2557 Joy Ann Dr · Estelle, LA 70072

$134,000

3 bd · 2.0 ba · 1,020 sqft · SingleFamily · 133 Days on market

Built 1978 Est $171k · 22% 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 +3.2/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits at 2557 Joy Ann in Marrero, Louisiana. This property offers a functional layout and solid potential for customization, making it well suited for buyers looking to renovate or invest. The home features generous living space, a workable floor plan, and a yard with room for outdoor use. With updates and improvements, this property provides the chance to add value and create a space tailored to your vision.

Key facts

• Newer ac
• Newer roof
• Garage

Tags

• NEWER AC
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 5.7% in Estelle — 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 64/100 on livability (#183 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, crime F, amenities 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 rising (+1.1%/yr); 294 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 44% of the median local income ($55k/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 $926 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $25k; list at $134k implies a 436% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.51% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.49%
• DSCR: 2.05
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $171,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2525 Joy Ann Dr	0.08mi	3/2.0	1,073 (+5%)	11mo	$180,000	$168	79
2812 Dolores Dr	0.36mi	3/2.0	1,072 (+5%)	1mo	$199,000	$186	74
4141 Ames Blvd	0.52mi	3/2.0	1,100 (+8%)	1mo	$196,900	$179	62
2776 Russell Dr	0.57mi	3/1.0	1,033 (+1%)	8mo	$218,400	$211	61
2548 Pritchard Rd	0.68mi	3/1.5	1,042 (+2%)	6mo	$175,000	$168	57
2521 Buccaneer Dr	0.11mi	2/1.0 (-1)	1,152 (+13%)	9mo	$175,000	$152	57
2760 Russell Dr	0.55mi	3/1.0	1,050 (+3%)	11mo	$199,000	$190	56
4136 Ames Blvd	0.54mi	3/2.0	1,095 (+7%)	9mo	$160,000	$146	55
2724 Bayou Teche Dr	0.69mi	3/2.0	1,089 (+7%)	2mo	$180,000	$165	55
4149 Ames Blvd	0.48mi	3/2.0	1,134 (+11%)	6mo	$188,000	$166	54
2784 Isabelle Dr	0.50mi	3/1.0	1,120 (+10%)	5mo	$152,000	$136	52
2772 Erin Dr	0.46mi	3/1.0	1,148 (+12%)	11mo	$185,000	$161	45

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 · 1.05% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.45×
• Total profit: $16,973
• Equity at exit: $19,980

10-year hold

• IRR: 19.1%
• Equity multiple: 2.45×
• Total profit: $54,329
• Equity at exit: $11,586

Cash invested: $37,520 (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 70072

• Rents YoY: 1.1%
• Active inventory: 294
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,025 high
• Mortgage (P&I): −$703
• Tax from tax record: −$107 /mo · $1,278/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $668

Break-even live

Break-even rent $1,179

Max offer price $134,000

Occupancy floor 62%

Sensitivity live

Price	-10% $744	-5% $706	+0% $668	+5% $630	+10% $592
Rent	-10% $508	-5% $588	+0% $668	+5% $748	+10% $828
Rate	-1.0pp $736	-0.5pp $702	base $668	+0.5pp $633	+1.0pp $598

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2544 Jeanne St Marrero, LA	4.0	2.0	1158	$2,300	$1.99	24d	1	0.04mi
2417 Highland Meadows Dr Marrero, LA	4.0	2.0	1400	$1,950	$1.39	44d	1	0.27mi
2748 Erin Dr Marrero, LA	3.0	2.0	1460	$1,850	$1.27	24d	1	0.41mi
2704 Sieglinde Ct Marrero, LA	3.0	2.0	1122	$1,850	$1.65	24d	1	0.61mi
2425 Ramsey Dr Marrero, LA	4.0	2.0	1500	$1,800	$1.20	2d	1	0.79mi
4613 Ames Blvd Marrero, LA	3.0	2.0	1461	$2,350	$1.61	44d	1	0.93mi
116 Sunrise Dr Marrero, LA	3.0	1.5	1225	$1,750	$1.43	44d	1	1.05mi
5160 Mount Matterhorn St Marrero, LA	2.0	1.0	1000	$1,050	$1.05	24d	1	1.27mi
5162 Mount Matterhorn Ave Marrero, LA	2.0	1.0	1000	$1,050	$1.05	5d	1	1.27mi
5913 S Oak Dr Marrero, LA	4.0	2.0	1300	$1,950	$1.50	24d	1	1.43mi

Listing history 13 events

1. 2026-03-24
   status Pending 425-char remark

   Show marketing remark (425 chars)

   Opportunity awaits at 2557 Joy Ann in Marrero, Louisiana. This property offers a functional layout and solid potential for customization, making it well suited for buyers looking to renovate or invest. The home features generous living space, a workable floor plan, and a yard with room for outdoor use. With updates and improvements, this property provides the chance to add value and create a space tailored to your vision.

2. 2026-03-24
   status Pending

   Show marketing remark (425 chars)

   Opportunity awaits at 2557 Joy Ann in Marrero, Louisiana. This property offers a functional layout and solid potential for customization, making it well suited for buyers looking to renovate or invest. The home features generous living space, a workable floor plan, and a yard with room for outdoor use. With updates and improvements, this property provides the chance to add value and create a space tailored to your vision.

3. 2026-03-07
   status Active 425-char remark

   Show marketing remark (425 chars)

   Opportunity awaits at 2557 Joy Ann in Marrero, Louisiana. This property offers a functional layout and solid potential for customization, making it well suited for buyers looking to renovate or invest. The home features generous living space, a workable floor plan, and a yard with room for outdoor use. With updates and improvements, this property provides the chance to add value and create a space tailored to your vision.

4. 2026-03-07
   status Active

   Show marketing remark (425 chars)

   Opportunity awaits at 2557 Joy Ann in Marrero, Louisiana. This property offers a functional layout and solid potential for customization, making it well suited for buyers looking to renovate or invest. The home features generous living space, a workable floor plan, and a yard with room for outdoor use. With updates and improvements, this property provides the chance to add value and create a space tailored to your vision.

5. 2026-02-23
   status Pending 425-char remark

   Show marketing remark (425 chars)

   Opportunity awaits at 2557 Joy Ann in Marrero, Louisiana. This property offers a functional layout and solid potential for customization, making it well suited for buyers looking to renovate or invest. The home features generous living space, a workable floor plan, and a yard with room for outdoor use. With updates and improvements, this property provides the chance to add value and create a space tailored to your vision.

6. 2026-02-23
   status Pending

   Show marketing remark (425 chars)

   Opportunity awaits at 2557 Joy Ann in Marrero, Louisiana. This property offers a functional layout and solid potential for customization, making it well suited for buyers looking to renovate or invest. The home features generous living space, a workable floor plan, and a yard with room for outdoor use. With updates and improvements, this property provides the chance to add value and create a space tailored to your vision.

7. 2025-11-21
   price $134,000 425-char remark

   Show marketing remark (425 chars)

   Opportunity awaits at 2557 Joy Ann in Marrero, Louisiana. This property offers a functional layout and solid potential for customization, making it well suited for buyers looking to renovate or invest. The home features generous living space, a workable floor plan, and a yard with room for outdoor use. With updates and improvements, this property provides the chance to add value and create a space tailored to your vision.

8. 2025-11-21
   price $134,000

   Show marketing remark (425 chars)

   Opportunity awaits at 2557 Joy Ann in Marrero, Louisiana. This property offers a functional layout and solid potential for customization, making it well suited for buyers looking to renovate or invest. The home features generous living space, a workable floor plan, and a yard with room for outdoor use. With updates and improvements, this property provides the chance to add value and create a space tailored to your vision.

9. 2025-11-19
   price $129,000
10. 2025-11-18
    price $134,000
11. 2025-10-30
    listed $139,000 Active 425-char remark

    Show marketing remark (425 chars)

    Opportunity awaits at 2557 Joy Ann in Marrero, Louisiana. This property offers a functional layout and solid potential for customization, making it well suited for buyers looking to renovate or invest. The home features generous living space, a workable floor plan, and a yard with room for outdoor use. With updates and improvements, this property provides the chance to add value and create a space tailored to your vision.

12. 2025-10-30
    listed $139,000 Active

    Show marketing remark (425 chars)

    Opportunity awaits at 2557 Joy Ann in Marrero, Louisiana. This property offers a functional layout and solid potential for customization, making it well suited for buyers looking to renovate or invest. The home features generous living space, a workable floor plan, and a yard with room for outdoor use. With updates and improvements, this property provides the chance to add value and create a space tailored to your vision.

13. 1991-12-01
    soldstatus $25,000

ⓘ 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: $1,278 · $107/mo
• Projected year-2 tax: $1,278 · $107/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,298
• − Mortgage interest: −$7,506
• − Property taxes: −$1,278
• − Insurance: −$1,468
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − Depreciation: −$3,898
• Taxable income: $6,260
• Est. tax owed @ 24.0%: −$1,502
• After-tax cash flow: $6,514/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 — Estelle

• Score: 64/100
• State rank: #183
• US rank: #14840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Estelle, LA
• County: Jefferson Parish · 426,999 people
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 55,693
• Household income: $54,885
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 1807.0

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 0.67)
• Race & ethnicity: Black 40% White 39% Hispanic / Latino 12% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Lithuanian 12% Hispanic 1%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 8% Vietnamese 4% French/Haitian/Cajun 2%

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: ▼ -89.87%
• Current HPI: 161.7477
• Rent YoY: ▲ 1.05%
• 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

+436.0% since first listed

13 events — show timeline

• 2026-03-24 Pending — AcadianaMLS
• 2026-03-24 Pending — GSREIN
• 2026-03-07 Relisted — AcadianaMLS
• 2026-03-07 Relisted — GSREIN
• 2026-02-23 Pending — AcadianaMLS
• 2026-02-23 Pending — GSREIN
• 2025-11-21 Price Changed $134,000 AcadianaMLS
• 2025-11-21 Price Changed $134,000 GSREIN
• 2025-11-19 Price Changed $129,000 GSREIN
• 2025-11-18 Price Changed $134,000 GSREIN
• 2025-10-30 Listed $139,000 GSREIN
• 2025-10-30 Listed $139,000 AcadianaMLS
• 1991-12-01 Sold (Public Records) $25,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,278 · +0.3% YoY. Source: county tax records.