2785 Isabelle Dr · Estelle, LA 70072

$175,000

3 bd · 2.0 ba · 1,005 sqft · SingleFamily · 129 Days on market

Built 1978 5,898 sqft lot Est $179k · at est. ↓ 17% since listing

---

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 +24.9/30.0
• ARV discount +8.5/15.0
• DSCR +8.1/10.0
• 1% rule +6.2/10.0
• 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

3-bedroom 2-full bath home on corner lot that was completely gutted to the studs & renovated in 2023 and featured all new electrical, new plumbing, new HVAC, new flooring, new kitchen cabinetry, new windows, new siding, new roof, new insulation and sheetrock, tray ceilings, and much much more. Schedule your showing today before its too late.

Key facts

• New plumbing
• New hvac
• New flooring

Tags

• CORNER LOT
• NEW ELECTRICAL
• NEW PLUMBING
• NEW HVAC
• NEW FLOORING
• NEW KITCHEN CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 5.7% 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: schools F, 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 rising (+1.1%/yr); 294 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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 1978 — 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: 1.12% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $178,890
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2776 Russell Dr	0.08mi	3/1.0	1,033 (+3%)	8mo	$218,400	$211	81
2760 Russell Dr	0.10mi	3/1.0	1,050 (+4%)	11mo	$199,000	$190	75
2784 Isabelle Dr	0.03mi	3/1.0	1,120 (+11%)	5mo	$152,000	$136	71
2812 Dolores Dr	0.40mi	3/2.0	1,072 (+7%)	1mo	$199,000	$186	70
2724 Bayou Teche Dr	0.34mi	3/2.0	1,089 (+8%)	2mo	$180,000	$165	69
2704 Jeanne St	0.35mi	3/1.0	987 (-2%)	12mo	$130,000	$132	67
2749 Bayou Lours Ct	0.38mi	3/2.0	1,020 (+2%)	18mo	$199,500	$196	64
2772 Erin Dr	0.07mi	3/1.0	1,148 (+14%)	10mo	$185,000	$161	60
2525 Joy Ann Dr	0.57mi	3/2.0	1,073 (+7%)	11mo	$180,000	$168	54
2705 Bayou Teche Dr	0.39mi	3/2.0	1,125 (+12%)	18mo	$200,000	$178	47
2804 Dolores St	0.40mi	3/1.0	859 (-14%)	16mo	$172,000	$200	40
2521 Buccaneer Dr	0.63mi	2/1.0 (-1)	1,152 (+15%)	9mo	$175,000	$152	30

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-12,313
• Equity at exit: $26,093

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $47
• Equity at exit: $15,131

Cash invested: $49,000 (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: 294
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$918
• Tax from tax record: −$180 /mo · $2,156/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $310

Break-even live

Break-even rent $1,566

Max offer price $175,000

Occupancy floor 79%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2748 Erin Dr Marrero, LA	3.0	2.0	1460	$1,850	$1.27	23d	1	0.08mi
2704 Sieglinde Ct Marrero, LA	3.0	2.0	1122	$1,850	$1.65	23d	1	0.35mi
2544 Jeanne St Marrero, LA	4.0	2.0	1158	$2,300	$1.99	23d	1	0.45mi
4613 Ames Blvd Marrero, LA	3.0	2.0	1461	$2,350	$1.61	43d	1	0.67mi
2417 Highland Meadows Dr Marrero, LA	4.0	2.0	1400	$1,950	$1.39	43d	1	0.75mi
2425 Ramsey Dr Marrero, LA	4.0	2.0	1500	$1,800	$1.20	2d	1	1.25mi
5219 Cross Creek Dr Marrero, LA	2.0	2.0	1200	$1,450	$1.21	43d	1	1.33mi
116 Sunrise Dr Marrero, LA	3.0	1.5	1225	$1,750	$1.43	43d	1	1.46mi

Listing history 13 events

1. 2026-02-20
   soldstatus $178,000
2. 2026-01-23
   status Pending
3. 2025-12-22
   price $175,000
4. 2025-12-21
   price $175,000
5. 2025-10-30
   price $185,000
6. 2025-10-30
   price $185,000
7. 2025-09-15
   listed $195,000 Active
8. 2025-09-15
   listed $195,000 Active
9. 2025-09-15
   listed $195,000 Active
10. 2023-04-24
    price $195,000
11. 2023-04-19
    price $205,000
12. 2023-04-01
    listed $215,000
13. 2004-09-01
    soldstatus

ⓘ 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: $2,156 · $180/mo
• Projected year-2 tax: $2,156 · $180/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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,501
• − Mortgage interest: −$9,803
• − Property taxes: −$2,156
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$5,091
• Taxable income: $1,018
• Est. tax owed @ 24.0%: −$244
• After-tax cash flow: $3,480/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

-17.2% since first listed

13 events — show timeline

• 2026-02-20 Sold (Public Records) $178,000 Public Records
• 2026-01-23 Pending — GSREIN
• 2025-12-22 Price Changed $175,000 AcadianaMLS
• 2025-12-21 Price Changed $175,000 GSREIN
• 2025-10-30 Price Changed $185,000 AcadianaMLS
• 2025-10-30 Price Changed $185,000 GSREIN
• 2025-09-15 Listed $195,000 AcadianaMLS
• 2025-09-15 Listed $195,000 GSREIN
• 2025-09-15 Listed $195,000 AcadianaMLS
• 2023-04-24 Price Changed $195,000 GSREIN
• 2023-04-19 Price Changed $205,000 GSREIN
• 2023-04-01 Listed $215,000 AcadianaMLS
• 2004-09-01 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,156 · +0.3% YoY. Source: county tax records.