1613 Stafford St · Gretna, LA 70053

$123,000

2 bd · 1.0 ba · 1,185 sqft · SingleFamily · 94 Days on market

Built 1959 4,791 sqft lot $104/sqft · 28% below area Est $172k · 28% under ↓ 27% since listing

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.0/10.0
• 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

Short Sale Property...First time homebuyer or Investor. Two bedrooms, one bath, nice size den. Fireplace not connected.

Key facts

• 4,791 sq ft lot
• Parking
• Built 1959

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Recommended offer: $112k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 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 44% 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 $850 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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,930 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 1.20% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.34%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $171,959
• List price: $123,000
• Delta: -28.47%
• 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
2035 Huey P. Long Ave	0.29mi	3/2.0 (+1)	1,266 (+7%)	1mo	$235,000	$186	65
717 15th St	0.18mi	2/2.0	1,320 (+11%)	15mo	$176,500	$134	56
1020 Beechwood Dr	0.66mi	3/2.0 (+1)	1,212 (+2%)	3mo	$150,000	$124	54
2444 Huey P. Long Ave	0.54mi	3/2.0 (+1)	1,266 (+7%)	1mo	$239,000	$189	53
720 Derbigny St	0.58mi	3/1.0 (+1)	1,087 (-8%)	5mo	$244,000	$224	50
2442 Huey P Long Ave	0.51mi	3/2.0 (+1)	1,266 (+7%)	8mo	$195,000	$154	49
1121 Evergreen Dr	0.68mi	3/2.0 (+1)	1,247 (+5%)	5mo	$235,000	$188	46
1 White Blvd	0.70mi	3/1.0 (+1)	1,078 (-9%)	3mo	$143,500	$133	45
925 Weyer St	0.44mi	3/2.0 (+1)	1,354 (+14%)	14mo	$330,000	$244	35
737 Derbigny St	0.56mi	3/2.0 (+1)	1,340 (+13%)	15mo	$325,900	$243	31
1153 Sandalwood Dr	0.70mi	3/2.0 (+1)	1,315 (+11%)	16mo	$180,000	$137	26
1039 Price Dr	0.74mi	3/2.0 (+1)	1,008 (-15%)	9mo	$175,000	$174	24

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $820
• Equity at exit: $18,340

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $27,486
• Equity at exit: $10,635

Cash invested: $34,440 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,480 high
• Mortgage (P&I): −$645
• Tax from tax record: −$147 /mo · $1,769/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $326

Break-even live

Break-even rent $1,068

Max offer price $123,000

Occupancy floor 73%

Sensitivity live

Price	-10% $395	-5% $360	+0% $326	+5% $291	+10% $256
Rent	-10% $209	-5% $267	+0% $326	+5% $384	+10% $442
Rate	-1.0pp $387	-0.5pp $357	base $326	+0.5pp $294	+1.0pp $261

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
911 Central Ave Gretna, LA	2.0	1.0	777	$1,400	$1.80	5d	1	0.16mi
1124 Tallow Tree Ln #20 Harvey, LA	2.0	1.5	1020	$1,150	$1.13	4d	1	0.35mi
1104 Huey P Long Ave Gretna, LA	2.0	1.0	1140	$1,800	$1.58	25d	1	0.36mi
1113 Dolhonde St Gretna, LA	2.0	1.0	780	$1,725	$2.21	45d	1	0.37mi
1013 Manhattan Blvd Harvey, LA	1.0–2.0	1.0–1.5	837	$1,789	$2.14	3d	10	0.40mi
1029 Dolhonde St Gretna, LA	2.0	1.0	1100	$1,600	$1.45	45d	1	0.43mi
1122 10th St Gretna, LA	2.0	1.0	973	$1,700	$1.75	5d	1	0.46mi
1204 Amelia St Gretna, LA	2.0	1.0	950	$1,250	$1.32	15d	1	0.47mi
912 Newton St Gretna, LA	1.0	1.0	960	$1,800	$1.88	25d	1	0.50mi
822 Gulf Dr Gretna, LA	2.0	1.0	900	$1,300	$1.44	15d	1	0.56mi
2504 Claire Ave Gretna, LA	2.0	2.0	1032	$1,600	$1.55	45d	1	0.57mi
700 Derbigny St Gretna, LA	2.0	1.5	1064	$1,300	$1.22	25d	1	0.63mi
616 Lafayette St Gretna, LA	2.0	1.0	846	$1,525	$1.80	4d	1	0.72mi
1157 Beechwood Dr Harvey, LA	2.0	2.0	1219	$1,600	$1.31	25d	1	0.74mi
532 Chalmette St Harvey, LA	3.0	1.0	1224	$1,450	$1.18	4d	1	0.77mi
435 6th St Unit B Gretna, LA	1.0	1.0	710	$975	$1.37	45d	1	0.78mi
506 Lafayette St Unit A Gretna, LA	1.0	1.0	700	$1,100	$1.57	15d	1	0.80mi
612 Fried St Gretna, LA	3.0	2.0	1250	$1,600	$1.28	45d	1	0.81mi
601 4th St Unit D Gretna, LA	2.0	1.0	987	$1,250	$1.27	45d	1	0.84mi
536 4th St Gretna, LA	1.0	1.0	800	$1,250	$1.56	15d	1	0.85mi
1117 Whitney Ave Gretna, LA	1.0–3.0	1.0–2.0	951	$1,162	$1.22	3d	16	0.91mi
23 New England Ct Gretna, LA	3.0	1.5	1200	$1,600	$1.33	25d	1	0.91mi
239 Lavoisier St Unit C Gretna, LA	1.0	1.0	1200	$1,550	$1.29	4d	1	0.93mi
433 Olive Ave Harvey, LA	3.0	1.0	1104	$1,600	$1.45	25d	1	0.93mi
429 Olive Ave Harvey, LA	3.0	1.0	1067	$1,500	$1.41	25d	1	0.94mi
1113 Scotsdale Dr Unit D Harvey, LA	2.0	1.0	800	$1,175	$1.47	5d	1	0.94mi
527 3rd St Gretna, LA	2.0	1.0	878	$1,350	$1.54	45d	1	0.94mi
1625 Cooper Rd Unit D Terrytown, LA	2.0	1.5	1200	$1,300	$1.08	45d	1	0.99mi
2108 Willow St Unit A Harvey, LA	1.0	1.0	800	$895	$1.12	5d	1	0.99mi
2110 Willow St Unit C Harvey, LA	2.0	1.0	975	$1,155	$1.18	45d	1	1.00mi
1629 Cooper Rd Unit B Terrytown, LA	2.0	1.5	1200	$1,300	$1.08	45d	1	1.00mi
1629 Gary Ct Unit B Terrytown, LA	2.0	1.5	1200	$1,300	$1.08	45d	1	1.01mi
420 Fairmont St Harvey, LA	1.0	1.0	840	$1,195	$1.42	5d	1	1.02mi
938 Brown Ave Unit 103 Harvey, LA	2.0	1.0	800	$950	$1.19	5d	1	1.03mi
14 Gelbke Dr Gretna, LA	3.0	2.0	1327	$1,800	$1.36	25d	1	1.09mi
14 Gelbke Dr Gretna, LA	3.0	2.0	1327	$1,950	$1.47	45d	1	1.09mi
1661 Alexander Ct Gretna, LA	2.0	1.5	1350	$1,295	$0.96	45d	1	1.09mi
1665 Alexander Ct Gretna, LA	2.0	1.5	1350	$1,295	$0.96	45d	1	1.10mi
2205 Argyll St Harvey, LA	3.0	2.0	1100	$1,750	$1.59	22d	1	1.10mi
526 Brown Ave Harvey, LA	2.0	1.0	903	$1,350	$1.50	25d	1	1.14mi

Listing history 26 events

1. 2026-06-21
   days on market $123,000 Active 94 DOM
2. 2026-06-18
   days on market $123,000 Active 91 DOM
3. 2026-06-17
   days on market $123,000 Active 90 DOM
4. 2026-06-16
   days on market $123,000 Active 89 DOM
5. 2026-06-15
   days on market $123,000 Active 88 DOM
6. 2026-06-13
   days on market $123,000 Active 86 DOM
7. 2026-06-10
   days on market $123,000 Active 83 DOM
8. 2026-06-09
   days on market $123,000 Active 82 DOM
9. 2026-06-08
   days on market $123,000 Active 81 DOM
10. 2026-06-07
    days on market $123,000 Active 80 DOM
11. 2026-06-03
    days on market $123,000 Active 76 DOM
12. 2026-06-02
    days on market $123,000 Active 75 DOM
13. 2026-06-01
    days on market $123,000 Active 74 DOM
14. 2026-05-31
    days on market $123,000 Active 73 DOM
15. 2026-03-16
    listed $123,000 Active 119-char remark

    Show marketing remark (121 chars)

    Short Sale Property. .. First time homebuyer or Investor. Two bedrooms, one bath, nice size den. Fireplace not connected.

16. 2026-03-16
    listed $123,000 Active 121-char remark

    Show marketing remark (121 chars)

    Short Sale Property. .. First time homebuyer or Investor. Two bedrooms, one bath, nice size den. Fireplace not connected.

17. 2024-01-26
    soldstatus $137,000
18. 2024-01-24
    soldstatus $137,000 Closed
19. 2024-01-04
    historical Active Under Contract
20. 2023-12-27
    status Active
21. 2023-11-23
    historical Active Under Contract
22. 2023-11-08
    price $129,900
23. 2023-09-01
    price $155,000
24. 2023-06-16
    listed $169,000 Active
25. 2023-06-16
    listed $129,900
26. 1996-08-01
    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: $1,769 · $147/mo
• Projected year-2 tax: $1,769 · $147/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: $17,761
• − Mortgage interest: −$6,890
• − Property taxes: −$1,769
• − Insurance: −$615
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$3,578
• Taxable income: $2,067
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $3,410/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

-27.2% since first listed

12 events — show timeline

• 2026-03-16 Listed $123,000 GSREIN
• 2026-03-16 Listed $123,000 AcadianaMLS
• 2024-01-26 Sold (Public Records) $137,000 Public Records
• 2024-01-24 Sold (MLS) $137,000 GSREIN
• 2024-01-04 Contingent — GSREIN
• 2023-12-27 Relisted — GSREIN
• 2023-11-23 Contingent — GSREIN
• 2023-11-08 Price Changed $129,900 GSREIN
• 2023-09-01 Price Changed $155,000 GSREIN
• 2023-06-16 Listed $129,900 AcadianaMLS
• 2023-06-16 Listed $169,000 GSREIN
• 1996-08-01 Sold (Public Records) — Public Records

Property tax history

+12.9%/yr

Latest (2025): $1,769 · -0.2% YoY. Source: county tax records.