	1.0–2.0	780	$1,349	$1.73	1d	27	0.59mi
2700 Whitney Ave Harvey, LA	3.0	1.0–2.0	844	$1,538	$1.82	2d	11	0.61mi
1500 Lorene Dr Harvey, LA	3.0	1.0–2.0	766	$1,790	$2.34	3d	8	0.70mi
1784 Carol Sue Ave Gretna, LA	1.0–3.0	1.0–1.5	850	$1,035	$1.22	43d	1	0.73mi
2504 Claire Ave Gretna, LA	2.0	2.0	1032	$1,600	$1.55	43d	1	0.82mi
1932 Faith Pl Unit B Terrytown, LA	2.0	1.5	940	$1,200	$1.28	43d	1	1.11mi
1124 Tallow Tree Ln #20 Harvey, LA	2.0	1.5	1020	$1,150	$1.13	3d	1	1.15mi
911 Central Ave Gretna, LA	2.0	1.0	777	$1,400	$1.80	4d	1	1.19mi
653 Farmington Pl Unit B Terrytown, LA	2.0	1.5	975	$1,250	$1.28	23d	1	1.21mi
1117 Whitney Ave Gretna, LA	1.0–3.0	1.0–2.0	951	$1,489	$1.57	2d	16	1.22mi
520 Wall Blvd Gretna, LA	1.0–3.0	1.0–2.0	1000	$1,545	$1.54	43d	9	1.24mi
1013 Manhattan Blvd Harvey, LA	1.0–2.0	1.0–1.5	837	$1,789	$2.14	1d	10	1.30mi
2205 Argyll St Harvey, LA	3.0	2.0	1100	$1,750	$1.59	21d	1	1.42mi

Listing history 9 events

1. 2026-05-22
   status Pending 670-char remark

   Show marketing remark (670 chars)

   Investor special in the heart of Bellevue! Located in the highly sought-after 70053 zip code by the new Gretna City Park, this 3-bedroom, 1 bath property is packed with potential for your next flip, BRRRR, or rental portfolio addition. Features include a huge shed/workshop in the rear, oversized driveway with ample parking, and a versatile 1-car garage that could easily serve as a bonus room, office, or additional living space. Just bring your vision and finishing touches to make this one shine. Situated in a fabulous up-and-coming area with strong rental demand and growth potential. Calling all cash buyers and investors, opportunities like this don't last long!

2. 2026-05-22
   status Pending

   Show marketing remark (670 chars)

   Investor special in the heart of Bellevue! Located in the highly sought-after 70053 zip code by the new Gretna City Park, this 3-bedroom, 1 bath property is packed with potential for your next flip, BRRRR, or rental portfolio addition. Features include a huge shed/workshop in the rear, oversized driveway with ample parking, and a versatile 1-car garage that could easily serve as a bonus room, office, or additional living space. Just bring your vision and finishing touches to make this one shine. Situated in a fabulous up-and-coming area with strong rental demand and growth potential. Calling all cash buyers and investors, opportunities like this don't last long!

3. 2026-05-21
   status Active 670-char remark

   Show marketing remark (670 chars)

   Investor special in the heart of Bellevue! Located in the highly sought-after 70053 zip code by the new Gretna City Park, this 3-bedroom, 1 bath property is packed with potential for your next flip, BRRRR, or rental portfolio addition. Features include a huge shed/workshop in the rear, oversized driveway with ample parking, and a versatile 1-car garage that could easily serve as a bonus room, office, or additional living space. Just bring your vision and finishing touches to make this one shine. Situated in a fabulous up-and-coming area with strong rental demand and growth potential. Calling all cash buyers and investors, opportunities like this don't last long!

4. 2026-05-21
   status Active

   Show marketing remark (670 chars)

   Investor special in the heart of Bellevue! Located in the highly sought-after 70053 zip code by the new Gretna City Park, this 3-bedroom, 1 bath property is packed with potential for your next flip, BRRRR, or rental portfolio addition. Features include a huge shed/workshop in the rear, oversized driveway with ample parking, and a versatile 1-car garage that could easily serve as a bonus room, office, or additional living space. Just bring your vision and finishing touches to make this one shine. Situated in a fabulous up-and-coming area with strong rental demand and growth potential. Calling all cash buyers and investors, opportunities like this don't last long!

5. 2026-05-19
   status Pending 670-char remark

   Show marketing remark (670 chars)

   Investor special in the heart of Bellevue! Located in the highly sought-after 70053 zip code by the new Gretna City Park, this 3-bedroom, 1 bath property is packed with potential for your next flip, BRRRR, or rental portfolio addition. Features include a huge shed/workshop in the rear, oversized driveway with ample parking, and a versatile 1-car garage that could easily serve as a bonus room, office, or additional living space. Just bring your vision and finishing touches to make this one shine. Situated in a fabulous up-and-coming area with strong rental demand and growth potential. Calling all cash buyers and investors, opportunities like this don't last long!

6. 2026-05-19
   status Pending

   Show marketing remark (670 chars)

   Investor special in the heart of Bellevue! Located in the highly sought-after 70053 zip code by the new Gretna City Park, this 3-bedroom, 1 bath property is packed with potential for your next flip, BRRRR, or rental portfolio addition. Features include a huge shed/workshop in the rear, oversized driveway with ample parking, and a versatile 1-car garage that could easily serve as a bonus room, office, or additional living space. Just bring your vision and finishing touches to make this one shine. Situated in a fabulous up-and-coming area with strong rental demand and growth potential. Calling all cash buyers and investors, opportunities like this don't last long!

7. 2026-05-18
   listed $95,000 Active 670-char remark

   Show marketing remark (670 chars)

   Investor special in the heart of Bellevue! Located in the highly sought-after 70053 zip code by the new Gretna City Park, this 3-bedroom, 1 bath property is packed with potential for your next flip, BRRRR, or rental portfolio addition. Features include a huge shed/workshop in the rear, oversized driveway with ample parking, and a versatile 1-car garage that could easily serve as a bonus room, office, or additional living space. Just bring your vision and finishing touches to make this one shine. Situated in a fabulous up-and-coming area with strong rental demand and growth potential. Calling all cash buyers and investors, opportunities like this don't last long!

8. 2026-05-18
   listed $95,000 Active

   Show marketing remark (670 chars)

   Investor special in the heart of Bellevue! Located in the highly sought-after 70053 zip code by the new Gretna City Park, this 3-bedroom, 1 bath property is packed with potential for your next flip, BRRRR, or rental portfolio addition. Features include a huge shed/workshop in the rear, oversized driveway with ample parking, and a versatile 1-car garage that could easily serve as a bonus room, office, or additional living space. Just bring your vision and finishing touches to make this one shine. Situated in a fabulous up-and-coming area with strong rental demand and growth potential. Calling all cash buyers and investors, opportunities like this don't last long!

9. 1976-12-01
   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: $805 · $67/mo
• Projected year-2 tax: $805 · $67/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: $19,911
• − Mortgage interest: −$5,321
• − Property taxes: −$805
• − Insurance: −$475
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$2,764
• Taxable income: $7,360
• Est. tax owed @ 24.0%: −$1,766
• After-tax cash flow: $6,705/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

+0.0% since first listed

9 events — show timeline

• 2026-05-22 Pending — AcadianaMLS
• 2026-05-22 Pending — GSREIN
• 2026-05-21 Relisted — AcadianaMLS
• 2026-05-21 Relisted — GSREIN
• 2026-05-19 Pending — AcadianaMLS
• 2026-05-19 Pending — GSREIN
• 2026-05-18 Listed $95,000 GSREIN
• 2026-05-18 Listed $95,000 AcadianaMLS
• 1976-12-01 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $805 · -0.2% YoY. Source: county tax records.