3033 Hero Dr · Gretna, LA 70053

$245,000

4 bd · 2.0 ba · 1,790 sqft · SingleFamily · 186 Days on market

Built 1979 $137/sqft · 8% above area Est $226k · 8% over

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Why this score? — see what drove the D 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 +16.9/30.0
• DSCR +5.3/10.0
• ARV discount +3.7/15.0
• 1% rule +3.6/10.0
• 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

Let's Turn Some Keys, Baby.... Your raised newly updated home features a spacious 4-bedroom 2-bathtoom with a bonus room that offers flexible use as an office, additional bedroom, game room, or a creative space. Your home also offers you fresh paint, new flooring, hurricane shutters, and stainless steel appliances throughout. Enjoy your sizable enclosed porch that provides additional space for relaxing or entertaining. Your home is bright and airy with plenty of natural sunlight.

Key facts

• Bonus room
• Hurricane shutters
• Natural sunlight

Tags

• BONUS ROOM
• HURRICANE SHUTTERS
• STAINLESS STEEL APPLIANCES
• SIZABLE ENCLOSED PORCH
• NATURAL SUNLIGHT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (14.2% below list).
• Recommended offer: $210k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: Shirley Johnson/Gretna Park Elementary School (math 22% / reading 16%, grade F, #463 of 646 statewide, top 72%, 694 students, 63% FRL); Gretna Middle School (math 9% / reading 24%, grade F, #177 of 218 statewide, top 82%, 574 students, 64% FRL); Helen Cox High School (math 6% / reading 22%, grade F, #228 of 265 statewide, top 86%, 904 students, 66% FRL).
• Zoned-school proficiency averages 16% at this address vs 29% district-wide (-12 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $2,103/mo this rent would consume 63% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $245k implies a 666% gain — meaningful room to come down on a strong offer.

Recommended offer $210,251 (14.2% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 9.7

CMA / ARV

• ARV (median comp): $225,845
• List price: $245,000
• Delta: 8.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3024 Hero Dr	0.03mi	4/2.0	1,700 (-5%)	9mo	$255,000	$150	82
129 Creagan Ave	0.45mi	3/2.0 (-1)	1,542 (-14%)	1mo	$325,000	$211	50
103 Creagan Ave	0.44mi	3/1.5 (-1)	1,650 (-8%)	12mo	$185,000	$112	49
2305 Weyer St	0.61mi	4/2.0	1,591 (-11%)	7mo	$245,000	$154	47
136 Mason St St	0.41mi	3/2.5 (-1)	1,670 (-7%)	23mo	$208,000	$125	44
1901 Mathis Ave	0.69mi	3/2.0 (-1)	1,628 (-9%)	6mo	$277,000	$170	43

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-29,469
• Equity at exit: $36,530

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-12,730
• Equity at exit: $21,183

Cash invested: $68,600 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,103 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $162

Break-even live

Break-even rent $1,897

Max offer price $245,000

Occupancy floor 87%

Sensitivity live

Price	-10% $301	-5% $231	+0% $162	+5% $93	+10% $23
Rent	-10% $-4	-5% $79	+0% $162	+5% $245	+10% $328
Rate	-1.0pp $285	-0.5pp $224	base $162	+0.5pp $99	+1.0pp $34

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1499 Central Park Blvd Harvey, LA	1.0–3.0	1.0–2.0	1002	$2,195	$2.19	4d	18	0.41mi
9 Gerard Ct Gretna, LA	3.0	1.5	1550	$1,600	$1.03	45d	1	0.50mi
2310 Stafford St Gretna, LA	4.0	2.0	1530	$2,050	$1.34	25d	1	0.61mi
1145 Warren Dr Harvey, LA	4.0	2.0	1315	$1,750	$1.33	6d	1	0.88mi
1849 Redwood Dr Harvey, LA	3.0	2.0	1600	$1,900	$1.19	25d	1	1.02mi
1849 Redwood Dr Harvey, LA	3.0	2.0	1600	$1,900	$1.19	45d	1	1.02mi
1805 Redwood Dr Harvey, LA	3.0	2.0	1270	$1,850	$1.46	23d	1	1.05mi
469 Lynnmeade Rd Gretna, LA	3.0	2.0	1964	$2,300	$1.17	25d	1	1.10mi
127 Willow Dr Gretna, LA	3.0	2.0	2250	$2,300	$1.02	25d	1	1.31mi
127 Willow Dr Gretna, LA	3.0	2.0	2250	$2,200	$0.98	45d	1	1.31mi
201 Wall Blvd Gretna, LA	3.0	2.0	2220	$2,500	$1.13	45d	1	1.31mi
805 Terry Pkwy Terrytown, LA	3.0	2.0	1782	$2,050	$1.15	6d	1	1.33mi
805 Terry Pkwy Terrytown, LA	3.0	2.0	1782	$2,050	$1.15	4d	1	1.33mi
1912 Concord Rd Gretna, LA	3.0	2.0	1535	$2,000	$1.30	25d	1	1.36mi
848 Legion Dr Gretna, LA	4.0	2.5	2600	$2,400	$0.92	45d	1	1.43mi
1701 8th St Harvey, LA	3.0	2.0	1912	$2,200	$1.15	45d	1	1.46mi

Listing history 23 events

1. 2026-06-21
   days on market $245,000 Active 186 DOM
2. 2026-06-18
   days on market $245,000 Active 183 DOM
3. 2026-06-17
   days on market $245,000 Active 182 DOM
4. 2026-06-16
   days on market $245,000 Active 181 DOM
5. 2026-06-15
   days on market $245,000 Active 180 DOM
6. 2026-06-13
   days on market $245,000 Active 178 DOM
7. 2026-06-10
   days on market $245,000 Active 175 DOM
8. 2026-06-09
   days on market $245,000 Active 174 DOM
9. 2026-06-08
   days on market $245,000 Active 173 DOM
10. 2026-06-07
    days on market $245,000 Active 172 DOM
11. 2026-06-03
    days on market $245,000 Active 168 DOM
12. 2026-06-02
    days on market $245,000 Active 167 DOM
13. 2026-06-01
    days on market $245,000 Active 166 DOM
14. 2026-05-31
    days on market $245,000 Active 165 DOM
15. 2026-03-25
    price $245,000 484-char remark

    Show marketing remark (487 chars)

    Let's Turn Some Keys, Baby. .. . Your raised newly updated home features a spacious 4-bedroom 2-bathtoom with a bonus room that offers flexible use as an office, additional bedroom, game room, or a creative space. Your home also offers you fresh paint, new flooring, hurricane shutters, and stainless steel appliances throughout. Enjoy your sizable enclosed porch that provides additional space for relaxing or entertaining. Your home is bright and airy with plenty of natural sunlight.

16. 2026-03-25
    price $245,000 487-char remark

    Show marketing remark (487 chars)

    Let's Turn Some Keys, Baby. .. . Your raised newly updated home features a spacious 4-bedroom 2-bathtoom with a bonus room that offers flexible use as an office, additional bedroom, game room, or a creative space. Your home also offers you fresh paint, new flooring, hurricane shutters, and stainless steel appliances throughout. Enjoy your sizable enclosed porch that provides additional space for relaxing or entertaining. Your home is bright and airy with plenty of natural sunlight.

17. 2026-02-12
    price $259,000 484-char remark

    Show marketing remark (487 chars)

    Let's Turn Some Keys, Baby. .. . Your raised newly updated home features a spacious 4-bedroom 2-bathtoom with a bonus room that offers flexible use as an office, additional bedroom, game room, or a creative space. Your home also offers you fresh paint, new flooring, hurricane shutters, and stainless steel appliances throughout. Enjoy your sizable enclosed porch that provides additional space for relaxing or entertaining. Your home is bright and airy with plenty of natural sunlight.

18. 2026-02-12
    price $259,000 487-char remark

    Show marketing remark (487 chars)

    Let's Turn Some Keys, Baby. .. . Your raised newly updated home features a spacious 4-bedroom 2-bathtoom with a bonus room that offers flexible use as an office, additional bedroom, game room, or a creative space. Your home also offers you fresh paint, new flooring, hurricane shutters, and stainless steel appliances throughout. Enjoy your sizable enclosed porch that provides additional space for relaxing or entertaining. Your home is bright and airy with plenty of natural sunlight.

19. 2026-01-06
    price $264,000 484-char remark

    Show marketing remark (487 chars)

    Let's Turn Some Keys, Baby. .. . Your raised newly updated home features a spacious 4-bedroom 2-bathtoom with a bonus room that offers flexible use as an office, additional bedroom, game room, or a creative space. Your home also offers you fresh paint, new flooring, hurricane shutters, and stainless steel appliances throughout. Enjoy your sizable enclosed porch that provides additional space for relaxing or entertaining. Your home is bright and airy with plenty of natural sunlight.

20. 2026-01-06
    price $264,000 487-char remark

    Show marketing remark (487 chars)

    Let's Turn Some Keys, Baby. .. . Your raised newly updated home features a spacious 4-bedroom 2-bathtoom with a bonus room that offers flexible use as an office, additional bedroom, game room, or a creative space. Your home also offers you fresh paint, new flooring, hurricane shutters, and stainless steel appliances throughout. Enjoy your sizable enclosed porch that provides additional space for relaxing or entertaining. Your home is bright and airy with plenty of natural sunlight.

21. 2025-12-16
    listed $270,000 Active 484-char remark

    Show marketing remark (487 chars)

    Let's Turn Some Keys, Baby. .. . Your raised newly updated home features a spacious 4-bedroom 2-bathtoom with a bonus room that offers flexible use as an office, additional bedroom, game room, or a creative space. Your home also offers you fresh paint, new flooring, hurricane shutters, and stainless steel appliances throughout. Enjoy your sizable enclosed porch that provides additional space for relaxing or entertaining. Your home is bright and airy with plenty of natural sunlight.

22. 2025-12-16
    listed $270,000 Active 487-char remark

    Show marketing remark (487 chars)

    Let's Turn Some Keys, Baby. .. . Your raised newly updated home features a spacious 4-bedroom 2-bathtoom with a bonus room that offers flexible use as an office, additional bedroom, game room, or a creative space. Your home also offers you fresh paint, new flooring, hurricane shutters, and stainless steel appliances throughout. Enjoy your sizable enclosed porch that provides additional space for relaxing or entertaining. Your home is bright and airy with plenty of natural sunlight.

23. 1979-07-01
    soldstatus $32,000

ⓘ 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: $1,345 · $112/mo
• Projected year-2 tax: $1,348 · $112/mo
• Expected delta: +$3/yr ($0/mo · 0.2%)

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

Taxation est. · year 1

• Rental income: $25,230
• − Mortgage interest: −$13,724
• − Property taxes: −$1,345
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − Depreciation: −$7,127
• Taxable loss: −$2,228
• Est. tax savings @ 24.0%: +$535
• After-tax cash flow: $2,479/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

+665.6% since first listed

9 events — show timeline

• 2026-03-25 Price Changed $245,000 AcadianaMLS
• 2026-03-25 Price Changed $245,000 GSREIN
• 2026-02-12 Price Changed $259,000 AcadianaMLS
• 2026-02-12 Price Changed $259,000 GSREIN
• 2026-01-06 Price Changed $264,000 AcadianaMLS
• 2026-01-06 Price Changed $264,000 GSREIN
• 2025-12-16 Listed $270,000 GSREIN
• 2025-12-16 Listed $270,000 AcadianaMLS
• 1979-07-01 Sold (Public Records) $32,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,345 · -0.2% YoY. Source: county tax records.