2704 Bayou Vista Dr · Estelle, LA 70072

$189,900

3 bd · 2.0 ba · 1,098 sqft · SingleFamily · 44 Days on market

Built 2003 4,791 sqft lot $173/sqft · 22% below area Est $245k · 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.0/10.0
• 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

A gem in ! Efficient floor plan with just the right amount of openness. The spacious family room connects to the roomy kitchen with good storage space. It also included an inclosed laundry. Down the hall you will find 3 bedrooms including the primary suite with a private en suite full bathroom. This is a quaint home with surprising roominess and enough privacy for everyone. But just wait until you see this huge back yard. There's enough room for play, gardening, and you can even drive a boat and trailer for storage. The concrete pads on the side just off the kitchen, make a great space for grilling, chilling and boiling. This is such a friendly street, with kids playing, families walking to the nearby walking trail and welcoming neighbors. The covered front porch can't wait to display your holiday decorations.

Key facts

• Efficient floor plan
• Roomy kitchen
• Good storage space

Tags

• EFFICIENT FLOOR PLAN
• SPACIOUS FAMILY ROOM
• ROOMY KITCHEN
• GOOD STORAGE SPACE
• INCLOSED LAUNDRY
• PRIVATE EN SUITE FULL BATHROOM

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; Brick construction; Facing: not specified; Entry level: not specified
• Construction: Shingle roof; Slab foundation; Built with brick
• Exterior features: Fenced yard; Porch; Concrete patio/porch; Paver patio/porch

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 5
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Dryer hookup

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 $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: crime F, 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: John Ehret High School (math 19% / reading 27%, grade F, #169 of 265 statewide, top 64%, 1,579 students, 66% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 294 active listings in the ZIP; 6 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).
• At $2,084/mo this rent would consume 46% of the median local household income ($55k/yr) (locally 1807% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.10% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 7.6

CMA / ARV

• ARV (median comp): $244,901
• List price: $189,900
• Delta: -22.46%
• 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
2724 Bayou Teche Dr	0.45mi	3/2.0	1,089 (-1%)	2mo	$180,000	$165	76
2720 Bayou Carencro Dr	0.23mi	3/2.0	1,208 (+10%)	1mo	$230,000	$190	72
2713 Bayou Carencro Dr	0.20mi	3/2.0	1,160 (+6%)	11mo	$226,000	$195	72
2705 Bayou Teche Dr	0.41mi	3/2.0	1,125 (+2%)	18mo	$200,000	$178	62
2817 Sieglinde Ct	0.51mi	3/2.0	1,160 (+6%)	13mo	$224,000	$193	56
2745 Bayou Lours Ct	0.38mi	3/2.0	1,235 (+12%)	9mo	$225,000	$182	54
2729 Midden Dr	0.40mi	3/2.0	1,216 (+11%)	12mo	$255,000	$210	53
2760 Russell Dr	0.68mi	3/1.0	1,050 (-4%)	11mo	$199,000	$190	48
2776 Russell Dr	0.70mi	3/1.0	1,033 (-6%)	8mo	$218,400	$211	47
2733 Bayou Lours Ct	0.35mi	4/2.0 (+1)	1,254 (+14%)	10mo	$220,000	$175	46
2732 Varnado St	0.48mi	3/3.0	1,260 (+15%)	5mo	$167,000	$133	45
2757 Russell Dr	0.65mi	3/1.5	1,203 (+10%)	18mo	$180,000	$150	37

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-10,753
• Equity at exit: $28,315

10-year hold

• IRR: 1.7%
• Equity multiple: 1.11×
• Total profit: $5,767
• 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 70072

• Rents YoY: 1.1%
• Active inventory: 294
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,084 high
• Mortgage (P&I): −$996
• Tax from tax record: −$127 /mo · $1,530/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $377

Break-even live

Break-even rent $1,606

Max offer price $189,900

Occupancy floor 77%

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4613 Ames Blvd Marrero, LA	3.0	2.0	1461	$2,350	$1.61	43d	1	0.13mi
2704 Sieglinde Ct Marrero, LA	3.0	2.0	1122	$1,850	$1.65	23d	1	0.46mi
2748 Erin Dr Marrero, LA	3.0	2.0	1460	$1,850	$1.27	23d	1	0.79mi
5219 Cross Creek Dr Marrero, LA	2.0	2.0	1200	$1,450	$1.21	43d	1	0.86mi
2544 Jeanne St Marrero, LA	4.0	2.0	1158	$2,300	$1.99	23d	1	1.02mi
2417 Highland Meadows Dr Marrero, LA	4.0	2.0	1400	$1,950	$1.39	43d	1	1.26mi

Listing history 29 events

1. 2026-06-18
   days on market $189,900 Active 44 DOM
2. 2026-06-17
   days on market $189,900 Active 43 DOM
3. 2026-06-16
   days on market $189,900 Active 42 DOM
4. 2026-06-15
   days on market $189,900 Active 41 DOM
5. 2026-06-13
   days on market $189,900 Active 39 DOM
6. 2026-06-10
   days on market $189,900 Active 36 DOM
7. 2026-06-09
   days on market $189,900 Active 35 DOM
8. 2026-06-08
   days on market $189,900 Active 34 DOM
9. 2026-06-07
   pricedays on market $189,900 Active 33 DOM
10. 2026-06-03
    days on market $199,900 Active 29 DOM
11. 2026-06-02
    days on market $199,900 Active 28 DOM
12. 2026-06-01
    days on market $199,900 Active 27 DOM
13. 2026-05-31
    days on market $199,900 Active 26 DOM
14. 2026-05-04
    listed $199,900 Active 821-char remark

    Show marketing remark (821 chars)

    A gem in ! Efficient floor plan with just the right amount of openness. The spacious family room connects to the roomy kitchen with good storage space. It also included an inclosed laundry. Down the hall you will find 3 bedrooms including the primary suite with a private en suite full bathroom. This is a quaint home with surprising roominess and enough privacy for everyone. But just wait until you see this huge back yard. There's enough room for play, gardening, and you can even drive a boat and trailer for storage. The concrete pads on the side just off the kitchen, make a great space for grilling, chilling and boiling. This is such a friendly street, with kids playing, families walking to the nearby walking trail and welcoming neighbors. The covered front porch can't wait to display your holiday decorations.

15. 2026-05-04
    listed $199,900 Active 821-char remark

    Show marketing remark (821 chars)

    A gem in ! Efficient floor plan with just the right amount of openness. The spacious family room connects to the roomy kitchen with good storage space. It also included an inclosed laundry. Down the hall you will find 3 bedrooms including the primary suite with a private en suite full bathroom. This is a quaint home with surprising roominess and enough privacy for everyone. But just wait until you see this huge back yard. There's enough room for play, gardening, and you can even drive a boat and trailer for storage. The concrete pads on the side just off the kitchen, make a great space for grilling, chilling and boiling. This is such a friendly street, with kids playing, families walking to the nearby walking trail and welcoming neighbors. The covered front porch can't wait to display your holiday decorations.

16. 2020-03-13
    soldstatus $150,000 Closed
17. 2020-03-13
    soldstatus
18. 2020-03-13
    soldstatus $150,000
19. 2020-02-01
    status Pending
20. 2020-01-28
    status Active
21. 2020-01-28
    historical
22. 2020-01-26
    listed $150,000
23. 2020-01-26
    listed $150,000 Active
24. 2020-01-26
    listed $150,000
25. 2020-01-26
    listed $150,000
26. 2005-08-19
    soldstatus $115,100
27. 2005-06-23
    listed $108,500
28. 2005-06-23
    listed $108,500
29. 2003-12-01
    soldstatus $97,400

ⓘ 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: $1,530 · $127/mo
• Projected year-2 tax: $1,530 · $127/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 · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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: $25,004
• − Mortgage interest: −$10,637
• − Property taxes: −$1,530
• − Insurance: −$1,747
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$5,524
• Taxable income: $1,565
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $4,151/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

+95.0% since first listed

18 events — show timeline

• 2026-06-05 Price Changed $189,900 AcadianaMLS
• 2026-06-05 Price Changed $189,900 GSREIN
• 2026-05-04 Listed $199,900 GSREIN
• 2026-05-04 Listed $199,900 AcadianaMLS
• 2020-03-13 Sold (Public Records) $150,000 Public Records
• 2020-03-13 Sold (MLS) $150,000 GSREIN
• 2020-03-13 Sold (MLS) — GBRMLS
• 2020-02-01 Pending — GSREIN
• 2020-01-28 Relisted — GSREIN
• 2020-01-28 Listing Removed — GSREIN
• 2020-01-26 Listed $150,000 AcadianaMLS
• 2020-01-26 Listed $150,000 GSREIN
• 2020-01-26 Listed $150,000 GBRMLS
• 2020-01-26 Listed $150,000 AcadianaMLS
• 2005-08-19 Sold (MLS) $115,100 GSREIN
• 2005-06-23 Listed $108,500 GSREIN
• 2005-06-23 Listed $108,500 AcadianaMLS
• 2003-12-01 Sold (Public Records) $97,400 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,530 · +0.3% YoY. Source: county tax records.