11 Cedar Ln · Gretna, LA 70053

$119,900

3 bd · 2.0 ba · 2,000 sqft · SingleFamily · 134 Days on market

Built 1968 $60/sqft · 49% below area Est $237k · 49% 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 +3.5/5.0
• 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

Belleveu Park area, great location just waiting on your decorating skills to finish this project started by previous owner. Property features Living room, large kitchen with island, 3 or 4 bedrooms, large master bedroom, oversized master bath, jetted tub, double head shower, large rap around closets. Former carport converted into a bonus room, can be 4th bedroom, playroom, even a separate office with side door access, behind this is a den with access to rear yard. Previous owners started renovation but did not complete it all. Don't hesitate, call today and make your appointment to view this property

Key facts

• Jetted tub
• Double head shower
• Belleveu park area

Tags

• BELLEVEU PARK AREA
• LARGE KITCHEN WITH ISLAND
• OVERSIZED MASTER BATH
• JETTED TUB
• DOUBLE HEAD SHOWER
• LARGE WRAP AROUND CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $981 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $2,277/mo this rent would consume 68% of the median local household income ($40k/yr) (locally 1911% 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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1968 — 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: 1.90% ✓
• Cap rate: 16.11%
• Cash-on-cash: 35.07%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (median comp): $237,232
• List price: $119,900
• Delta: -49.46%
• 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
461 Westmeade Dr	0.56mi	4/2.0 (+1)	2,006 (+0%)	12mo	$275,000	$137	58
424 Fairfield Ave	0.23mi	3/3.0	2,181 (+9%)	16mo	$174,900	$80	57
308 Glenmeade Ct	0.58mi	4/2.5 (+1)	2,286 (+14%)	0mo	$325,000	$142	42
432 Westmeade Dr	0.49mi	4/2.0 (+1)	1,777 (-11%)	15mo	$285,000	$160	41
416 Westmeade Dr	0.47mi	4/2.0 (+1)	1,777 (-11%)	16mo	$279,900	$158	41
3024 Hero Dr	0.48mi	4/2.0 (+1)	1,700 (-15%)	9mo	$255,000	$150	40
440 Glenmeade Ct	0.71mi	3/2.5	2,161 (+8%)	18mo	$315,000	$146	36
325 Briargrove St	0.56mi	3/2.0	1,743 (-13%)	21mo	$237,000	$136	35
521 Bellemeade Blvd	0.65mi	4/2.5 (+1)	2,280 (+14%)	6mo	$149,900	$66	34
500 Brookmeade Dr	0.69mi	3/2.5	2,171 (+9%)	21mo	$270,000	$124	34
428 Glenmeade Ct	0.67mi	4/2.0 (+1)	1,728 (-14%)	8mo	$135,000	$78	34
448 Lynnmeade Rd	0.64mi	4/2.0 (+1)	2,299 (+15%)	11mo	$315,000	$137	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: 30.6%
• Equity multiple: 2.28×
• Total profit: $43,087
• Equity at exit: $17,877

10-year hold

• IRR: 37.8%
• Equity multiple: 4.52×
• Total profit: $118,095
• Equity at exit: $10,367

Cash invested: $33,572 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,277 high
• Mortgage (P&I): −$629
• Tax from tax record: −$139 /mo · $1,667/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $981

Break-even live

Break-even rent $1,035

Max offer price $119,900

Occupancy floor 52%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 Fairfield Ave Gretna, LA	4.0	2.5	2707	$3,200	$1.18	14d	1	0.19mi
469 Lynnmeade Rd Gretna, LA	3.0	2.0	1964	$2,300	$1.17	23d	1	0.64mi
201 Wall Blvd Gretna, LA	3.0	2.0	2220	$2,500	$1.13	43d	1	0.85mi
9 Gerard Ct Gretna, LA	3.0	1.5	1550	$1,600	$1.03	43d	1	0.87mi
2310 Stafford St Gretna, LA	4.0	2.0	1530	$2,050	$1.34	23d	1	0.99mi
805 Terry Pkwy Terrytown, LA	3.0	2.0	1782	$2,050	$1.15	2d	1	1.01mi
805 Terry Pkwy Terrytown, LA	3.0	2.0	1782	$2,050	$1.15	4d	1	1.01mi
848 Legion Dr Gretna, LA	4.0	2.5	2600	$2,400	$0.92	43d	1	1.06mi
1912 Concord Rd Gretna, LA	3.0	2.0	1535	$2,000	$1.30	23d	1	1.23mi
829 Bellemeade Blvd Gretna, LA	4.0	2.0	1805	$2,400	$1.33	43d	1	1.25mi
1849 Redwood Dr Harvey, LA	3.0	2.0	1600	$1,900	$1.19	23d	1	1.27mi
1849 Redwood Dr Harvey, LA	3.0	2.0	1600	$1,900	$1.19	43d	1	1.27mi
633 Farmington Pl Gretna, LA	4.0	2.5	3000	$1,997	$0.67	43d	1	1.30mi
132 Layburn Ct Terrytown, LA	4.0	2.5	2100	$2,200	$1.05	4d	1	1.32mi
2727 Ridgefield Rd Gretna, LA	3.0	2.0	1700	$1,950	$1.15	14d	1	1.37mi
2111 Emerson St Terrytown, LA	3.0	2.5	1500	$1,650	$1.10	43d	1	1.41mi
583 Delmar St Terrytown, LA	3.0	1.5	1426	$1,350	$0.95	43d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $119,900 Active 134 DOM
2. 2026-06-17
   days on market $119,900 Active 133 DOM
3. 2026-06-16
   days on market $119,900 Active 132 DOM
4. 2026-06-15
   days on market $119,900 Active 131 DOM
5. 2026-06-13
   days on market $119,900 Active 129 DOM
6. 2026-06-10
   days on market $119,900 Active 126 DOM
7. 2026-06-09
   days on market $119,900 Active 125 DOM
8. 2026-06-08
   days on market $119,900 Active 124 DOM
9. 2026-06-07
   days on market $119,900 Active 123 DOM
10. 2026-06-03
    days on market $119,900 Active 119 DOM
11. 2026-06-02
    days on market $119,900 Active 118 DOM
12. 2026-06-01
    days on market $119,900 Active 117 DOM
13. 2026-05-31
    days on market $119,900 Active 116 DOM
14. 2026-03-14
    price $124,900 607-char remark

    Show marketing remark (607 chars)

    Belleveu Park area, great location just waiting on your decorating skills to finish this project started by previous owner. Property features Living room, large kitchen with island, 3 or 4 bedrooms, large master bedroom, oversized master bath, jetted tub, double head shower, large rap around closets. Former carport converted into a bonus room, can be 4th bedroom, playroom, even a separate office with side door access, behind this is a den with access to rear yard. Previous owners started renovation but did not complete it all. Don't hesitate, call today and make your appointment to view this property

15. 2026-03-14
    price $124,900 607-char remark

    Show marketing remark (607 chars)

    Belleveu Park area, great location just waiting on your decorating skills to finish this project started by previous owner. Property features Living room, large kitchen with island, 3 or 4 bedrooms, large master bedroom, oversized master bath, jetted tub, double head shower, large rap around closets. Former carport converted into a bonus room, can be 4th bedroom, playroom, even a separate office with side door access, behind this is a den with access to rear yard. Previous owners started renovation but did not complete it all. Don't hesitate, call today and make your appointment to view this property

16. 2026-02-03
    listed $134,900 Active 607-char remark

    Show marketing remark (607 chars)

    Belleveu Park area, great location just waiting on your decorating skills to finish this project started by previous owner. Property features Living room, large kitchen with island, 3 or 4 bedrooms, large master bedroom, oversized master bath, jetted tub, double head shower, large rap around closets. Former carport converted into a bonus room, can be 4th bedroom, playroom, even a separate office with side door access, behind this is a den with access to rear yard. Previous owners started renovation but did not complete it all. Don't hesitate, call today and make your appointment to view this property

17. 2026-02-03
    listed $134,900 Active 607-char remark

    Show marketing remark (607 chars)

    Belleveu Park area, great location just waiting on your decorating skills to finish this project started by previous owner. Property features Living room, large kitchen with island, 3 or 4 bedrooms, large master bedroom, oversized master bath, jetted tub, double head shower, large rap around closets. Former carport converted into a bonus room, can be 4th bedroom, playroom, even a separate office with side door access, behind this is a den with access to rear yard. Previous owners started renovation but did not complete it all. Don't hesitate, call today and make your appointment to view this property

18. 2006-05-03
    soldstatus $105,000
19. 2006-04-27
    soldstatus $105,000
20. 2005-08-23
    listed $105,000
21. 2005-08-23
    listed $105,000
22. 1988-08-01
    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: $1,667 · $139/mo
• Projected year-2 tax: $1,667 · $139/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: $27,323
• − Mortgage interest: −$6,716
• − Property taxes: −$1,667
• − Insurance: −$600
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − Depreciation: −$3,488
• Taxable income: $10,481
• Est. tax owed @ 24.0%: −$2,515
• After-tax cash flow: $9,258/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

+19.0% since first listed

9 events — show timeline

• 2026-03-14 Price Changed $124,900 AcadianaMLS
• 2026-03-14 Price Changed $124,900 GSREIN
• 2026-02-03 Listed $134,900 GSREIN
• 2026-02-03 Listed $134,900 AcadianaMLS
• 2006-05-03 Sold (Public Records) $105,000 Public Records
• 2006-04-27 Sold (MLS) $105,000 GSREIN
• 2005-08-23 Listed $105,000 AcadianaMLS
• 2005-08-23 Listed $105,000 GSREIN
• 1988-08-01 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,667 · -0.2% YoY. Source: county tax records.