1117 Perry St · Gretna, LA 70053

$135,000

2 bd · 1.0 ba · 883 sqft · SingleFamily · 158 Days on market

Built 1952 $153/sqft · 10% below area Est $150k · 10% 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 +21.9/30.0
• ARV discount +12.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.3/10.0
• 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

This CLASSIC Gretna home on a SPACIOUS lot at a GREAT priceawaits you!!! This home is move-in ready or make it your own with a little updating...There is also a BONUS room, which could be used as a 3rd bedroom...Also, would make a NICE investment property...RELAXING front and back porches...CLOSE proximity to Mississippi River and the bridge. SCHEDULE your PRIVATE viewing today!!!

Key facts

• Bonus room
• 3 parking spots
• Built 1952

Tags

• BONUS ROOM
• FRONT AND BACK PORCHES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 5.2% 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+, housing 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.
• Zoned schools: Mcdonogh 26/Homedale Elementary School (math 8% / reading 17%, grade F, #550 of 646 statewide, top 88%, 375 students, 68% FRL); Gretna Middle School (math 9% / reading 24%, grade F, #177 of 218 statewide, top 82%, 574 students, 64% FRL); West Jefferson High School (math 10% / reading 17%, grade F, #229 of 265 statewide, top 86%, 1,524 students, 58% FRL).
• Zoned-school proficiency averages 14% at this address vs 29% district-wide (-15 pts) — the specific schools serving this property underperform the Jefferson Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 113 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 42% of the median local income ($40k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 5y ago 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 $115k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

• ARV (median comp): $149,890
• List price: $135,000
• Delta: -9.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 Hancock St	0.21mi	2/1.0	973 (+10%)	1mo	$150,000	$154	72
1400 Hancock St	0.50mi	1/1.0 (-1)	865 (-2%)	10mo	$129,000	$149	60
1029 Kepler St	0.68mi	2/2.0	809 (-8%)	22mo	$199,000	$246	32

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-8,313
• Equity at exit: $20,129

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $10,207
• Equity at exit: $11,672

Cash invested: $37,800 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$708
• Tax from tax record: −$124 /mo · $1,485/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $213

Break-even live

Break-even rent $1,124

Max offer price $135,000

Occupancy floor 80%

Sensitivity live

Price	-10% $289	-5% $251	+0% $213	+5% $175	+10% $137
Rent	-10% $103	-5% $158	+0% $213	+5% $268	+10% $323
Rate	-1.0pp $281	-0.5pp $247	base $213	+0.5pp $178	+1.0pp $142

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 Oconnor St Gretna, LA	1.0	1.0	575	$825	$1.43	25d	1	0.13mi
731 Anson St Gretna, LA	1.0	1.0	750	$1,000	$1.33	45d	1	0.35mi
517 Burmaster St Gretna, LA	2.0	1.0	900	$1,600	$1.78	45d	1	0.47mi
1320 Monroe St Gretna, LA	2.0	2.0	1030	$2,000	$1.94	25d	1	0.53mi
1500 Madison St Unit 3 Gretna, LA	2.0	1.0	840	$1,100	$1.31	4d	1	0.64mi
1500 Madison St Unit 3 Gretna, LA	2.0	1.0	840	$1,100	$1.31	4d	1	0.64mi
1510 Sumner St New Orleans, LA	2.0	1.0	950	$1,474	$1.55	17d	1	0.70mi
2243 Kraft Pl New Orleans, LA	2.0	1.0	865	$1,200	$1.39	25d	1	0.72mi
913 Milton St Gretna, LA	3.0	1.0	1061	$2,800	$2.64	45d	1	0.76mi
1418 Behrman Ave New Orleans, LA	2.0	1.0	876	$1,400	$1.60	17d	1	0.79mi
1421 23 Numa St New Orleans, LA	3.0	2.0	861	$1,400	$1.63	16d	1	0.80mi
1421 23 Numa St New Orleans, LA	3.0	2.0	861	$1,400	$1.63	3d	1	0.80mi
1421 Numa St Unit 1421 New Orleans, LA	3.0	2.0	861	$1,400	$1.63	25d	1	0.82mi
434 Ocean Ave Gretna, LA	2.0	1.0	812	$1,500	$1.85	45d	1	0.82mi
1140 Teche St Apt B New Orleans, LA	3.0	1.0	1100	$1,850	$1.68	25d	1	0.88mi
1625 Lauradale Dr New Orleans, LA	3.0	2.0	1029	$1,700	$1.65	4d	1	0.88mi
1136 Brooklyn Ave New Orleans, LA	3.0	1.0	913	$1,600	$1.75	25d	1	0.90mi
1014 Van Trump St Gretna, LA	2.0	2.0	932	$1,750	$1.88	22d	1	0.91mi
1006 Newton St New Orleans, LA	2.0	1.0	525	$850	$1.62	25d	1	0.93mi
909 Atlantic Ave New Orleans, LA	2.0	1.0	741	$1,200	$1.62	25d	1	0.97mi
435 Homer St New Orleans, LA	1.0	1.0	950	$1,100	$1.16	25d	1	1.03mi
1225 Truxton St Unit 21 Gretna, LA	2.0	2.0	1000	$1,075	$1.07	25d	1	1.03mi
810 Whitney Ave New Orleans, LA	2.0	1.0	900	$1,250	$1.39	13d	1	1.08mi
1310 Red Allen Way Unit 2A New Orleans, LA	2.0	1.0	600	$1,250	$2.08	25d	1	1.08mi
740 Thayer Unit 2A New Orleans, LA	2.0	2.0	950	$1,350	$1.42	25d	1	1.09mi
733 Elmira Ave New Orleans, LA	2.0	1.0	864	$1,100	$1.27	25d	1	1.09mi
1945 Pace Blvd Apt 101 New Orleans, LA	2.0	1.0	1000	$1,250	$1.25	12d	1	1.10mi
1945 Pace Blvd Unit 104 New Orleans, LA	2.0	1.0	1000	$1,250	$1.25	25d	1	1.10mi
2002 Pace Blvd Unit 103 New Orleans, LA	3.0	2.0	1000	$1,500	$1.50	16d	1	1.13mi
625 Atlantic Ave New Orleans, LA	2.0	1.0	780	$1,400	$1.79	18d	1	1.17mi
101 Appletree Ln Unit 2-5 Terrytown, LA	1.0	1.0	910	$1,050	$1.15	5d	1	1.18mi
620 Opelousas Ave Unit 103 New Orleans, LA	2.0	1.5	1000	$1,650	$1.65	4d	1	1.19mi
611 Pacific Ave New Orleans, LA	1.0	1.0	765	$1,799	$2.35	25d	1	1.19mi
601 Vallette St New Orleans, LA	2.0	1.0	815	$1,600	$1.96	4d	1	1.23mi
540 Pacific Ave New Orleans, LA	1.0	1.0	900	$1,200	$1.33	25d	1	1.23mi
537 Pacific Ave New Orleans, LA	2.0	1.0	750	$1,400	$1.87	4d	1	1.24mi
537 Pacific Ave New Orleans, LA	2.0	1.0	750	$1,400	$1.87	4d	1	1.24mi
724 Evelina St Unit B New Orleans, LA	2.0	1.0	1000	$1,600	$1.60	18d	1	1.24mi
127 Hawkins St Terrytown, LA	2.0	1.0	989	$1,100	$1.11	46d	1	1.30mi
1111 S Peters St New Orleans, LA	1.0	1.0	521	$1,450	$2.78	4d	3	1.31mi

Listing history 38 events

1. 2026-06-21
   days on market $135,000 Active 158 DOM
2. 2026-06-18
   days on market $135,000 Active 155 DOM
3. 2026-06-17
   days on market $135,000 Active 154 DOM
4. 2026-06-16
   days on market $135,000 Active 153 DOM
5. 2026-06-15
   days on market $135,000 Active 152 DOM
6. 2026-06-13
   days on market $135,000 Active 150 DOM
7. 2026-06-10
   days on market $135,000 Active 147 DOM
8. 2026-06-09
   days on market $135,000 Active 146 DOM
9. 2026-06-08
   days on market $135,000 Active 145 DOM
10. 2026-06-07
    days on market $135,000 Active 144 DOM
11. 2026-06-03
    days on market $135,000 Active 140 DOM
12. 2026-06-02
    days on market $135,000 Active 139 DOM
13. 2026-06-01
    days on market $135,000 Active 138 DOM
14. 2026-05-31
    days on market $135,000 Active 137 DOM
15. 2026-04-01
    status Active 383-char remark

    Show marketing remark (391 chars)

    This CLASSIC Gretna home on a SPACIOUS lot at a GREAT priceawaits you!!! This home is move-in ready or make it your own with a little updating. .. There is also a BONUS room, which could be used as a 3rd bedroom. .. Also, would make a NICE investment property. .. RELAXING front and back porches. .. CLOSE proximity to Mississippi River and the bridge. SCHEDULE your PRIVATE viewing today!!!

16. 2026-04-01
    status Active 391-char remark

    Show marketing remark (391 chars)

    This CLASSIC Gretna home on a SPACIOUS lot at a GREAT priceawaits you!!! This home is move-in ready or make it your own with a little updating. .. There is also a BONUS room, which could be used as a 3rd bedroom. .. Also, would make a NICE investment property. .. RELAXING front and back porches. .. CLOSE proximity to Mississippi River and the bridge. SCHEDULE your PRIVATE viewing today!!!

17. 2026-04-01
    historical 391-char remark

    Show marketing remark (391 chars)

    This CLASSIC Gretna home on a SPACIOUS lot at a GREAT priceawaits you!!! This home is move-in ready or make it your own with a little updating. .. There is also a BONUS room, which could be used as a 3rd bedroom. .. Also, would make a NICE investment property. .. RELAXING front and back porches. .. CLOSE proximity to Mississippi River and the bridge. SCHEDULE your PRIVATE viewing today!!!

18. 2026-03-01
    status Active 383-char remark

    Show marketing remark (391 chars)

    This CLASSIC Gretna home on a SPACIOUS lot at a GREAT priceawaits you!!! This home is move-in ready or make it your own with a little updating. .. There is also a BONUS room, which could be used as a 3rd bedroom. .. Also, would make a NICE investment property. .. RELAXING front and back porches. .. CLOSE proximity to Mississippi River and the bridge. SCHEDULE your PRIVATE viewing today!!!

19. 2026-03-01
    status Active 391-char remark

    Show marketing remark (391 chars)

    This CLASSIC Gretna home on a SPACIOUS lot at a GREAT priceawaits you!!! This home is move-in ready or make it your own with a little updating. .. There is also a BONUS room, which could be used as a 3rd bedroom. .. Also, would make a NICE investment property. .. RELAXING front and back porches. .. CLOSE proximity to Mississippi River and the bridge. SCHEDULE your PRIVATE viewing today!!!

20. 2026-03-01
    historical 391-char remark

    Show marketing remark (391 chars)

    This CLASSIC Gretna home on a SPACIOUS lot at a GREAT priceawaits you!!! This home is move-in ready or make it your own with a little updating. .. There is also a BONUS room, which could be used as a 3rd bedroom. .. Also, would make a NICE investment property. .. RELAXING front and back porches. .. CLOSE proximity to Mississippi River and the bridge. SCHEDULE your PRIVATE viewing today!!!

21. 2026-01-12
    listed $135,000 Active 383-char remark

    Show marketing remark (391 chars)

    This CLASSIC Gretna home on a SPACIOUS lot at a GREAT priceawaits you!!! This home is move-in ready or make it your own with a little updating. .. There is also a BONUS room, which could be used as a 3rd bedroom. .. Also, would make a NICE investment property. .. RELAXING front and back porches. .. CLOSE proximity to Mississippi River and the bridge. SCHEDULE your PRIVATE viewing today!!!

22. 2026-01-12
    listed $135,000 Active 391-char remark

    Show marketing remark (391 chars)

    This CLASSIC Gretna home on a SPACIOUS lot at a GREAT priceawaits you!!! This home is move-in ready or make it your own with a little updating. .. There is also a BONUS room, which could be used as a 3rd bedroom. .. Also, would make a NICE investment property. .. RELAXING front and back porches. .. CLOSE proximity to Mississippi River and the bridge. SCHEDULE your PRIVATE viewing today!!!

23. 2025-10-09
    listed $140,000 Active
24. 2025-06-16
    listed $150,000 Active
25. 2021-11-17
    soldstatus $115,000
26. 2021-11-16
    soldstatus $115,000 Closed
27. 2021-10-07
    status Pending
28. 2021-09-30
    status Active
29. 2021-08-21
    status Pending
30. 2021-08-13
    status Active
31. 2021-07-08
    status Pending
32. 2021-07-02
    status Active
33. 2021-06-15
    status Pending
34. 2021-06-09
    status Active
35. 2021-05-27
    status Pending
36. 2021-05-19
    listed $115,000 Active
37. 2021-05-19
    listed $115,000
38. 1986-09-01
    soldstatus $12,000

ⓘ 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: $1,485 · $124/mo
• Projected year-2 tax: $1,485 · $124/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: $16,724
• − Mortgage interest: −$7,562
• − Property taxes: −$1,485
• − Insurance: −$675
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$3,927
• Taxable income: $399
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $2,461/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

+1025.0% since first listed

24 events — show timeline

• 2026-04-01 Relisted — AcadianaMLS
• 2026-04-01 Relisted — GSREIN
• 2026-04-01 Listing Removed — GSREIN
• 2026-03-01 Relisted — AcadianaMLS
• 2026-03-01 Relisted — GSREIN
• 2026-03-01 Listing Removed — GSREIN
• 2026-01-12 Listed $135,000 GSREIN
• 2026-01-12 Listed $135,000 AcadianaMLS
• 2025-10-09 Listed $140,000 AcadianaMLS
• 2025-06-16 Listed $150,000 AcadianaMLS
• 2021-11-17 Sold (Public Records) $115,000 Public Records
• 2021-11-16 Sold (MLS) $115,000 GSREIN
• 2021-10-07 Pending — GSREIN
• 2021-09-30 Relisted — GSREIN
• 2021-08-21 Pending — GSREIN
• 2021-08-13 Relisted — GSREIN
• 2021-07-08 Pending — GSREIN
• 2021-07-02 Relisted — GSREIN
• 2021-06-15 Pending — GSREIN
• 2021-06-09 Relisted — GSREIN
• 2021-05-27 Pending — GSREIN
• 2021-05-19 Listed $115,000 AcadianaMLS
• 2021-05-19 Listed $115,000 GSREIN
• 1986-09-01 Sold (Public Records) $12,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,485 · -0.2% YoY. Source: county tax records.