200 Willow Dr · Gretna, LA 70053

$280,000

4 bd · 3.0 ba · 2,558 sqft · SingleFamily · 118 Days on market

Built 1960 $109/sqft · 20% below area Est $348k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.6/30.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• DSCR +2.7/10.0
• 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

CORNER LOT!! GARDEN PARK! Bring your home items, ready to occupy. Open Floor Plan from when you first enter the foyer. In beautiful condition, no carpet, Engineered Bamboo floors w/ exception for bathrooms. Home has been renovated including kitchen, 4 bedrooms, 3 baths, and all rooms in property in good taste. Over 8 foot island for eating/serving in kitchen with all other built-ins. Including LG refrigerator, stainless steel appliances, Samsung washer and dryer in oversized utility room. Primary suite on one side of home with walk-in shower & double shower head for complete privacy. A second primary suite (own bath) on other side plus 2 additional bedrooms and bath. The ability for different living areas with privacy. A/C Heating- ductwork has been replaced. Exterior shed with large entrance doors (with permit obtained) has been built on the property. Many other items, too many to list in addition to ones listed.

Key facts

• Open floor plan
• Over 8 foot island
• Garden park

Tags

• CORNER LOT
• GARDEN PARK
• OPEN FLOOR PLAN
• ENGINEERED BAMBOO FLOORS
• RENOVATED KITCHEN
• OVER 8 FOOT ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (19.4% below list).
• Recommended offer: $226k (19.4% below list) — sets the bar for 1% rule.

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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2,258/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $100k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $225,775 (19.4% 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. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.88%
• DSCR: 0.87
• GRM: 10.3

CMA / ARV

• ARV (median comp): $348,164
• List price: $280,000
• Delta: -19.58%
• 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
162 Linda Ct	0.21mi	3/2.5 (-1)	2,426 (-5%)	0mo	$310,000	$128	74
54 Marie Dr	0.25mi	4/2.5	2,630 (+3%)	9mo	$329,000	$125	74
106 Leighton St	0.37mi	4/2.5	2,380 (-7%)	6mo	$220,000	$92	64
161 Willow Dr	0.21mi	3/2.5 (-1)	2,180 (-15%)	1mo	$385,000	$177	58
1840 Carol Sue Ave	0.68mi	4/2.5	2,605 (+2%)	8mo	$365,000	$140	56
31 Smithway Dr	0.33mi	3/2.0 (-1)	2,708 (+6%)	17mo	$255,000	$94	52
1824 Carol Sue Ave	0.64mi	4/2.0	2,621 (+2%)	13mo	$305,000	$116	51
1836 Carol Sue Ave	0.68mi	4/2.0	2,751 (+8%)	2mo	$399,900	$145	50
2613 Lafayette St	0.42mi	4/2.0	2,800 (+10%)	17mo	$232,000	$83	47
27 Smithway Dr	0.32mi	4/3.5	2,828 (+11%)	23mo	$352,000	$124	46
677 Fielding Ave. Ave	0.57mi	3/2.5 (-1)	2,318 (-9%)	9mo	$238,000	$103	44
1905 Carol Sue Ave	0.73mi	4/2.0	2,296 (-10%)	5mo	$289,000	$126	40

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: -21.1%
• Equity multiple: 0.27×
• Total profit: $-57,286
• Equity at exit: $41,749

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-65,068
• Equity at exit: $24,209

Cash invested: $78,400 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$387 /mo · $4,639/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-188

Break-even live

Break-even rent $2,496

Max offer price $246,798

Occupancy floor —

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Willow Dr Gretna, LA	3.0	2.0	2250	$2,200	$0.98	43d	1	0.42mi
127 Willow Dr Gretna, LA	3.0	2.0	2250	$2,300	$1.02	23d	1	0.42mi
633 Farmington Pl Gretna, LA	4.0	2.5	3000	$1,997	$0.67	43d	1	0.86mi
805 Terry Pkwy Terrytown, LA	3.0	2.0	1782	$2,050	$1.15	4d	1	1.11mi
805 Terry Pkwy Terrytown, LA	3.0	2.0	1782	$2,050	$1.15	3d	1	1.11mi
848 Legion Dr Gretna, LA	4.0	2.5	2600	$2,400	$0.92	43d	1	1.29mi
420 Fairfield Ave Gretna, LA	4.0	2.5	2707	$3,200	$1.18	14d	1	1.35mi
532 Oakwood Dr Gretna, LA	3.0	2.5	2100	$2,000	$0.95	4d	1	1.35mi
517 Diplomat St Terrytown, LA	3.0	2.0	1850	$2,000	$1.08	4d	1	1.36mi
725 Oakwood Dr Gretna, LA	3.0	2.0	2079	$1,850	$0.89	23d	1	1.44mi
1701 8th St Harvey, LA	3.0	2.0	1912	$2,200	$1.15	43d	1	1.44mi

Listing history 33 events

1. 2026-06-18
   days on market $280,000 Active 118 DOM
2. 2026-06-17
   days on market $280,000 Active 117 DOM
3. 2026-06-16
   days on market $280,000 Active 116 DOM
4. 2026-06-15
   days on market $280,000 Active 115 DOM
5. 2026-06-13
   days on market $280,000 Active 113 DOM
6. 2026-06-10
   days on market $280,000 Active 110 DOM
7. 2026-06-09
   days on market $280,000 Active 109 DOM
8. 2026-06-08
   days on market $280,000 Active 108 DOM
9. 2026-06-07
   days on market $280,000 Active 107 DOM
10. 2026-06-03
    days on market $280,000 Active 103 DOM
11. 2026-06-02
    days on market $280,000 Active 102 DOM
12. 2026-06-01
    days on market $280,000 Active 101 DOM
13. 2026-05-31
    days on market $280,000 Active 100 DOM
14. 2026-03-31
    price $335,000 931-char remark

    Show marketing remark (933 chars)

    CORNER LOT!! GARDEN PARK! Bring your home items, ready to occupy. Open Floor Plan from when you first enter the foyer. In beautiful condition, no carpet, Engineered Bamboo floors w/ exception for bathrooms. Home has been renovated including kitchen, 4 bedrooms, 3 baths, and all rooms in property in good taste. Over 8 foot island for eating/serving in kitchen with all other built-ins. Including LG refrigerator, stainless steel appliances, Samsung washer and dryer in oversized utility room. Primary suite on one side of home with walk-in shower & double shower head for complete privacy. A second primary suite (own bath) on other side plus 2 additional bedrooms and bath. The ability for different living areas with privacy. A/C Heating- ductwork has been replaced. Exterior shed with large entrance doors (with permit obtained) has been built on the property. Many other items, too many to list in addition to ones listed.

15. 2026-03-31
    price $335,000 933-char remark

    Show marketing remark (933 chars)

    CORNER LOT!! GARDEN PARK! Bring your home items, ready to occupy. Open Floor Plan from when you first enter the foyer. In beautiful condition, no carpet, Engineered Bamboo floors w/ exception for bathrooms. Home has been renovated including kitchen, 4 bedrooms, 3 baths, and all rooms in property in good taste. Over 8 foot island for eating/serving in kitchen with all other built-ins. Including LG refrigerator, stainless steel appliances, Samsung washer and dryer in oversized utility room. Primary suite on one side of home with walk-in shower & double shower head for complete privacy. A second primary suite (own bath) on other side plus 2 additional bedrooms and bath. The ability for different living areas with privacy. A/C Heating- ductwork has been replaced. Exterior shed with large entrance doors (with permit obtained) has been built on the property. Many other items, too many to list in addition to ones listed.

16. 2026-02-20
    listed $380,000 Active 931-char remark

    Show marketing remark (933 chars)

    CORNER LOT!! GARDEN PARK! Bring your home items, ready to occupy. Open Floor Plan from when you first enter the foyer. In beautiful condition, no carpet, Engineered Bamboo floors w/ exception for bathrooms. Home has been renovated including kitchen, 4 bedrooms, 3 baths, and all rooms in property in good taste. Over 8 foot island for eating/serving in kitchen with all other built-ins. Including LG refrigerator, stainless steel appliances, Samsung washer and dryer in oversized utility room. Primary suite on one side of home with walk-in shower & double shower head for complete privacy. A second primary suite (own bath) on other side plus 2 additional bedrooms and bath. The ability for different living areas with privacy. A/C Heating- ductwork has been replaced. Exterior shed with large entrance doors (with permit obtained) has been built on the property. Many other items, too many to list in addition to ones listed.

17. 2026-02-20
    listed $380,000 Active 933-char remark

    Show marketing remark (933 chars)

    CORNER LOT!! GARDEN PARK! Bring your home items, ready to occupy. Open Floor Plan from when you first enter the foyer. In beautiful condition, no carpet, Engineered Bamboo floors w/ exception for bathrooms. Home has been renovated including kitchen, 4 bedrooms, 3 baths, and all rooms in property in good taste. Over 8 foot island for eating/serving in kitchen with all other built-ins. Including LG refrigerator, stainless steel appliances, Samsung washer and dryer in oversized utility room. Primary suite on one side of home with walk-in shower & double shower head for complete privacy. A second primary suite (own bath) on other side plus 2 additional bedrooms and bath. The ability for different living areas with privacy. A/C Heating- ductwork has been replaced. Exterior shed with large entrance doors (with permit obtained) has been built on the property. Many other items, too many to list in addition to ones listed.

18. 2022-03-25
    soldstatus $359,000 Closed
19. 2022-03-25
    soldstatus $359,000
20. 2022-02-17
    status Pending
21. 2022-02-01
    price $359,000
22. 2022-01-12
    price $369,000
23. 2021-12-16
    price $379,000
24. 2021-11-28
    listed $399,000 Active
25. 2021-11-28
    listed $359,000
26. 2021-02-09
    soldstatus $194,200 Closed
27. 2021-02-09
    soldstatus $194,200
28. 2021-01-25
    status Pending
29. 2020-12-18
    price $258,000
30. 2020-11-20
    price $268,000
31. 2020-11-06
    listed $275,000 Active
32. 2020-11-06
    listed $258,000
33. 2004-02-01
    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: $4,639 · $387/mo
• Projected year-2 tax: $4,639 · $387/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: $27,093
• − Mortgage interest: −$15,684
• − Property taxes: −$4,639
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$8,145
• Taxable loss: −$7,110
• Est. tax savings @ 24.0%: +$1,706
• After-tax cash flow: $-549/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

+21.8% since first listed

20 events — show timeline

• 2026-03-31 Price Changed $335,000 AcadianaMLS
• 2026-03-31 Price Changed $335,000 GSREIN
• 2026-02-20 Listed $380,000 GSREIN
• 2026-02-20 Listed $380,000 AcadianaMLS
• 2022-03-25 Sold (Public Records) $359,000 Public Records
• 2022-03-25 Sold (MLS) $359,000 GSREIN
• 2022-02-17 Pending — GSREIN
• 2022-02-01 Price Changed $359,000 GSREIN
• 2022-01-12 Price Changed $369,000 GSREIN
• 2021-12-16 Price Changed $379,000 GSREIN
• 2021-11-28 Listed $359,000 AcadianaMLS
• 2021-11-28 Listed $399,000 GSREIN
• 2021-02-09 Sold (Public Records) $194,200 Public Records
• 2021-02-09 Sold (MLS) $194,200 GSREIN
• 2021-01-25 Pending — GSREIN
• 2020-12-18 Price Changed $258,000 GSREIN
• 2020-11-20 Price Changed $268,000 GSREIN
• 2020-11-06 Listed $258,000 AcadianaMLS
• 2020-11-06 Listed $275,000 GSREIN
• 2004-02-01 Sold (Public Records) — Public Records

Property tax history

+15.4%/yr

Latest (2025): $4,639 · -0.2% YoY. Source: county tax records.