3312 Audubon Trce · Jefferson, LA 70121

$198,500

1 bd · 1.0 ba · 1,018 sqft · Condo · 154 Days on market

Built 1987 $195/sqft · 12% below area Est $225k · 12% under

---

Why this score? — see what drove the F 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 +12.9/15.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Cash flow +3.2/30.0
• 1% rule +2.9/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quiet, easy to maintain first floor one-bedroom/one bath condominium with ample parking. It is located in the Audubon Trace development and is steps away from one of the two community pool and lounge areas.

Key facts

• Community pool
• Lounge areas
• Ample parking

Tags

• FIRST FLOOR
• AMPLE PARKING
• COMMUNITY POOL
• LOUNGE AREAS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $198k.

Deal economics

• At list price, monthly cash flow is $-623 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (21.4% below list).
• Recommended offer: $156k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 2.5% vs local median 4.6% in Jefferson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 72/100 on livability (#42 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, 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.
• Market conditions: Rents rising fast (+5.1%/yr); 100 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% of the median local income ($60k/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 154 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 30y 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 $153k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: 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 $155,967 (21.4% 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 154 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 2.53%
• Cash-on-cash: -13.44%
• DSCR: 0.40
• GRM: 10.6

CMA / ARV

• ARV (median comp): $225,289
• List price: $198,500
• Delta: -11.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.1% rent growth · sell at horizon

5-year hold

• IRR: -37.7%
• Equity multiple: -0.23×
• Total profit: $-68,138
• Equity at exit: $29,597

10-year hold

• IRR: -36.0%
• Equity multiple: -0.70×
• Total profit: $-94,684
• Equity at exit: $17,163

Cash invested: $55,580 (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 70121

• Rents YoY: 5.1%
• Active inventory: 100
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,560 high
• Mortgage (P&I): −$1,041
• Tax est. 1.5%: −$248 /mo · $2,978/yr
• Insurance: −$83
• HOA est. from 2 same-building comps: −$483
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-623

Break-even live

Break-even rent $2,348

Max offer price $108,402

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: $49,625
• Closing costs: $5,955
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3812 Audubon Trce Jefferson, LA	2.0	1.0	1078	$2,000	$1.86	43d	1	0.04mi
1104 Audubon Trce #1104 New Orleans, LA	2.0	2.0	1360	$1,595	$1.17	43d	1	0.11mi
562 Central Ave New Orleans, LA	2.0	1.0	1010	$1,500	$1.49	23d	1	0.24mi
237 Vinet Ave New Orleans, LA	2.0	1.0	1195	$1,800	$1.51	4d	1	0.34mi
237 Saint George Ave Unit A New Orleans, LA	1.0	1.0	786	$1,200	$1.53	14d	1	0.55mi
300 Maine St Unit A Jefferson, LA	2.0	1.0	875	$1,600	$1.83	4d	1	0.83mi
826 S Clearview Pkwy New Orleans, LA	1.0–2.0	1.0–2.0	1041	$1,175	$1.13	2d	19	0.95mi
832 S Clearview Pkwy #211 New Orleans, LA	2.0	1.5	1135	$1,675	$1.48	21d	1	0.98mi
3714 Johnson St Metairie, LA	2.0	1.5	1200	$1,700	$1.42	43d	1	1.11mi
212 Manson Ave Unit A Metairie, LA	2.0	1.0	1000	$1,200	$1.20	21d	1	1.15mi
204 Division St Metairie, LA	1.0	1.0	725	$900	$1.24	4d	1	1.15mi
3728 Derbigny St Metairie, LA	1.0	1.0	719	$1,300	$1.81	43d	1	1.16mi
216 Pasadena Ave Metairie, LA	2.0	1.0	1019	$3,500	$3.43	23d	1	1.19mi
2013 James St Jefferson, LA	2.0	2.0	1000	$2,000	$2.00	3d	1	1.21mi
3635 Derbigny St Metairie, LA	2.0	1.0	1000	$1,500	$1.50	23d	1	1.22mi
5101 Citrus Blvd Unit 310 River Ridge, LA	1.0	1.0	1049	$1,630	$1.55	1d	1	1.27mi
5101 Citrus Blvd Unit 266 Elmwood, LA	1.0	1.0	1049	$1,370	$1.31	23d	1	1.27mi
5101 Citrus Blvd Unit 118 River Ridge, LA	1.0	1.0	1049	$1,370	$1.31	20d	1	1.27mi
5101 Citrus Blvd Unit 308 River Ridge, LA	2.0	2.0	1327	$1,680	$1.27	43d	1	1.27mi
5101 Citrus Blvd Unit 200 River Ridge, LA	2.0	2.0	1327	$1,595	$1.20	43d	1	1.27mi
5101 Citrus Blvd Unit 255 River Ridge, LA	2.0	2.0	1327	$2,060	$1.55	1d	1	1.27mi
5101 Citrus Blvd Unit 127 River Ridge, LA	1.0	1.0	1049	$1,385	$1.32	14d	1	1.27mi
122 Athania Pkwy Unit B Metairie, LA	2.0	1.0	800	$1,200	$1.50	14d	1	1.30mi
305 N Hullen St Unit B Metairie, LA	2.0	1.0	783	$1,075	$1.37	3d	1	1.30mi
217 Clearview Pkwy Unit A Metairie, LA	2.0	2.0	1200	$1,450	$1.21	23d	1	1.32mi
319 Deckbar Ave #102 New Orleans, LA	2.0	1.0	1300	$1,550	$1.19	14d	1	1.33mi
4516 18 Calumet St Metairie, LA	2.0	1.0	766	$1,400	$1.83	43d	1	1.33mi
4437 Calumet St Metairie, LA	2.0	1.0	1100	$1,600	$1.45	43d	1	1.34mi
4439 Calumet St Metairie, LA	1.0	1.0	1000	$1,300	$1.30	43d	1	1.34mi
335 Deckbar Ave Unit B Jefferson, LA	2.0	2.5	1300	$1,800	$1.38	23d	1	1.35mi
339 Deckbar Ave Unit A Jefferson, LA	2.0	2.5	1344	$1,600	$1.19	43d	1	1.36mi
424 Deckbar Ave Unit D Jefferson, LA	2.0	2.5	1100	$1,550	$1.41	4d	1	1.37mi
4317 Downs St Metairie, LA	2.0	1.5	1200	$1,550	$1.29	43d	1	1.38mi
5245 Citrus Blvd Unit V257 River Ridge, LA	1.0	1.0	910	$1,455	$1.60	1d	1	1.42mi
5245 Citrus Blvd Unit Q118 River Ridge, LA	2.0	2.0	1052	$1,490	$1.42	21d	1	1.42mi
5245 Citrus Blvd Unit V155 River Ridge, LA	2.0	2.0	1052	$1,330	$1.26	3d	1	1.42mi
5245 Citrus Blvd Unit U150 River Ridge, LA	2.0	2.0	1082	$1,365	$1.26	3d	1	1.42mi
5245 Citrus Blvd Unit N101 River Ridge, LA	2.0	2.0	1052	$1,520	$1.44	3d	1	1.42mi
5245 Citrus Blvd Unit Y378 River Ridge, LA	1.0	1.0	899	$1,295	$1.44	20d	1	1.42mi
5245 Citrus Blvd Unit U151 River Ridge, LA	2.0	2.0	1082	$1,345	$1.24	3d	1	1.42mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $198,500 Active 154 DOM
2. 2026-06-17
   days on market $198,500 Active 153 DOM
3. 2026-06-16
   days on market $198,500 Active 152 DOM
4. 2026-06-15
   days on market $198,500 Active 151 DOM
5. 2026-06-13
   days on market $198,500 Active 149 DOM
6. 2026-06-10
   days on market $198,500 Active 146 DOM
7. 2026-06-09
   days on market $198,500 Active 145 DOM
8. 2026-06-08
   days on market $198,500 Active 144 DOM
9. 2026-06-07
   days on market $198,500 Active 143 DOM
10. 2026-06-03
    days on market $198,500 Active 139 DOM
11. 2026-06-02
    days on market $198,500 Active 138 DOM
12. 2026-06-01
    days on market $198,500 Active 137 DOM
13. 2026-05-31
    days on market $198,500 Active 136 DOM
14. 2026-01-15
    listed $198,500 Active 206-char remark

    Show marketing remark (206 chars)

    Quiet, easy to maintain first floor one-bedroom/one bath condominium with ample parking. It is located in the Audubon Trace development and is steps away from one of the two community pool and lounge areas.

15. 2014-07-08
    soldstatus $153,000 423-char remark

    Show marketing remark (423 chars)

    SPACIOUS renovated condo in PRIVATE & GATED Audubon Trace. Features HARDWOOD floors and tile, central AC/heat, GRANITE counters, lots of NATURAL LIGHT, small private patio, WALK-IN closet, security system, on site POOL. Even has a working FIREPLACE! Great location off Jefferson Hwy with easy access to the whole city. Strong condo association with very healthy reserves. Open Wed June 11, 12-2 and Sun June 15, 11-1.

16. 2014-06-03
    listed $165,000 423-char remark

    Show marketing remark (423 chars)

    SPACIOUS renovated condo in PRIVATE & GATED Audubon Trace. Features HARDWOOD floors and tile, central AC/heat, GRANITE counters, lots of NATURAL LIGHT, small private patio, WALK-IN closet, security system, on site POOL. Even has a working FIREPLACE! Great location off Jefferson Hwy with easy access to the whole city. Strong condo association with very healthy reserves. Open Wed June 11, 12-2 and Sun June 15, 11-1.

17. 2014-06-03
    listed $165,000

    Show marketing remark (423 chars)

    SPACIOUS renovated condo in PRIVATE & GATED Audubon Trace. Features HARDWOOD floors and tile, central AC/heat, GRANITE counters, lots of NATURAL LIGHT, small private patio, WALK-IN closet, security system, on site POOL. Even has a working FIREPLACE! Great location off Jefferson Hwy with easy access to the whole city. Strong condo association with very healthy reserves. Open Wed June 11, 12-2 and Sun June 15, 11-1.

18. 2004-01-24
    listed $157,000
19. 2001-08-13
    listed $115,900
20. 2000-03-22
    listed $97,800
21. 1996-06-20
    listed $86,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,716
• − Mortgage interest: −$11,119
• − Property taxes: −$2,978
• − Insurance: −$992
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − HOA: −$5,796
• − Depreciation: −$5,775
• Taxable loss: −$10,938
• Est. tax savings @ 24.0%: +$2,625
• After-tax cash flow: $-4,847/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 — Jefferson

• Score: 72/100
• State rank: #42
• US rank: #6166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson, LA
• County: Jefferson Parish · 426,999 people
• City population: 10,558
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 10,558
• Household income: $59,562
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 593.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 19% Hispanic / Latino 13% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Lithuanian 14% Slovak 2% Italian 1%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -134.66%
• Current HPI: 107.0611
• Rent YoY: ▲ 5.10%
• 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

+130.8% since first listed

8 events — show timeline

• 2026-01-15 Listed $198,500 ForSaleByOwner.com
• 2014-07-08 Sold (MLS) $153,000 GSREIN
• 2014-06-03 Listed $165,000 AcadianaMLS
• 2014-06-03 Listed $165,000 GSREIN
• 2004-01-24 Listed $157,000 AcadianaMLS
• 2001-08-13 Listed $115,900 AcadianaMLS
• 2000-03-22 Listed $97,800 AcadianaMLS
• 1996-06-20 Listed $86,000 AcadianaMLS