1036 Fairfax Dr · Terrytown, LA 70056

$189,210

4 bd · 2.5 ba · 2,753 sqft · SingleFamily · 39 Days on market

Built 1986 7,200 sqft lot $69/sqft · 34% below area Est $289k · 34% under

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

This very spacious Bellewood model home in beautiful Park Place Subdivision is waiting for the interior designer in you to create a masterpiece home. This property features an adjoining formal Living room and formal Dining room where you can host your holidays OR convert to home office, lounge or whatever makes life comfortable for you. The eat-in kitchen with ample cabinets and closet pantry flows beautifully into the Den. From the Den, step into the former garage and envision your fan cave or media room. Or, from the Den, step out the rear door to the cozy deck overlooking the picturesque rear yard. You'll love the calming view of the gentle currents of the Outflow Canal just beyond the rear fence. There are 4 spacious bedrooms upstairs and 2 full baths. The Primary suite has a vanity with lots of natural light. There is roomy 2nd floor alcove that is flexible enough to be a home library, computer/study area or even a crafting space. There's lots to love about this home that makes it worth a look. Don't miss it!

Key facts

• Formal dining room
• Bellewood model home
• Formal living room

Tags

• BELLEWOOD MODEL HOME
• PARK PLACE SUBDIVISION
• FORMAL LIVING ROOM
• FORMAL DINING ROOM
• EAT-IN KITCHEN
• CLOSET PANTRY

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story; Raised foundation
• Construction: Brick construction; Shingle roof
• Exterior features: Fenced yard; Front porch; Wood porch; Shed(s); Canal access; Rectangular city lot, approximately 60 x 120

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 10 total rooms; Average condition

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $838 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $189k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 4.5% in Terrytown — 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 69/100 on livability (#73 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, crime F, amenities 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: West Jefferson High School (math 10% / reading 17%, grade F, #229 of 265 statewide, top 86%, 1,524 students, 58% FRL).
• Zoned-school proficiency averages 14% at this address vs 29% district-wide (-16 pts) — the specific schools serving this property underperform the Jefferson Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 162 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 31y 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 $99k; list at $189k implies a 92% gain — meaningful room to come down on a strong offer.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,533 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
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: 1.40% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.48%
• DSCR: 1.91
• GRM: 5.9

CMA / ARV

• ARV (median comp): $288,617
• List price: $189,210
• Delta: -34.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2412 Ave Mont Martre	0.63mi	4/2.5	2,445 (-11%)	8mo	$275,000	$112	45
2404 Rue Saint Honore Ave	0.68mi	4/2.5	2,397 (-13%)	5mo	$270,000	$113	42
2465 Park Ln	0.49mi	4/2.5	2,343 (-15%)	14mo	$304,900	$130	41
2405 Ave Mont Martre	0.66mi	4/2.5	2,373 (-14%)	7mo	$285,000	$120	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.28×
• Total profit: $14,934
• Equity at exit: $28,212

10-year hold

• IRR: 14.0%
• Equity multiple: 1.98×
• Total profit: $51,699
• Equity at exit: $16,359

Cash invested: $52,979 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,654 high
• Mortgage (P&I): −$992
• Tax from tax record: −$121 /mo · $1,455/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $838

Break-even live

Break-even rent $1,593

Max offer price $189,210

Occupancy floor 63%

Sensitivity live

Price	-10% $945	-5% $891	+0% $838	+5% $784	+10% $731
Rent	-10% $628	-5% $733	+0% $838	+5% $943	+10% $1,047
Rate	-1.0pp $933	-0.5pp $886	base $838	+0.5pp $789	+1.0pp $739

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: $47,302
• Closing costs: $5,676
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2434 Ashland Pl N Gretna, LA	4.0	2.5	2300	$4,500	$1.96	45d	1	0.34mi
841 Fairfax Dr Gretna, LA	4.0	2.5	2600	$2,250	$0.87	15d	1	0.38mi
132 Layburn Ct Terrytown, LA	4.0	2.5	2100	$2,200	$1.05	5d	1	0.49mi
725 Oakwood Dr Gretna, LA	3.0	2.0	2079	$1,850	$0.89	25d	1	0.87mi
848 Legion Dr Gretna, LA	4.0	2.5	2600	$2,400	$0.92	45d	1	0.91mi
201 Wall Blvd Gretna, LA	3.0	2.0	2220	$2,500	$1.13	45d	1	0.98mi
469 Lynnmeade Rd Gretna, LA	3.0	2.0	1964	$2,300	$1.17	25d	1	1.22mi
532 Oakwood Dr Gretna, LA	3.0	2.5	2100	$2,000	$0.95	5d	1	1.41mi
633 Farmington Pl Gretna, LA	4.0	2.5	3000	$1,997	$0.67	45d	1	1.44mi
103 Cypress Bnd Belle Chasse, LA	4.0	3.0	2414	$3,900	$1.62	20d	1	1.47mi

Listing history 23 events

1. 2026-06-21
   days on market $189,210 Active 39 DOM
2. 2026-06-18
   days on market $189,210 Active 36 DOM
3. 2026-06-17
   days on market $189,210 Active 35 DOM
4. 2026-06-16
   days on market $189,210 Active 34 DOM
5. 2026-06-15
   days on market $189,210 Active 33 DOM
6. 2026-06-13
   days on market $189,210 Active 31 DOM
7. 2026-06-10
   days on market $189,210 Active 28 DOM
8. 2026-06-09
   days on market $189,210 Active 27 DOM
9. 2026-06-08
   days on market $189,210 Active 26 DOM
10. 2026-06-07
    days on market $189,210 Active 25 DOM
11. 2026-06-03
    days on market $189,210 Active 21 DOM
12. 2026-06-02
    days on market $189,210 Active 20 DOM
13. 2026-06-01
    days on market $189,210 Active 19 DOM
14. 2026-05-31
    days on market $189,210 Active 18 DOM
15. 2026-05-12
    listed $189,210 Active 1029-char remark

    Show marketing remark (1029 chars)

    This very spacious Bellewood model home in beautiful Park Place Subdivision is waiting for the interior designer in you to create a masterpiece home. This property features an adjoining formal Living room and formal Dining room where you can host your holidays OR convert to home office, lounge or whatever makes life comfortable for you. The eat-in kitchen with ample cabinets and closet pantry flows beautifully into the Den. From the Den, step into the former garage and envision your fan cave or media room. Or, from the Den, step out the rear door to the cozy deck overlooking the picturesque rear yard. You'll love the calming view of the gentle currents of the Outflow Canal just beyond the rear fence. There are 4 spacious bedrooms upstairs and 2 full baths. The Primary suite has a vanity with lots of natural light. There is roomy 2nd floor alcove that is flexible enough to be a home library, computer/study area or even a crafting space. There's lots to love about this home that makes it worth a look. Don't miss it!

16. 2026-05-12
    listed $189,210 Active 1029-char remark

    Show marketing remark (1029 chars)

    This very spacious Bellewood model home in beautiful Park Place Subdivision is waiting for the interior designer in you to create a masterpiece home. This property features an adjoining formal Living room and formal Dining room where you can host your holidays OR convert to home office, lounge or whatever makes life comfortable for you. The eat-in kitchen with ample cabinets and closet pantry flows beautifully into the Den. From the Den, step into the former garage and envision your fan cave or media room. Or, from the Den, step out the rear door to the cozy deck overlooking the picturesque rear yard. You'll love the calming view of the gentle currents of the Outflow Canal just beyond the rear fence. There are 4 spacious bedrooms upstairs and 2 full baths. The Primary suite has a vanity with lots of natural light. There is roomy 2nd floor alcove that is flexible enough to be a home library, computer/study area or even a crafting space. There's lots to love about this home that makes it worth a look. Don't miss it!

17. 1998-07-01
    soldstatus $98,700
18. 1997-07-29
    soldstatus $98,700
19. 1997-02-05
    listed $99,900
20. 1997-02-05
    listed $99,900
21. 1995-07-28
    soldstatus $86,182
22. 1995-05-05
    listed $88,900
23. 1995-05-05
    listed $88,900

ⓘ 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: $1,455 · $121/mo
• Projected year-2 tax: $1,455 · $121/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 · 21 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: $31,848
• − Mortgage interest: −$10,599
• − Property taxes: −$1,455
• − Insurance: −$1,744
• − Repairs & maintenance: −$2,548
• − Management: −$2,548
• − Depreciation: −$5,504
• Taxable income: $7,450
• Est. tax owed @ 24.0%: −$1,788
• After-tax cash flow: $8,266/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 — Terrytown

• Score: 69/100
• State rank: #73
• US rank: #8731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terrytown, LA
• County: Jefferson Parish · 426,999 people
• City population: 42,471
• 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

+112.8% since first listed

9 events — show timeline

• 2026-05-12 Listed $189,210 AcadianaMLS
• 2026-05-12 Listed $189,210 GSREIN
• 1998-07-01 Sold (Public Records) $98,700 Public Records
• 1997-07-29 Sold (MLS) $98,700 GSREIN
• 1997-02-05 Listed $99,900 GSREIN
• 1997-02-05 Listed $99,900 AcadianaMLS
• 1995-07-28 Sold (MLS) $86,182 GSREIN
• 1995-05-05 Listed $88,900 GSREIN
• 1995-05-05 Listed $88,900 AcadianaMLS

Property tax history

+2.0%/yr

Latest (2025): $1,455 · +0.3% YoY. Source: county tax records.