2725 Foliage Dr · Estelle, LA 70072

$248,000

3 bd · 2.0 ba · 1,590 sqft · SingleFamily · 211 Days on market

Built 1997 5,501 sqft lot $156/sqft · 14% below area Est $288k · 14% under $14/mo HOA · 1% of rent

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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 +13.7/15.0
• Cash flow +12.5/30.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• 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

Well-maintained 3-bedroom, 2-bath home in the highly desirable Bent Tree Subdivision. Enjoy a spacious open floor plan with an updated full bath, a dedicated laundry room, and a convenient pantry. The enclosed backyard offers additional privacy and room to relax or entertain. Bent Tree features a scenic walking trail, an on-site elementary school, and a tot play lot--great for families. Located in an X flood zone.

Key facts

• Open floor plan
• Updated full bath
• Convenient pantry

Tags

• OPEN FLOOR PLAN
• UPDATED FULL BATH
• DEDICATED LAUNDRY ROOM
• CONVENIENT PANTRY
• ENCLOSED BACKYARD
• SCENIC WALKING TRAIL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (20.8% below list).
• Recommended offer: $196k (20.8% below list) — sets the bar for 1% rule.

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: Congetta Trippe Janet Elementary School (math 29% / reading 43%, grade F, #274 of 646 statewide, top 43%, 648 students, 60% FRL); Harry S Truman School (math 7% / reading 18%, grade F, #546 of 646 statewide, top 85%, 541 students, 78% 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 68% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 299 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 43% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 11 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 $170k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $196,497 (20.8% 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 211 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.79% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

• ARV (median comp): $287,858
• List price: $248,000
• Delta: -13.85%
• 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
2641 Long Branch Dr	0.23mi	3/2.0	1,480 (-7%)	1mo	$250,000	$169	77
2516 Foliage Dr	0.56mi	3/2.0	1,566 (-2%)	3mo	$180,000	$115	69
2560 Kismet St	0.42mi	3/2.0	1,652 (+4%)	6mo	$282,500	$171	68
4048 N Dells St	0.71mi	3/2.0	1,559 (-2%)	4mo	$130,000	$83	60
2608 Beverly Dr	0.59mi	3/2.0	1,689 (+6%)	4mo	$313,000	$185	59
2520 Foliage Dr	0.56mi	3/2.0	1,732 (+9%)	1mo	$279,000	$161	58
2536 Eastview Dr	0.53mi	3/2.0	1,747 (+10%)	1mo	$127,300	$73	58
4056 Paige Janette St	0.62mi	3/2.0	1,741 (+10%)	0mo	$222,500	$128	55
4032 Deerglen Dr	0.50mi	4/2.0 (+1)	1,770 (+11%)	7mo	$255,000	$144	47
2401 Taffy Dr	0.71mi	4/2.0 (+1)	1,456 (-8%)	5mo	$95,000	$65	44
2433 Lynnbrook Dr	0.68mi	4/2.0 (+1)	1,437 (-10%)	5mo	$189,000	$132	44
2728 Sprig Dr	0.69mi	3/2.0	1,816 (+14%)	7mo	$260,000	$143	38

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: -21.4%
• Equity multiple: 0.27×
• Total profit: $-50,557
• Equity at exit: $36,978

10-year hold

• IRR: -20.1%
• Equity multiple: 0.03×
• Total profit: $-67,449
• Equity at exit: $21,443

Cash invested: $69,440 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,965 high
• Mortgage (P&I): −$1,301
• Tax from tax record: −$171 /mo · $2,056/yr
• Insurance: −$103
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$14
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-103

Break-even live

Break-even rent $2,096

Max offer price $229,742

Occupancy floor —

Sensitivity live

Price	-10% $37	-5% $-33	+0% $-103	+5% $-174	+10% $-244
Rent	-10% $-259	-5% $-181	+0% $-103	+5% $-26	+10% $52
Rate	-1.0pp $22	-0.5pp $-40	base $-103	+0.5pp $-168	+1.0pp $-233

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: $62,000
• Closing costs: $7,440
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2612 Susie Ct Marrero, LA	3.0	2.0	1852	$2,200	$1.19	21d	1	0.21mi
2632 Dove Ave Unit NA Marrero, LA	3.0	2.0	1250	$1,650	$1.32	45d	1	0.51mi
4016 S Dells St Harvey, LA	4.0	2.0	1750	$2,000	$1.14	45d	1	0.74mi
2425 Ramsey Dr Marrero, LA	4.0	2.0	1500	$1,800	$1.20	3d	1	0.82mi
5118 Ehret Rd Unit B Marrero, LA	3.0	2.5	1275	$1,800	$1.41	6d	1	0.86mi
116 Sunrise Dr Marrero, LA	3.0	1.5	1225	$1,750	$1.43	45d	1	1.04mi
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	3d	1	1.08mi
2236 Litchwood Ln Harvey, LA	4.0	2.0	1800	$2,200	$1.22	5d	1	1.08mi
3014 Destrehan Ave Harvey, LA	2.0	2.0	1150	$1,600	$1.39	45d	1	1.19mi
2417 Highland Meadows Dr Marrero, LA	4.0	2.0	1400	$1,950	$1.39	45d	1	1.21mi
5128 Eden Roc Dr Marrero, LA	3.0	2.0	1400	$1,750	$1.25	6d	1	1.28mi
5913 S Oak Dr Marrero, LA	4.0	2.0	1300	$1,950	$1.50	25d	1	1.30mi
5045 Dueling Oaks Ave Marrero, LA	3.0	2.0	1300	$1,700	$1.31	25d	1	1.30mi
5007 Towering Oaks Ave Marrero, LA	3.0	2.0	1400	$1,700	$1.21	45d	1	1.32mi
5504 Randolph St Marrero, LA	3.0	2.0	1800	$1,800	$1.00	25d	1	1.42mi
2544 Jeanne St Marrero, LA	4.0	2.0	1158	$2,300	$1.99	25d	1	1.50mi

HOA detail

• Monthly dues: $14 · $168/yr

Listing history 36 events

1. 2026-06-21
   days on market $248,000 Active 211 DOM
2. 2026-06-18
   days on market $248,000 Active 208 DOM
3. 2026-06-17
   days on market $248,000 Active 207 DOM
4. 2026-06-16
   days on market $248,000 Active 206 DOM
5. 2026-06-15
   days on market $248,000 Active 205 DOM
6. 2026-06-13
   days on market $248,000 Active 203 DOM
7. 2026-06-10
   days on market $248,000 Active 200 DOM
8. 2026-06-09
   days on market $248,000 Active 199 DOM
9. 2026-06-08
   days on market $248,000 Active 198 DOM
10. 2026-06-07
    days on market $248,000 Active 197 DOM
11. 2026-06-03
    days on market $248,000 Active 193 DOM
12. 2026-06-02
    days on market $248,000 Active 192 DOM
13. 2026-06-01
    days on market $248,000 Active 191 DOM
14. 2026-05-31
    days on market $248,000 Active 190 DOM
15. 2026-05-01
    price $248,000 417-char remark

    Show marketing remark (422 chars)

    Well-maintained 3-bedroom, 2-bath home in the highly desirable Bent Tree Subdivision. Enjoy a spacious open floor plan with an updated full bath, a dedicated laundry room, and a convenient pantry. The enclosed backyard offers additional privacy and room to relax or entertain. Bent Tree features a scenic walking trail, an on-site elementary school, and a tot play lot—great for families. Located in an X flood zone.

16. 2026-05-01
    price $248,000 422-char remark

    Show marketing remark (422 chars)

    Well-maintained 3-bedroom, 2-bath home in the highly desirable Bent Tree Subdivision. Enjoy a spacious open floor plan with an updated full bath, a dedicated laundry room, and a convenient pantry. The enclosed backyard offers additional privacy and room to relax or entertain. Bent Tree features a scenic walking trail, an on-site elementary school, and a tot play lot—great for families. Located in an X flood zone.

17. 2025-11-22
    listed $254,000 Active 417-char remark

    Show marketing remark (422 chars)

    Well-maintained 3-bedroom, 2-bath home in the highly desirable Bent Tree Subdivision. Enjoy a spacious open floor plan with an updated full bath, a dedicated laundry room, and a convenient pantry. The enclosed backyard offers additional privacy and room to relax or entertain. Bent Tree features a scenic walking trail, an on-site elementary school, and a tot play lot—great for families. Located in an X flood zone.

18. 2025-11-22
    listed $254,000 Active 422-char remark

    Show marketing remark (422 chars)

    Well-maintained 3-bedroom, 2-bath home in the highly desirable Bent Tree Subdivision. Enjoy a spacious open floor plan with an updated full bath, a dedicated laundry room, and a convenient pantry. The enclosed backyard offers additional privacy and room to relax or entertain. Bent Tree features a scenic walking trail, an on-site elementary school, and a tot play lot—great for families. Located in an X flood zone.

19. 2016-12-15
    soldstatus $169,900
20. 2016-11-22
    soldstatus $169,900 Sold
21. 2016-09-22
    status Under Contract
22. 2016-09-12
    status Active
23. 2016-09-01
    status Under Contract
24. 2016-08-22
    listed $169,900 Active
25. 2016-08-22
    listed $169,900
26. 2005-07-19
    soldstatus $150,000
27. 2005-07-15
    soldstatus $150,000
28. 2005-05-24
    listed $158,800
29. 2005-05-24
    listed $158,800
30. 1999-05-01
    soldstatus $109,500
31. 1999-04-28
    soldstatus $109,500
32. 1999-02-09
    listed $112,900
33. 1999-02-09
    listed $112,900
34. 1996-04-30
    soldstatus $103,900
35. 1996-02-29
    listed $103,900
36. 1996-02-29
    listed $103,900

ⓘ 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: $2,056 · $171/mo
• Projected year-2 tax: $2,056 · $171/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,580
• − Mortgage interest: −$13,892
• − Property taxes: −$2,056
• − Insurance: −$2,038
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − HOA: −$168
• − Depreciation: −$7,215
• Taxable loss: −$5,561
• Est. tax savings @ 24.0%: +$1,335
• After-tax cash flow: $94/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

+138.7% since first listed

22 events — show timeline

• 2026-05-01 Price Changed $248,000 AcadianaMLS
• 2026-05-01 Price Changed $248,000 GSREIN
• 2025-11-22 Listed $254,000 GSREIN
• 2025-11-22 Listed $254,000 AcadianaMLS
• 2016-12-15 Sold (Public Records) $169,900 Public Records
• 2016-11-22 Sold (MLS) $169,900 GSREIN
• 2016-09-22 Pending — GSREIN
• 2016-09-12 Relisted — GSREIN
• 2016-09-01 Pending — GSREIN
• 2016-08-22 Listed $169,900 GSREIN
• 2016-08-22 Listed $169,900 AcadianaMLS
• 2005-07-19 Sold (Public Records) $150,000 Public Records
• 2005-07-15 Sold (MLS) $150,000 GSREIN
• 2005-05-24 Listed $158,800 AcadianaMLS
• 2005-05-24 Listed $158,800 GSREIN
• 1999-05-01 Sold (Public Records) $109,500 Public Records
• 1999-04-28 Sold (MLS) $109,500 GSREIN
• 1999-02-09 Listed $112,900 AcadianaMLS
• 1999-02-09 Listed $112,900 GSREIN
• 1996-04-30 Sold (MLS) $103,900 GSREIN
• 1996-02-29 Listed $103,900 AcadianaMLS
• 1996-02-29 Listed $103,900 GSREIN

Property tax history

+1.3%/yr

Latest (2025): $2,056 · +0.3% YoY. Source: county tax records.