4809 Ames Blvd · Estelle, LA 70072

$241,000

3 bd · 2.0 ba · 1,424 sqft · SingleFamily · 14 Days on market

Built 2018 Est $249k · at est.

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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 +15.0/30.0
• ARV discount +9.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful brick home built in 2018. Large open living room, dining, kitchen combination. Beautiful rear dck in back yard. Modern comforts in a warm, welcome setting.

Key facts

• 2 parking spots
• Built 2018
• Listed 14 days

Property features AI

Exterior

• Parking: Two parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Sewer not available
• Home design: Single-story; Brick construction; Shingle roof; Slab foundation; City lot (approx. 65 x 90)
• Construction: Built with brick
• Exterior features: Fenced yard; Front porch

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present; Cooling present
• Interior features: 7 total rooms; Very good condition; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $241k.

Deal economics

• At list price, monthly cash flow is $73 ($879/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 $207k (14.0% below list).
• Recommended offer: $207k (14.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#183 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime F, 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: Congetta Trippe Janet Elementary School (math 29% / reading 43%, grade F, #274 of 646 statewide, top 43%, 648 students, 60% FRL); Harry S Truman School (math 7% / reading 18%, grade F, #546 of 646 statewide, top 85%, 541 students, 78% FRL); John Ehret High School (math 19% / reading 27%, grade F, #169 of 265 statewide, top 64%, 1,579 students, 66% FRL) — zoned schools at 68% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 299 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $2,073/mo this rent would consume 45% of the median local household income ($55k/yr) (locally 1807% 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 8y 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.
• Current owner paid $182k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $207,276 (14.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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?
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: 0.86% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $249,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4645 Ames Blvd	0.10mi	3/2.0	1,502 (+6%)	0mo	$300,000	$200	86
2720 Bayou Cane Dr	0.08mi	3/2.0	1,308 (-8%)	1mo	$224,900	$172	82
4608 Bayou Des Familles Dr	0.27mi	3/2.0	1,378 (-3%)	8mo	$240,500	$175	75
2733 Acorn St	0.35mi	3/2.0	1,508 (+6%)	1mo	$160,000	$106	73
4462 Bay View Drive Dr	0.42mi	3/2.0	1,515 (+6%)	2mo	$203,000	$134	68
2605 Sea Shore Dr	0.55mi	3/2.0	1,449 (+2%)	4mo	$270,000	$186	68
4901 Wood Forest Drive Dr	0.35mi	3/2.0	1,590 (+12%)	4mo	$265,000	$167	61
2637 Cedar Creek St	0.72mi	3/2.0	1,470 (+3%)	1mo	$260,000	$177	60
4732 Red Oak Dr	0.44mi	3/2.0	1,625 (+14%)	4mo	$234,900	$145	52
2732 Varnado St	0.51mi	3/3.0	1,260 (-12%)	5mo	$167,000	$133	49
2672 Sea Shore Dr	0.60mi	3/2.0	1,600 (+12%)	9mo	$285,000	$178	44
4416 Park Shore Dr	0.54mi	4/2.0 (+1)	1,611 (+13%)	6mo	$343,000	$213	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 · 1.05% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.43×
• Total profit: $-38,407
• Equity at exit: $35,934

10-year hold

• IRR: -11.7%
• Equity multiple: 0.36×
• Total profit: $-43,304
• Equity at exit: $20,837

Cash invested: $67,480 (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 70072

• Rents YoY: 1.1%
• Active inventory: 299
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,073 high
• Mortgage (P&I): −$1,264
• Tax from tax record: −$200 /mo · $2,400/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $73

Break-even live

Break-even rent $1,980

Max offer price $241,000

Occupancy floor 91%

Sensitivity live

Price	-10% $210	-5% $141	+0% $73	+5% $5	+10% $-63
Rent	-10% $-90	-5% $-9	+0% $73	+5% $155	+10% $237
Rate	-1.0pp $195	-0.5pp $135	base $73	+0.5pp $11	+1.0pp $-53

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: $60,250
• Closing costs: $7,230
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4613 Ames Blvd Marrero, LA	3.0	2.0	1461	$2,350	$1.61	45d	1	0.21mi
2704 Sieglinde Ct Marrero, LA	3.0	2.0	1122	$1,850	$1.65	25d	1	0.55mi
5219 Cross Creek Dr Marrero, LA	2.0	2.0	1200	$1,450	$1.21	45d	1	0.84mi
2748 Erin Dr Marrero, LA	3.0	2.0	1460	$1,850	$1.27	25d	1	0.88mi
2544 Jeanne St Marrero, LA	4.0	2.0	1158	$2,300	$1.99	25d	1	1.10mi
2417 Highland Meadows Dr Marrero, LA	4.0	2.0	1400	$1,950	$1.39	45d	1	1.33mi

Listing history 10 events

1. 2026-06-21
   days on market $241,000 Active 14 DOM
2. 2026-06-18
   days on market $241,000 Active 11 DOM
3. 2026-06-17
   days on market $241,000 Active 10 DOM
4. 2026-06-16
   days on market $241,000 Active 9 DOM
5. 2026-06-15
   days on market $241,000 Active 8 DOM
6. 2026-06-13
   days on market $241,000 Active 6 DOM
7. 2026-06-10
   days on market $241,000 Active 3 DOM
8. 2026-06-09
   days on market $241,000 Active 2 DOM
9. 2026-06-08
   remarks 165-char remark
10. 2026-06-08
    listed $241,000 Active 1 DOM

ⓘ 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: $2,400 · $200/mo
• Projected year-2 tax: $2,400 · $200/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: $24,873
• − Mortgage interest: −$13,500
• − Property taxes: −$2,400
• − Insurance: −$1,205
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − Depreciation: −$7,011
• Taxable loss: −$3,222
• Est. tax savings @ 24.0%: +$773
• After-tax cash flow: $1,652/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 — Estelle

• Score: 64/100
• State rank: #183
• US rank: #14840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Estelle, LA
• County: Jefferson Parish · 426,999 people
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 55,693
• Household income: $54,885
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 1807.0

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 0.67)
• Race & ethnicity: Black 40% White 39% Hispanic / Latino 12% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Lithuanian 12% Hispanic 1%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 8% Vietnamese 4% 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: ▼ -89.87%
• Current HPI: 161.7477
• Rent YoY: ▲ 1.05%
• 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

+32.2% since first listed

11 events — show timeline

• 2026-06-07 Listed $241,000 GSREIN
• 2026-06-07 Listed $241,000 AcadianaMLS
• 2024-09-09 Price Changed $275,000 GSREIN
• 2024-09-04 Listed $275,000 AcadianaMLS
• 2022-11-05 Price Changed $255,000 GSREIN
• 2022-08-18 Price Changed $270,000 GSREIN
• 2022-07-25 Listed $255,000 AcadianaMLS
• 2019-03-28 Sold (MLS) $182,275 GSREIN
• 2019-02-18 Pending — GSREIN
• 2018-12-27 Listed $182,275 AcadianaMLS
• 2018-12-27 Listed $182,275 GSREIN

Property tax history

+30.0%/yr

Latest (2025): $2,400 · +0.3% YoY. Source: county tax records.