164 Maderia Dr · Avondale, LA 70094

$189,900

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 37 Days on market

Built 1978 $127/sqft · at area comps Est $186k · at est.

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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 +20.3/30.0
• ARV discount +6.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.1/10.0
• 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

Key facts

• Parking
• Built 1978
• Listed 37 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; Entry level on slab foundation; Facing information not provided
• Construction: Brick and vinyl siding exterior; Shingle roof; Slab foundation; Built in an earlier year (year built not provided)
• Exterior features: City lot; Rectangular lot

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Has heating
• Interior features: Five total rooms; Property listed in excellent condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/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 $173k (9.0% below list).
• Recommended offer: $173k (9.0% below list) — sets the bar for 1% rule.

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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 3 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 $24k; list at $190k implies a 705% gain — meaningful room to come down on a strong offer.

Recommended offer $172,780 (9.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 0.91% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 9.2

CMA / ARV

• ARV (median comp): $185,815
• List price: $189,900
• Delta: 2.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
157 Elaine Dr	0.03mi	3/2.0	1,316 (-12%)	4mo	$210,000	$160	74
504 Ruth Dr	0.26mi	4/2.0 (+1)	1,419 (-5%)	3mo	$145,000	$102	71
4172 Goodwood Ct	0.72mi	3/2.0	1,498 (-0%)	1mo	$278,905	$186	66
3620 Goodwood Ct	0.72mi	3/2.0	1,490 (-1%)	2mo	$275,996	$185	64
3624 Cherrygrove Dr	0.74mi	3/2.0	1,498 (-0%)	7mo	$276,550	$185	59
3628 Cherrygrove Dr	0.74mi	3/2.0	1,498 (-0%)	7mo	$275,320	$184	59
4144 Landsdown Dr	0.68mi	3/2.0	1,422 (-5%)	2mo	$265,820	$187	58
3805 Retreat Dr	0.70mi	3/2.0	1,422 (-5%)	3mo	$262,990	$185	56
4136 Goodwood Ct	0.70mi	3/2.0	1,422 (-5%)	7mo	$262,990	$185	53
3725 Retreat Dr	0.70mi	3/2.0	1,621 (+8%)	2mo	$285,389	$176	52
3600 Goodwood Ct	0.72mi	3/2.0	1,621 (+8%)	4mo	$290,730	$179	50
4100 Landsdowne Dr	0.71mi	3/2.0	1,621 (+8%)	8mo	$288,770	$178	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: -10.9%
• Equity multiple: 0.61×
• Total profit: $-20,529
• Equity at exit: $28,315

10-year hold

• IRR: -6.0%
• Equity multiple: 0.66×
• Total profit: $-17,986
• Equity at exit: $16,419

Cash invested: $53,172 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$996
• Tax from tax record: −$48 /mo · $579/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $242

Break-even live

Break-even rent $1,422

Max offer price $189,900

Occupancy floor 81%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76 Elaine Dr Westwego, LA	3.0	1.5	1100	$1,500	$1.36	43d	1	0.25mi
89 Marie Dr Westwego, LA	4.0	1.5	1100	$1,600	$1.45	43d	1	0.32mi
101 Ursula Dr Westwego, LA	3.0	1.5	1400	$1,600	$1.14	14d	1	0.51mi
145 S Dexter Dr Westwego, LA	3.0	1.5	1200	$1,400	$1.17	23d	1	1.10mi
304 Butler Dr Westwego, LA	4.0	2.0	1200	$2,300	$1.92	43d	1	1.27mi
116 Felicia Dr Westwego, LA	2.0	2.0	1575	$1,900	$1.21	23d	1	1.29mi
441 Butler Dr Westwego, LA	3.0	2.0	1200	$1,450	$1.21	23d	1	1.48mi
441 Butler Dr Westwego, LA	3.0	1.5	1200	$1,450	$1.21	43d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $189,900 Active 37 DOM
2. 2026-06-17
   days on market $189,900 Active 36 DOM
3. 2026-06-16
   days on market $189,900 Active 35 DOM
4. 2026-06-15
   days on market $189,900 Active 34 DOM
5. 2026-06-13
   days on market $189,900 Active 32 DOM
6. 2026-06-10
   days on market $189,900 Active 29 DOM
7. 2026-06-09
   days on market $189,900 Active 28 DOM
8. 2026-06-08
   days on market $189,900 Active 27 DOM
9. 2026-06-07
   days on market $189,900 Active 26 DOM
10. 2026-06-03
    days on market $189,900 Active 22 DOM
11. 2026-06-02
    days on market $189,900 Active 21 DOM
12. 2026-06-01
    days on market $189,900 Active 20 DOM
13. 2026-05-31
    days on market $189,900 Active 19 DOM
14. 2026-05-12
    listed $189,900 Active
15. 2026-05-12
    listed $189,900 Active
16. 2026-03-01
    price $189,900
17. 2026-03-01
    price $189,900
18. 2026-02-10
    price $194,000
19. 2026-02-10
    price $194,000
20. 2025-12-11
    price $199,000
21. 2025-12-11
    price $199,000
22. 2025-11-09
    listed $205,000 Active
23. 1978-07-01
    soldstatus $23,600

ⓘ 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: $579 · $48/mo
• Projected year-2 tax: $1,044 · $87/mo
• Expected delta: +$466/yr (+$39/mo · 80.4%)

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

Taxation est. · year 1

• Rental income: $20,734
• − Mortgage interest: −$10,637
• − Property taxes: −$579
• − Insurance: −$950
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$5,524
• Taxable loss: −$274
• Est. tax savings @ 24.0%: +$66
• After-tax cash flow: $2,967/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

+704.7% since first listed

10 events — show timeline

• 2026-05-12 Listed $189,900 GSREIN
• 2026-05-12 Listed $189,900 AcadianaMLS
• 2026-03-01 Price Changed $189,900 AcadianaMLS
• 2026-03-01 Price Changed $189,900 GSREIN
• 2026-02-10 Price Changed $194,000 AcadianaMLS
• 2026-02-10 Price Changed $194,000 GSREIN
• 2025-12-11 Price Changed $199,000 AcadianaMLS
• 2025-12-11 Price Changed $199,000 GSREIN
• 2025-11-09 Listed $205,000 AcadianaMLS
• 1978-07-01 Sold (Public Records) $23,600 Public Records

Property tax history

-2.8%/yr

Latest (2025): $579 · +0.3% YoY. Source: county tax records.