216 Dale Ave · Timberlane, LA 70056

$239,900

4 bd · 2.0 ba · 1,330 sqft · SingleFamily · 15 Days on market

Built 2002 5,998 sqft lot $180/sqft · 7% below area Est $259k · 7% under

---

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 +12.7/30.0
• ARV discount +10.7/15.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• 1% rule +3.3/10.0
• 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

4-Bedroom Home in the City of Gretna with Easy New Orleans Access Casa de 4 Habitaciones en la Ciudad de Gretna con Facil Acceso a Nueva Orleans This 4-bedroom, 2 full bath home is located in the city of Gretna and offers easy access to downtown New Orleans. The property features a comfortable living room, a small kitchen with everything you need, and a nice backyard--perfect for relaxing on cool days or enjoying a barbecue with family and friends. The home also includes a garage for added convenience. ?? Asking Price / Precio: $239,900 ?? Seller open to short-term Bond for Deed / Vendedor abierto a Bond for Deed a corto plazo ?? Local government programs may allow NO money down / Programas del gobierno local pueden permitir compra SIN pronto pago Call today for more information and to explore your options to own this beautiful home. ? Esta casa de 4 habitaciones y 2 banos completos esta ubicada en la ciudad de Gretna y cuenta con facil acceso al centro de Nueva Orleans. La propiedad ofrece una comoda sala, una cocina pequena pero completa, y un patio trasero agradable, ideal para parrilladas o momentos tranquilos al aire libre. Ademas, incluye garaje. ?? Llame hoy para mas informacion y descubra como puede convertirse en propietario de esta hermosa casa

Key facts

• Nice backyard
• 5,998 sq ft lot
• Garage

Tags

• COMFORTABLE LIVING ROOM
• NICE BACKYARD

Property features AI

Exterior

• Parking: Garage (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick exterior; Slab foundation; Property in excellent condition
• Construction: Brick construction; Built on slab foundation
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 61 x 100

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood-burning fireplace
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (17.1% below list).
• Recommended offer: $199k (17.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#10 in LA, #2,662 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: 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: Paul J. Solis Elementary School (math 35% / reading 35%, grade F, #280 of 646 statewide, top 44%, 746 students, 73% 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 schools at 68% FRL track the district average.
• Market conditions: Rents soft (-0.2%/yr); 162 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 40% of the median local income ($59k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 9y 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.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,817 (17.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 A-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?
5. 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?
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: 0.83% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 10.1

CMA / ARV

• ARV (median comp): $258,512
• List price: $239,900
• Delta: -7.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Dale Ave	0.00mi	4/2.0	1,330 (0%)	13mo	$230,000	$173	89
204 Dale Ave	0.03mi	3/2.0 (-1)	1,311 (-1%)	6mo	$235,000	$179	86
248 Louise Ct	0.07mi	3/2.0 (-1)	1,331 (+0%)	11mo	$230,000	$173	82
232 Louise Ct	0.05mi	3/2.0 (-1)	1,295 (-3%)	12mo	$223,400	$173	78
245 Louise Ct	0.09mi	3/2.0 (-1)	1,402 (+5%)	11mo	$240,000	$171	72
109 Warren St	0.41mi	3/2.0 (-1)	1,350 (+2%)	2mo	$235,000	$174	72
2920 Surfwood Dr	0.33mi	3/2.0 (-1)	1,368 (+3%)	7mo	$202,890	$148	69
356 Firethorn Dr	0.45mi	3/2.0 (-1)	1,242 (-7%)	4mo	$218,200	$176	60
428 Bannerwood Dr	0.43mi	4/2.0	1,450 (+9%)	7mo	$253,000	$174	59
303 Planters Canal Rd	0.63mi	3/2.0 (-1)	1,416 (+6%)	5mo	$299,000	$211	51
612 Clinebrook Dr	0.65mi	4/1.0	1,379 (+4%)	12mo	$175,900	$128	49
660 Grovewood Dr	0.71mi	3/2.0 (-1)	1,450 (+9%)	1mo	$212,000	$146	46

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.25×
• Total profit: $-50,644
• Equity at exit: $35,770

10-year hold

• IRR: -26.9%
• Equity multiple: -0.10×
• Total profit: $-74,176
• Equity at exit: $20,742

Cash invested: $67,172 (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 70056

• Rents YoY: -0.2%
• Active inventory: 162
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$240 /mo · $2,880/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-94

Break-even live

Break-even rent $2,107

Max offer price $223,321

Occupancy floor 100%

Sensitivity live

Price	-10% $42	-5% $-26	+0% $-94	+5% $-162	+10% $-230
Rent	-10% $-251	-5% $-172	+0% $-94	+5% $-15	+10% $63
Rate	-1.0pp $27	-0.5pp $-33	base $-94	+0.5pp $-156	+1.0pp $-219

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
528 Grovewood Dr Gretna, LA	4.0	2.0	1525	$2,200	$1.44	25d	1	0.47mi
119 Planters Canal Rd Belle Chasse, LA	4.0	3.0	1840	$2,195	$1.19	45d	1	0.50mi
119 Planters Canal Rd Belle Chasse, LA	4.0	3.0	1840	$2,195	$1.19	25d	1	0.50mi
520 Wall Blvd Gretna, LA	1.0–3.0	1.0–2.0	1000	$1,545	$1.54	45d	9	0.76mi
2727 Ridgefield Rd Gretna, LA	3.0	2.0	1700	$1,950	$1.15	16d	1	0.91mi
937 E Monterey Ct Apt D Terrytown, LA	4.0	2.0	1500	$1,500	$1.00	25d	1	0.98mi
937 E Monterey Ct Apt B Terrytown, LA	3.0	2.0	1500	$1,300	$0.87	25d	1	0.98mi
917 Monterey Ct S Unit b Gretna, LA	3.0	2.0	1500	$1,500	$1.00	45d	1	1.00mi
110 P St Unit B Belle Chasse, LA	3.0	2.0	1467	$2,800	$1.91	3d	1	1.01mi
916 E Monterey Ct Unit A Terrytown, LA	3.0	2.0	1400	$1,600	$1.14	45d	1	1.04mi
1401 Drake Ln Gretna, LA	3.0	2.0	1296	$2,150	$1.66	25d	1	1.07mi
3251 Wall Blvd Gretna, LA	1.0–3.0	1.0–2.0	1174	$2,500	$2.13	3d	1	1.08mi
829 Bellemeade Blvd Gretna, LA	4.0	2.0	1805	$2,400	$1.33	45d	1	1.11mi
2350 Park Place Dr Gretna, LA	1.0–3.0	1.0–2.0	1000	$1,525	$1.52	45d	5	1.24mi
2424 Park Place Dr Gretna, LA	3.0	2.0	1550	$2,200	$1.42	23d	1	1.26mi
2337 Park Place Dr Gretna, LA	3.0	2.5	1800	$1,650	$0.92	45d	1	1.27mi
2448 Oxford Pl Gretna, LA	3.0	2.5	1514	$1,600	$1.06	25d	1	1.33mi
110 Vista Dr Belle Chasse, LA	3.0	1.5	1217	$1,800	$1.48	5d	1	1.38mi
805 Terry Pkwy Terrytown, LA	3.0	2.0	1782	$2,050	$1.15	6d	1	1.39mi
805 Terry Pkwy Terrytown, LA	3.0	2.0	1782	$2,050	$1.15	4d	1	1.39mi
109 Vista Dr Belle Chasse, LA	3.0	1.5	910	$1,900	$2.09	25d	1	1.41mi
740 Oakwood Dr Gretna, LA	4.0	2.0	1290	$2,200	$1.71	45d	1	1.41mi
113 J St Unit A Belle Chasse, LA	3.0	2.0	1090	$1,400	$1.28	45d	1	1.44mi

Listing history 44 events

1. 2026-06-21
   days on market $239,900 Active 15 DOM
2. 2026-06-18
   days on market $239,900 Active 12 DOM
3. 2026-06-17
   days on market $239,900 Active 11 DOM
4. 2026-06-16
   days on market $239,900 Active 10 DOM
5. 2026-06-15
   days on market $239,900 Active 9 DOM
6. 2026-06-13
   days on market $239,900 Active 7 DOM
7. 2026-06-10
   days on market $239,900 Active 4 DOM
8. 2026-06-09
   days on market $239,900 Active 3 DOM
9. 2026-06-08
   days on market $239,900 Active 2 DOM
10. 2026-06-07
    pricedays on marketlisting id $239,900 Active 1 DOM
11. 2026-06-01
    days on market $239,999 Active 146 DOM
12. 2026-05-31
    days on market $239,999 Active 145 DOM
13. 2026-01-01
    listed $239,999 Active 1349-char remark
14. 2026-01-01
    listed $239,999 Active 1274-char remark
15. 2025-05-28
    soldstatus $230,000 Closed
16. 2025-05-13
    historical Active Under Contract
17. 2025-03-25
    price $229,000
18. 2025-03-25
    price $229,000
19. 2025-02-28
    price $239,000
20. 2025-02-28
    price $239,000
21. 2025-01-01
    price $244,000
22. 2025-01-01
    price $244,000
23. 2024-12-11
    status Active
24. 2024-12-04
    status Pending
25. 2024-11-21
    listed $245,000 Active
26. 2024-11-21
    listed $245,000 Active
27. 2023-10-24
    historical $2,000
28. 2023-10-22
    listed $2,000
29. 2023-10-05
    historical $2,000
30. 2023-09-22
    listed $2,000
31. 2023-08-09
    soldstatus $227,900
32. 2023-08-07
    soldstatus $227,900 Closed
33. 2023-07-05
    historical Active Under Contract
34. 2023-06-23
    listed $239,900 Active
35. 2023-06-23
    listed $239,900
36. 2021-01-25
    soldstatus $186,000
37. 2021-01-22
    soldstatus $186,000 Closed
38. 2020-12-21
    status Pending
39. 2020-12-18
    listed $179,000
40. 2020-12-18
    listed $179,000 Active
41. 2017-11-01
    soldstatus $48,000 Sold
42. 2017-07-31
    status Under Contract
43. 2017-07-21
    listed $51,940 Active
44. 2017-07-20
    listed $51,940

ⓘ 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: $2,880 · $240/mo
• Projected year-2 tax: $2,880 · $240/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 10/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,858
• − Mortgage interest: −$13,438
• − Property taxes: −$2,880
• − Insurance: −$1,997
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − Depreciation: −$6,979
• Taxable loss: −$5,254
• Est. tax savings @ 24.0%: +$1,261
• After-tax cash flow: $135/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 — Timberlane

• Score: 78/100
• State rank: #10
• US rank: #2662

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment C Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Timberlane, LA
• County: Jefferson Parish · 426,999 people
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 40,348
• Household income: $59,027
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1623.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 34% White 32% Hispanic / Latino 26% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Dominican 3%
• Common ancestry: Lithuanian 5% Italian 2% Hispanic 2%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 22% Arabic 5% 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: ▼ -100.20%
• Current HPI: 165.1579
• Rent YoY: ▼ -0.16%
• 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

+361.9% since first listed

33 events — show timeline

• 2026-06-06 Listed $239,900 GSREIN
• 2026-06-06 Listed $239,900 AcadianaMLS
• 2026-01-01 Listed $239,999 AcadianaMLS
• 2025-05-28 Sold (MLS) $230,000 GSREIN
• 2025-05-13 Contingent — GSREIN
• 2025-03-25 Price Changed $229,000 AcadianaMLS
• 2025-03-25 Price Changed $229,000 GSREIN
• 2025-02-28 Price Changed $239,000 AcadianaMLS
• 2025-02-28 Price Changed $239,000 GSREIN
• 2025-01-01 Price Changed $244,000 AcadianaMLS
• 2025-01-01 Price Changed $244,000 GSREIN
• 2024-12-11 Relisted — GSREIN
• 2024-12-04 Pending — GSREIN
• 2024-11-21 Listed $245,000 AcadianaMLS
• 2024-11-21 Listed $245,000 GSREIN
• 2023-10-24 Rental Removed $2,000 LISTANZA
• 2023-10-22 Listed for Rent $2,000 LISTANZA
• 2023-10-05 Rental Removed $2,000 GSREIN
• 2023-09-22 Listed for Rent $2,000 GSREIN
• 2023-08-09 Sold (Public Records) $227,900 Public Records
• 2023-08-07 Sold (MLS) $227,900 GSREIN
• 2023-07-05 Contingent — GSREIN
• 2023-06-23 Listed $239,900 GSREIN
• 2023-06-23 Listed $239,900 AcadianaMLS
• 2021-01-25 Sold (Public Records) $186,000 Public Records
• 2021-01-22 Sold (MLS) $186,000 GSREIN
• 2020-12-21 Pending — GSREIN
• 2020-12-18 Listed $179,000 AcadianaMLS
• 2020-12-18 Listed $179,000 GSREIN
• 2017-11-01 Sold (MLS) $48,000 GSREIN
• 2017-07-31 Pending — GSREIN
• 2017-07-21 Listed $51,940 GSREIN
• 2017-07-20 Listed $51,940 AcadianaMLS

Property tax history

+8.9%/yr

Latest (2025): $2,880 · +0.3% YoY. Source: county tax records.