2808 Dolores Dr · Estelle, LA 70072

$185,000

3 bd · 1.5 ba · 1,338 sqft · SingleFamily · 130 Days on market

Built 1971 $138/sqft · 16% below area Est $220k · 16% under

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Why this score? — see what drove the C 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 +21.3/30.0
• ARV discount +14.6/15.0
• DSCR +6.8/10.0
• 1% rule +5.5/10.0
• 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

Don't miss the opportunity to own this brick well maintained 3 Bedroom 1.5 bath home located in Marrero. The interior of the home features a kitchen with lots of cabinets for storage, a separate dining room and no carpet. Step out into your fenced backyard with a covered patio and shed. Added bonus is this house in located in an X flood zone, has a current termite contract, New A/C installed in 2021 and new water heater in 2025. Schedule your showing today.

Key facts

• Shed
• New water heater
• Covered patio

Tags

• FENCED BACKYARD
• COVERED PATIO
• SHED
• NEW A/C
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.6% in Estelle — 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 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: Allen Ellender School (math 28% / reading 43%, grade F, #278 of 646 statewide, top 43%, 678 students, 65% 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 66% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 299 active listings in the ZIP; 11 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 42% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 29y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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. 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.
9. 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.
10. 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: 1.05% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.31%
• DSCR: 1.28
• GRM: 8.0

CMA / ARV

• ARV (median comp): $219,529
• List price: $185,000
• Delta: -15.73%
• 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
2700 Dolores Dr	0.14mi	4/2.0 (+1)	1,400 (+5%)	2mo	$207,000	$148	77
2657 Joy Ann Dr	0.16mi	3/2.0	1,250 (-7%)	10mo	$200,000	$160	71
2746 Annette Dr	0.13mi	3/2.0	1,481 (+11%)	9mo	$195,925	$132	67
2433 Jeanne St	0.52mi	3/2.0	1,284 (-4%)	2mo	$183,000	$143	65
2729 Blanche St	0.23mi	4/2.0 (+1)	1,494 (+12%)	2mo	$244,000	$163	61
2717 Corinne Dr	0.30mi	3/2.0	1,200 (-10%)	7mo	$225,000	$188	61
2717 Russell Dr	0.56mi	3/1.5	1,379 (+3%)	10mo	$165,000	$120	61
4644 Ames Blvd	0.14mi	2/1.0 (-1)	1,500 (+12%)	9mo	$145,000	$97	59
4016 Regina Coeli Ct	0.55mi	3/2.0	1,265 (-6%)	9mo	$210,500	$166	56
4150 E Ames Blvd	0.56mi	3/2.0	1,196 (-11%)	3mo	$71,500	$60	51
2625 Misty Meadows Dr	0.44mi	4/2.0 (+1)	1,520 (+14%)	2mo	$215,000	$141	48
2521 Buccaneer Dr	0.44mi	2/1.0 (-1)	1,152 (-14%)	9mo	$175,000	$152	42

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-20,540
• Equity at exit: $27,584

10-year hold

• IRR: -5.0%
• Equity multiple: 0.70×
• Total profit: $-15,473
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,934 high
• Mortgage (P&I): −$970
• Tax from tax record: −$208 /mo · $2,501/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $206

Break-even live

Break-even rent $1,674

Max offer price $185,000

Occupancy floor 84%

Sensitivity live

Price	-10% $310	-5% $258	+0% $206	+5% $153	+10% $101
Rent	-10% $53	-5% $129	+0% $206	+5% $282	+10% $359
Rate	-1.0pp $299	-0.5pp $253	base $206	+0.5pp $158	+1.0pp $109

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2748 Erin Dr Marrero, LA	3.0	2.0	1460	$1,850	$1.27	25d	1	0.34mi
2544 Jeanne St Marrero, LA	4.0	2.0	1158	$2,300	$1.99	25d	1	0.38mi
2417 Highland Meadows Dr Marrero, LA	4.0	2.0	1400	$1,950	$1.39	45d	1	0.59mi
2704 Sieglinde Ct Marrero, LA	3.0	2.0	1122	$1,850	$1.65	25d	1	0.68mi
2425 Ramsey Dr Marrero, LA	4.0	2.0	1500	$1,800	$1.20	3d	1	1.00mi
4613 Ames Blvd Marrero, LA	3.0	2.0	1461	$2,350	$1.61	45d	1	1.02mi
116 Sunrise Dr Marrero, LA	3.0	1.5	1225	$1,750	$1.43	45d	1	1.13mi
5300 Alpaca Dr Marrero, LA	4.0	2.0	1650	$1,995	$1.21	16d	1	1.16mi
5160 Mount Matterhorn St Marrero, LA	2.0	1.0	1000	$1,050	$1.05	25d	1	1.28mi
5162 Mount Matterhorn Ave Marrero, LA	2.0	1.0	1000	$1,050	$1.05	6d	1	1.28mi
5913 S Oak Dr Marrero, LA	4.0	2.0	1300	$1,950	$1.50	25d	1	1.45mi

Listing history 45 events

1. 2026-06-21
   days on market $185,000 Active 130 DOM
2. 2026-06-18
   days on market $185,000 Active 127 DOM
3. 2026-06-17
   days on market $185,000 Active 126 DOM
4. 2026-06-16
   days on market $185,000 Active 125 DOM
5. 2026-06-15
   days on market $185,000 Active 124 DOM
6. 2026-06-13
   pricedays on market $185,000 Active 122 DOM
7. 2026-06-10
   days on market $199,000 Active 119 DOM
8. 2026-06-09
   days on market $199,000 Active 118 DOM
9. 2026-06-08
   days on market $199,000 Active 117 DOM
10. 2026-06-07
    days on market $199,000 Active 116 DOM
11. 2026-06-03
    days on market $199,000 Active 112 DOM
12. 2026-06-02
    days on market $199,000 Active 111 DOM
13. 2026-06-01
    days on market $199,000 Active 110 DOM
14. 2026-05-31
    days on market $199,000 Active 109 DOM
15. 2026-03-30
    price $199,000 461-char remark

    Show marketing remark (463 chars)

    Don't miss the opportunity to own this brick well maintained 3 Bedroom 1.5 bath home located in Marrero. The interior of the home features a kitchen with lots of cabinets for storage, a separate dining room and no carpet. Step out into your fenced backyard with a covered patio and shed. Added bonus is this house in located in an X flood zone, has a current termite contract, New A/C installed in 2021 and new water heater in 2025. Schedule your showing today.

16. 2026-03-30
    price $199,000 463-char remark

    Show marketing remark (463 chars)

    Don't miss the opportunity to own this brick well maintained 3 Bedroom 1.5 bath home located in Marrero. The interior of the home features a kitchen with lots of cabinets for storage, a separate dining room and no carpet. Step out into your fenced backyard with a covered patio and shed. Added bonus is this house in located in an X flood zone, has a current termite contract, New A/C installed in 2021 and new water heater in 2025. Schedule your showing today.

17. 2026-03-13
    price $202,000 461-char remark

    Show marketing remark (463 chars)

    Don't miss the opportunity to own this brick well maintained 3 Bedroom 1.5 bath home located in Marrero. The interior of the home features a kitchen with lots of cabinets for storage, a separate dining room and no carpet. Step out into your fenced backyard with a covered patio and shed. Added bonus is this house in located in an X flood zone, has a current termite contract, New A/C installed in 2021 and new water heater in 2025. Schedule your showing today.

18. 2026-03-13
    price $202,000 463-char remark

    Show marketing remark (463 chars)

    Don't miss the opportunity to own this brick well maintained 3 Bedroom 1.5 bath home located in Marrero. The interior of the home features a kitchen with lots of cabinets for storage, a separate dining room and no carpet. Step out into your fenced backyard with a covered patio and shed. Added bonus is this house in located in an X flood zone, has a current termite contract, New A/C installed in 2021 and new water heater in 2025. Schedule your showing today.

19. 2026-02-11
    listed $205,000 Active 461-char remark

    Show marketing remark (463 chars)

    Don't miss the opportunity to own this brick well maintained 3 Bedroom 1.5 bath home located in Marrero. The interior of the home features a kitchen with lots of cabinets for storage, a separate dining room and no carpet. Step out into your fenced backyard with a covered patio and shed. Added bonus is this house in located in an X flood zone, has a current termite contract, New A/C installed in 2021 and new water heater in 2025. Schedule your showing today.

20. 2026-02-11
    listed $205,000 Active 463-char remark

    Show marketing remark (463 chars)

    Don't miss the opportunity to own this brick well maintained 3 Bedroom 1.5 bath home located in Marrero. The interior of the home features a kitchen with lots of cabinets for storage, a separate dining room and no carpet. Step out into your fenced backyard with a covered patio and shed. Added bonus is this house in located in an X flood zone, has a current termite contract, New A/C installed in 2021 and new water heater in 2025. Schedule your showing today.

21. 2022-09-23
    soldstatus $200,000 Closed
22. 2022-09-23
    soldstatus $200,000
23. 2022-08-24
    status Pending
24. 2022-08-04
    price $196,000
25. 2022-07-16
    status Active
26. 2022-06-04
    status Pending
27. 2022-05-27
    price $199,000
28. 2022-05-14
    price $205,000
29. 2022-05-07
    price $225,000
30. 2022-04-22
    listed $196,000
31. 2022-04-22
    listed $230,000 Active
32. 2018-10-01
    soldstatus $150,000
33. 2018-09-28
    soldstatus $150,000 Sold
34. 2018-08-30
    status Under Contract
35. 2018-08-20
    price $145,000
36. 2018-07-30
    listed $150,000 Active
37. 2018-07-30
    listed $145,000
38. 2011-12-20
    soldstatus $124,900
39. 2011-12-15
    soldstatus $124,900
40. 2010-10-30
    listed $124,900
41. 2010-10-30
    listed $124,900
42. 1997-03-01
    soldstatus $64,500
43. 1997-02-28
    soldstatus $64,500
44. 1997-01-31
    listed $64,500
45. 1997-01-31
    listed $64,500

ⓘ 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: $2,501 · $208/mo
• Projected year-2 tax: $2,501 · $208/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 · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,208
• − Mortgage interest: −$10,363
• − Property taxes: −$2,501
• − Insurance: −$1,722
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$5,382
• Taxable loss: −$473
• Est. tax savings @ 24.0%: +$114
• After-tax cash flow: $2,583/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

+208.5% since first listed

31 events — show timeline

• 2026-03-30 Price Changed $199,000 AcadianaMLS
• 2026-03-30 Price Changed $199,000 GSREIN
• 2026-03-13 Price Changed $202,000 AcadianaMLS
• 2026-03-13 Price Changed $202,000 GSREIN
• 2026-02-11 Listed $205,000 GSREIN
• 2026-02-11 Listed $205,000 AcadianaMLS
• 2022-09-23 Sold (Public Records) $200,000 Public Records
• 2022-09-23 Sold (MLS) $200,000 GSREIN
• 2022-08-24 Pending — GSREIN
• 2022-08-04 Price Changed $196,000 GSREIN
• 2022-07-16 Relisted — GSREIN
• 2022-06-04 Pending — GSREIN
• 2022-05-27 Price Changed $199,000 GSREIN
• 2022-05-14 Price Changed $205,000 GSREIN
• 2022-05-07 Price Changed $225,000 GSREIN
• 2022-04-22 Listed $230,000 GSREIN
• 2022-04-22 Listed $196,000 AcadianaMLS
• 2018-10-01 Sold (Public Records) $150,000 Public Records
• 2018-09-28 Sold (MLS) $150,000 GSREIN
• 2018-08-30 Pending — GSREIN
• 2018-08-20 Price Changed $145,000 GSREIN
• 2018-07-30 Listed $145,000 AcadianaMLS
• 2018-07-30 Listed $150,000 GSREIN
• 2011-12-20 Sold (Public Records) $124,900 Public Records
• 2011-12-15 Sold (MLS) $124,900 GSREIN
• 2010-10-30 Listed $124,900 GSREIN
• 2010-10-30 Listed $124,900 AcadianaMLS
• 1997-03-01 Sold (Public Records) $64,500 Public Records
• 1997-02-28 Sold (MLS) $64,500 GSREIN
• 1997-01-31 Listed $64,500 GSREIN
• 1997-01-31 Listed $64,500 AcadianaMLS

Property tax history

+5.1%/yr

Latest (2025): $2,501 · +0.3% YoY. Source: county tax records.