1935 Friedrica St · Terrytown, LA 70056

$145,000

4 bd · 2.0 ba · 1,350 sqft · SingleFamily · 6 Days on market

Built 1962 6,098 sqft lot Est $239k · 39% 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +7.2/10.0
• 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

Come see this freshly renovated Terrytown home! Just ten minutes from downtown and walking distance to shops and restaurants. Open concept floor plan with large master bedroom with en suite bath. Renovated throughout with new finishes in the bedrooms, bathrooms, living area and kitchen. Beautifully landscaped backyard with two sheds for ample storage.

Key facts

• Open floor plan
• Kitchen has island
• 6,098 sq ft lot

Tags

• OPEN FLOOR PLAN
• KITCHEN HAS ISLAND
• WALKING DISTANCE OF SCHOOLS

Property features AI

Finance

• Other: Directions: Terry Parkway turn on Friedrica (bounding streets: Carol Sue, Terry Pkwy)

Exterior

• Parking: Assigned parking
• Utilities: Electric service: Entergy
• Home design: Single family residence
• Construction: Composition roof; Built with other/unspecified construction materials
• Exterior features: Chain link fencing; Workshop structure on the property

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms (listed as Bedroom 1, Bedroom 2, Bedroom 3)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Kitchen; Bedroom 1; Bedroom 2; Bedroom 3
• Laundry & utility: No laundry/utility details provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 9.1% 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.
• Market conditions: Rents soft (-0.2%/yr); 162 active listings in the ZIP; 32 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 36% of the median local income ($59k/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 $4k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y 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.

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 $145,000

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.22% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.04%
• DSCR: 1.45
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $238,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1918 Farmington Pl	0.10mi	3/2.0 (-1)	1,360 (+1%)	1mo	$160,000	$118	88
2133 Esplanade Pl	0.45mi	4/2.0	1,318 (-2%)	1mo	$170,000	$129	74
1921 Friedrica St	0.08mi	3/1.5 (-1)	1,221 (-10%)	2mo	$140,000	$115	72
421 Holmes Blvd	0.54mi	3/2.0 (-1)	1,343 (-0%)	1mo	$267,900	$199	68
417 Holmes Blvd	0.54mi	3/2.0 (-1)	1,343 (-0%)	1mo	$248,900	$185	68
509 Farmington Pl	0.09mi	3/1.5 (-1)	1,190 (-12%)	1mo	$135,000	$113	68
429 Holmes Blvd	0.53mi	3/2.0 (-1)	1,343 (-0%)	2mo	$269,900	$201	68
405 Holmes Blvd	0.55mi	3/2.0 (-1)	1,343 (-0%)	2mo	$271,040	$202	67
2122 N Butterfly Cir	0.43mi	4/1.5	1,225 (-9%)	1mo	$216,320	$177	62
419 Holmes Blvd	0.54mi	3/2.0 (-1)	1,270 (-6%)	1mo	$248,900	$196	59
222 Adonis Way	0.55mi	4/2.5	1,450 (+7%)	2mo	$204,000	$141	58
423 Bruce Ave	0.36mi	3/1.5 (-1)	1,501 (+11%)	2mo	$200,000	$133	56

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-11,197
• Equity at exit: $21,620

10-year hold

• IRR: -3.0%
• Equity multiple: 0.83×
• Total profit: $-7,030
• Equity at exit: $12,537

Cash invested: $40,600 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,776 high
• Mortgage (P&I): −$760
• Tax from tax record: −$242 /mo · $2,907/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $273

Break-even live

Break-even rent $1,430

Max offer price $145,000

Occupancy floor 80%

Sensitivity live

Price	-10% $355	-5% $314	+0% $273	+5% $232	+10% $191
Rent	-10% $133	-5% $203	+0% $273	+5% $343	+10% $413
Rate	-1.0pp $346	-0.5pp $310	base $273	+0.5pp $236	+1.0pp $197

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1906 Cooper Rd Gretna, LA	3.0	2.0	1200	$1,600	$1.33	5d	1	0.14mi
583 Delmar St Terrytown, LA	3.0	1.5	1426	$1,350	$0.95	45d	1	0.28mi
1912 Concord Rd Gretna, LA	3.0	2.0	1535	$2,000	$1.30	25d	1	0.29mi
1810 Stumpf Blvd Gretna, LA	3.0	1.0	1000	$1,650	$1.65	45d	1	0.33mi
2100 Stumpf Blvd Terrytown, LA	3.0	1.0	1100	$1,800	$1.64	5d	1	0.33mi
349 Cherry Blossom Ln Terrytown, LA	3.0	1.5	1225	$1,600	$1.31	25d	1	0.34mi
310 Coral Ave Gretna, LA	3.0	1.5	1216	$1,750	$1.44	25d	1	0.46mi
2124 DuPont Dr Terrytown, LA	3.0	1.0	1127	$1,800	$1.60	15d	1	0.47mi
2123 Browning Ln Terrytown, LA	3.0	1.5	1073	$1,650	$1.54	4d	1	0.48mi
2111 Emerson St Terrytown, LA	3.0	2.5	1500	$1,650	$1.10	45d	1	0.50mi
423 E Butterfly Cir Terrytown, LA	3.0	1.5	1189	$1,500	$1.26	25d	1	0.50mi
429 E Butterfly Cir Terrytown, LA	3.0	1.5	1300	$1,950	$1.50	22d	1	0.50mi
429 E Butterfly Cir Terrytown, LA	3.0	1.5	1300	$1,650	$1.27	25d	1	0.50mi
517 Diplomat St Terrytown, LA	3.0	2.0	1850	$2,000	$1.08	5d	1	0.57mi
300 Terry Pkwy Unit C Terrytown, LA	3.0	2.5	1532	$1,800	$1.17	25d	1	0.58mi
1117 Whitney Ave Gretna, LA	1.0–3.0	1.0–2.0	951	$1,489	$1.57	3d	16	0.66mi
1784 Carol Sue Ave Gretna, LA	1.0–3.0	1.0–1.5	850	$1,035	$1.22	45d	1	0.74mi
502 Behrman Hwy Gretna, LA	4.0	2.0	1600	$1,750	$1.09	5d	1	0.80mi
500 Behrman Hwy Gretna, LA	3.0	1.5	1600	$1,750	$1.09	5d	1	0.81mi
805 Terry Pkwy Terrytown, LA	3.0	2.0	1782	$2,050	$1.15	5d	1	0.82mi
805 Terry Pkwy Terrytown, LA	3.0	2.0	1782	$2,050	$1.15	4d	1	0.82mi
740 Oakwood Dr Gretna, LA	4.0	2.0	1290	$2,200	$1.71	45d	1	0.86mi
23 New England Ct Gretna, LA	3.0	1.5	1200	$1,600	$1.33	25d	1	0.88mi
2350 Park Place Dr Gretna, LA	1.0–3.0	1.0–2.0	1000	$1,525	$1.52	45d	5	1.23mi
913 Milton St Gretna, LA	3.0	1.0	1061	$2,800	$2.64	45d	1	1.34mi
916 E Monterey Ct Unit A Terrytown, LA	3.0	2.0	1400	$1,600	$1.14	45d	1	1.43mi
2337 Park Place Dr Gretna, LA	3.0	2.5	1800	$1,650	$0.92	45d	1	1.43mi
917 Monterey Ct S Unit b Gretna, LA	3.0	2.0	1500	$1,500	$1.00	45d	1	1.44mi
9 Gerard Ct Gretna, LA	3.0	1.5	1550	$1,600	$1.03	45d	1	1.44mi
2310 Stafford St Gretna, LA	4.0	2.0	1530	$2,050	$1.34	25d	1	1.47mi
937 E Monterey Ct Apt D Terrytown, LA	4.0	2.0	1500	$1,500	$1.00	25d	1	1.49mi
937 E Monterey Ct Apt B Terrytown, LA	3.0	2.0	1500	$1,300	$0.87	25d	1	1.49mi

Listing history 6 events

1. 2026-06-21
   days on market $145,000 Active 6 DOM
2. 2026-06-18
   days on market $145,000 Active 3 DOM
3. 2026-06-17
   days on market $145,000 Active 2 DOM
4. 2026-06-16
   listing id $145,000 Active 1 DOM
5. 2026-06-15
   remarks 381-char remark
6. 2026-06-15
   listed $145,000 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: $2,907 · $242/mo
• Projected year-2 tax: $2,907 · $242/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: $21,306
• − Mortgage interest: −$8,122
• − Property taxes: −$2,907
• − Insurance: −$1,522
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$4,218
• Taxable income: $1,127
• Est. tax owed @ 24.0%: −$271
• After-tax cash flow: $3,007/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

+38.1% since first listed

14 events — show timeline

• 2026-06-14 Listed $145,000 AcadianaMLS
• 2021-11-19 Sold (Public Records) $230,000 Public Records
• 2021-11-17 Sold (MLS) $230,000 GSREIN
• 2021-10-25 Pending — GSREIN
• 2021-10-19 Price Changed $225,000 GSREIN
• 2021-09-29 Price Changed $239,000 GSREIN
• 2021-09-09 Listed $225,000 AcadianaMLS
• 2021-09-09 Listed $245,000 GSREIN
• 2021-03-05 Sold (Public Records) $120,000 Public Records
• 2021-03-05 Sold (MLS) $120,000 GSREIN
• 2021-02-03 Pending — GSREIN
• 2021-02-02 Listed $105,000 AcadianaMLS
• 2021-02-02 Listed $105,000 GSREIN
• 1995-12-01 Sold (Public Records) — Public Records

Property tax history

+15.0%/yr

Latest (2025): $2,907 · +0.3% YoY. Source: county tax records.