915 Isbell St · Gretna, LA 70053

$135,000

2 bd · 1.0 ba · 993 sqft · SingleFamily · 8 Days on market

Built 1960 $136/sqft · 27% below area Est $185k · 27% 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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.4/10.0
• 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

Sweet cottage on oversized lot tucked away in a quiet part of Old Gretna, this property offers quite a lot! Roof ~5 years old, attached garage and covered carport, beautiful lot for great outdoor living! The interior offers wood floors, living, spacious kitchen with stainless steel appliances and granite countertops, breakfast area, and 2 bedrooms. Lots of storage! With your own easy touches, this house will turn into a home in no time! Convenient access to the CCC and downtown New Orleans!

Key facts

• Attached garage
• Covered carport
• Oversized lot

Tags

• OVERSIZED LOT
• ATTACHED GARAGE
• COVERED CARPORT
• OUTDOOR LIVING
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS

Property features AI

Exterior

• Parking: Attached garage with three or more spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation; Aluminum siding; Shingle roof; Property in very good condition
• Construction: Aluminum siding construction; Shingle roof; Raised foundation; Built with at least one story
• Exterior features: Fenced yard; City lot; Oversized lot; Lot dimensions approximately 75 x 125

Interior

• Kitchen: Stainless steel appliances; Granite counters
• Bedrooms: 4 rooms total (bedroom count not separately listed)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Granite counters; Stainless steel appliances

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 $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 8.7% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $60k; list at $135k implies a 125% gain — meaningful room to come down on a strong offer.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1960 — 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: 1.04% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (median comp): $184,692
• List price: $135,000
• Delta: -21.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 Hancock St	0.07mi	2/1.0	973 (-2%)	1mo	$150,000	$154	92
1518 Leboeuf St	0.68mi	2/1.0	1,095 (+10%)	3mo	$15,000	$14	49
1520 Franklin Ave	0.52mi	2/2.0	1,050 (+6%)	16mo	$175,000	$167	49
1400 Hancock St	0.42mi	1/1.0 (-1)	865 (-13%)	10mo	$129,000	$149	46
304 Virgil St	0.58mi	2/1.0	1,120 (+13%)	19mo	$225,000	$201	36

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,964
• Equity at exit: $20,129

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $17,362
• 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: 8.0×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$708
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $266

Break-even live

Break-even rent $1,068

Max offer price $135,000

Occupancy floor 76%

Sensitivity live

Price	-10% $342	-5% $304	+0% $266	+5% $228	+10% $190
Rent	-10% $155	-5% $211	+0% $266	+5% $322	+10% $377
Rate	-1.0pp $334	-0.5pp $300	base $266	+0.5pp $231	+1.0pp $195

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	24d	1	0.11mi
731 Anson St Gretna, LA	1.0	1.0	750	$1,000	$1.33	44d	1	0.22mi
517 Burmaster St Gretna, LA	2.0	1.0	900	$1,600	$1.78	44d	1	0.33mi
1320 Monroe St Gretna, LA	2.0	2.0	1030	$2,000	$1.94	24d	1	0.41mi
1500 Madison St Unit 3 Gretna, LA	2.0	1.0	840	$1,100	$1.31	4d	1	0.52mi
1500 Madison St Unit 3 Gretna, LA	2.0	1.0	840	$1,100	$1.31	3d	1	0.52mi
913 Milton St Gretna, LA	3.0	1.0	1061	$2,800	$2.64	44d	1	0.68mi
434 Ocean Ave Gretna, LA	2.0	1.0	812	$1,500	$1.85	44d	1	0.69mi
1510 Sumner St New Orleans, LA	2.0	1.0	950	$1,474	$1.55	16d	1	0.84mi
2243 Kraft Pl New Orleans, LA	2.0	1.0	865	$1,200	$1.39	24d	1	0.84mi
1014 Van Trump St Gretna, LA	2.0	2.0	932	$1,750	$1.88	22d	1	0.85mi
1140 Teche St Apt B New Orleans, LA	3.0	1.0	1100	$1,850	$1.68	24d	1	0.90mi
1136 Brooklyn Ave New Orleans, LA	3.0	1.0	913	$1,600	$1.75	24d	1	0.91mi
1418 Behrman Ave New Orleans, LA	2.0	1.0	876	$1,400	$1.60	16d	1	0.93mi
1421 23 Numa St New Orleans, LA	3.0	2.0	861	$1,400	$1.63	2d	1	0.94mi
1421 23 Numa St New Orleans, LA	3.0	2.0	861	$1,400	$1.63	15d	1	0.94mi
1421 Numa St Unit 1421 New Orleans, LA	3.0	2.0	861	$1,400	$1.63	24d	1	0.95mi
1225 Truxton St Unit 21 Gretna, LA	2.0	2.0	1000	$1,075	$1.07	24d	1	0.99mi
1006 Newton St New Orleans, LA	2.0	1.0	525	$850	$1.62	24d	1	1.01mi
1625 Lauradale Dr New Orleans, LA	3.0	2.0	1029	$1,700	$1.65	4d	1	1.02mi
909 Atlantic Ave New Orleans, LA	2.0	1.0	741	$1,200	$1.62	24d	1	1.05mi
435 Homer St New Orleans, LA	1.0	1.0	950	$1,100	$1.16	24d	1	1.07mi
733 Elmira Ave New Orleans, LA	2.0	1.0	864	$1,100	$1.27	24d	1	1.16mi
740 Thayer Unit 2A New Orleans, LA	2.0	2.0	950	$1,350	$1.42	24d	1	1.18mi
1310 Red Allen Way Unit 2A New Orleans, LA	2.0	1.0	600	$1,250	$2.08	24d	1	1.18mi
810 Whitney Ave New Orleans, LA	2.0	1.0	900	$1,250	$1.39	12d	1	1.19mi
101 Appletree Ln Unit 2-5 Terrytown, LA	1.0	1.0	910	$1,050	$1.15	5d	1	1.21mi
1945 Pace Blvd Apt 101 New Orleans, LA	2.0	1.0	1000	$1,250	$1.25	11d	1	1.22mi
1945 Pace Blvd Unit 104 New Orleans, LA	2.0	1.0	1000	$1,250	$1.25	24d	1	1.22mi
1111 S Peters St New Orleans, LA	1.0	1.0	521	$1,450	$2.78	4d	3	1.24mi
625 Atlantic Ave New Orleans, LA	2.0	1.0	780	$1,400	$1.79	17d	1	1.25mi
620 Opelousas Ave Unit 103 New Orleans, LA	2.0	1.5	1000	$1,650	$1.65	3d	1	1.25mi
2002 Pace Blvd Unit 103 New Orleans, LA	3.0	2.0	1000	$1,500	$1.50	15d	1	1.25mi
127 Hawkins St Terrytown, LA	2.0	1.0	989	$1,100	$1.11	45d	1	1.26mi
611 Pacific Ave New Orleans, LA	1.0	1.0	765	$1,799	$2.35	24d	1	1.27mi
435 6th St Unit B Gretna, LA	1.0	1.0	710	$975	$1.37	44d	1	1.27mi
705 Felicity St New Orleans, LA	2.0	1.0	725	$1,575	$2.17	2d	1	1.28mi
527 3rd St Gretna, LA	2.0	1.0	878	$1,350	$1.54	44d	1	1.28mi
601 Vallette St New Orleans, LA	2.0	1.0	815	$1,600	$1.96	3d	1	1.29mi
1420 Annunciation St New Orleans, LA	1.0–3.0	1.0–2.0	1019	$1,835	$1.80	2d	78	1.30mi

Listing history 24 events

1. 2026-06-18
   days on market $135,000 Active 8 DOM
2. 2026-06-17
   days on market $135,000 Active 7 DOM
3. 2026-06-16
   days on market $135,000 Active 6 DOM
4. 2026-06-15
   days on market $135,000 Active 5 DOM
5. 2026-06-13
   pricedays on marketlisting id $135,000 Active 3 DOM
6. 2026-06-09
   days on market $145,000 Active 151 DOM

   Show marketing remark (495 chars)

   Sweet cottage on oversized lot tucked away in a quiet part of Old Gretna, this property offers quite a lot! Roof ~5 years old, attached garage and covered carport, beautiful lot for great outdoor living! The interior offers wood floors, living, spacious kitchen with stainless steel appliances and granite countertops, breakfast area, and 2 bedrooms. Lots of storage! With your own easy touches, this house will turn into a home in no time! Convenient access to the CCC and downtown New Orleans!

7. 2026-06-08
   days on market $145,000 Active 150 DOM
8. 2026-06-07
   days on market $145,000 Active 149 DOM
9. 2026-06-03
   days on market $145,000 Active 145 DOM
10. 2026-06-02
    days on market $145,000 Active 144 DOM
11. 2026-06-01
    days on market $145,000 Active 143 DOM
12. 2026-05-31
    days on market $145,000 Active 142 DOM
13. 2026-05-18
    price $145,000 495-char remark
14. 2026-05-18
    price $145,000 497-char remark
15. 2026-04-13
    price $147,500 495-char remark
16. 2026-04-13
    price $147,500 497-char remark
17. 2026-03-05
    price $150,000 495-char remark
18. 2026-03-05
    price $150,000 497-char remark
19. 2026-02-02
    price $160,000 495-char remark
20. 2026-02-02
    price $160,000 497-char remark
21. 2026-01-09
    listed $170,000 Active 495-char remark
22. 2026-01-09
    listed $170,000 Active 497-char remark
23. 2019-01-09
    soldstatus $60,000
24. 1995-12-01
    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: $959 · $80/mo
• Projected year-2 tax: $959 · $80/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: $16,863
• − Mortgage interest: −$7,562
• − Property taxes: −$959
• − Insurance: −$675
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$3,927
• Taxable income: $1,042
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $2,943/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

+125.0% since first listed

13 events — show timeline

• 2026-06-09 Listed $135,000 GSREIN
• 2026-06-09 Listed $135,000 AcadianaMLS
• 2026-05-18 Price Changed $145,000 AcadianaMLS
• 2026-05-18 Price Changed $145,000 GSREIN
• 2026-04-13 Price Changed $147,500 AcadianaMLS
• 2026-04-13 Price Changed $147,500 GSREIN
• 2026-03-05 Price Changed $150,000 AcadianaMLS
• 2026-03-05 Price Changed $150,000 GSREIN
• 2026-02-02 Price Changed $160,000 AcadianaMLS
• 2026-02-02 Price Changed $160,000 GSREIN
• 2026-01-09 Listed $170,000 AcadianaMLS
• 2019-01-09 Sold (Public Records) $60,000 Public Records
• 1995-12-01 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $959 · -0.2% YoY. Source: county tax records.