52 Creagan Ave · Gretna, LA 70053

$129,000

3 bd · 1.0 ba · 973 sqft · SingleFamily · 45 Days on market

Built 1952 6,250 sqft lot $133/sqft · 25% below area Est $171k · 25% 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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

LOVELY home in Gretna awaits you!...This WELL-MAINTAINED 3 bedroom, 1 bathroom home features an OPEN-CONCEPT kitchen and living area...Recent updates include NEW underground plumbing and a BRAND NEW AC system (inside and out) ..The home also offers a dedicated LAUNDRY room with washer and dryer...The exterior spotlights a RELAXING covered front porch, GATED off-street parking, and a HUGE fenced-in backyard complete with two LARGE storage sheds....AMAZING location near Gretna park, shopping, restaurants, and easy access to the Expressway--DON'T MISS this GREAT opportunity...SCHEDULE your PRIVATE showing today!

Key facts

• Covered front porch
• Open-concept kitchen
• Underground plumbing

Tags

• OPEN-CONCEPT KITCHEN
• UNDERGROUND PLUMBING
• NEW AC SYSTEM
• DEDICATED LAUNDRY ROOM
• COVERED FRONT PORCH
• GATED OFF-STREET PARKING

Property features AI

Exterior

• Parking: Off-street parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-story home; Very good condition
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built with vinyl siding
• Exterior features: Fenced yard; Porch; Shed(s); City lot; Rectangular lot; Lot dimensions approximately 50 x 125

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: 7 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Pantry; Cable TV
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 5.2% in Gretna — 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 70/100 on livability (#58 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime F, employment D-.
• 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: Shirley Johnson/Gretna Park Elementary School (math 22% / reading 16%, grade F, #463 of 646 statewide, top 72%, 694 students, 63% FRL); Gretna Middle School (math 9% / reading 24%, grade F, #177 of 218 statewide, top 82%, 574 students, 64% FRL); Helen Cox High School (math 6% / reading 22%, grade F, #228 of 265 statewide, top 86%, 904 students, 66% FRL).
• Zoned-school proficiency averages 16% at this address vs 29% district-wide (-12 pts) — the specific schools serving this property underperform the Jefferson Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 113 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $1,594/mo this rent would consume 48% of the median local household income ($40k/yr) (locally 1911% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 28y 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 $70k; list at $129k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.58%
• DSCR: 1.65
• GRM: 6.7

CMA / ARV

• ARV (median comp): $171,155
• List price: $129,000
• Delta: -24.63%
• 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
10 Maple Ln	0.40mi	3/1.0	941 (-3%)	1mo	$78,000	$83	75
17 Creagan Ave	0.15mi	3/1.0	949 (-2%)	20mo	$147,000	$155	73
3103 Huey P Long Ave	0.26mi	3/1.0	900 (-8%)	13mo	$145,000	$161	65
96 Creagan Ave	0.21mi	3/1.0	1,057 (+9%)	14mo	$160,000	$151	64
6 Woodberry Ln	0.56mi	3/1.5	960 (-1%)	7mo	$110,000	$115	64
1 White Blvd	0.37mi	3/1.0	1,078 (+11%)	3mo	$143,500	$133	62
2407 Lafayette St	0.50mi	2/1.0 (-1)	900 (-8%)	4mo	$134,000	$149	56
3101 Huey P Long Ave	0.26mi	3/1.0	1,070 (+10%)	20mo	$90,000	$84	55
3136 Hero Dr	0.52mi	3/1.0	945 (-3%)	20mo	$133,000	$141	54
2603 Huey P Long Ave	0.47mi	3/1.0	850 (-13%)	10mo	$140,000	$165	48
3037 Hero Dr	0.48mi	3/1.0	1,097 (+13%)	13mo	$167,000	$152	46
2400 Claire Ave	0.70mi	3/1.0	832 (-14%)	19mo	$88,000	$106	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.19×
• Total profit: $7,027
• Equity at exit: $19,234

10-year hold

• IRR: 14.5%
• Equity multiple: 2.16×
• Total profit: $42,031
• Equity at exit: $11,154

Cash invested: $36,120 (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 70053

• Active inventory: 113
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,594 high
• Mortgage (P&I): −$676
• Tax from tax record: −$90 /mo · $1,085/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $439

Break-even live

Break-even rent $1,039

Max offer price $129,000

Occupancy floor 67%

Sensitivity live

Price	-10% $512	-5% $475	+0% $439	+5% $402	+10% $366
Rent	-10% $313	-5% $376	+0% $439	+5% $502	+10% $565
Rate	-1.0pp $504	-0.5pp $472	base $439	+0.5pp $405	+1.0pp $371

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1784 Carol Sue Ave Gretna, LA	1.0–3.0	1.0–1.5	850	$1,035	$1.22	45d	1	0.42mi
2504 Claire Ave Gretna, LA	2.0	2.0	1032	$1,600	$1.55	45d	1	0.63mi
1499 Central Park Blvd Harvey, LA	1.0–3.0	1.0–2.0	1002	$2,195	$2.19	4d	18	0.72mi
1117 Whitney Ave Gretna, LA	1.0–3.0	1.0–2.0	951	$1,489	$1.57	4d	16	0.81mi
1932 Faith Pl Unit B Terrytown, LA	2.0	1.5	940	$1,200	$1.28	45d	1	0.84mi
911 Central Ave Gretna, LA	2.0	1.0	777	$1,400	$1.80	6d	1	0.89mi
1511a Kings Rd Harvey, LA	2.0	1.5	1000	$1,600	$1.60	45d	1	0.91mi
1124 Tallow Tree Ln #20 Harvey, LA	2.0	1.5	1020	$1,150	$1.13	5d	1	0.93mi
2201 Manhattan Blvd Harvey, LA	1.0–2.0	1.0–2.0	780	$1,349	$1.73	3d	27	0.95mi
653 Farmington Pl Unit B Terrytown, LA	2.0	1.5	975	$1,250	$1.28	25d	1	0.95mi
2700 Whitney Ave Harvey, LA	3.0	1.0–2.0	844	$1,538	$1.82	4d	11	1.02mi
1013 Manhattan Blvd Harvey, LA	1.0–2.0	1.0–1.5	837	$1,789	$2.14	3d	10	1.10mi
1500 Lorene Dr Harvey, LA	3.0	1.0–2.0	766	$1,790	$2.34	5d	8	1.11mi
1810 Stumpf Blvd Gretna, LA	3.0	1.0	1000	$1,650	$1.65	45d	1	1.21mi
127 Hawkins St Terrytown, LA	2.0	1.0	989	$1,100	$1.11	46d	1	1.30mi
1204 Amelia St Gretna, LA	2.0	1.0	950	$1,250	$1.32	16d	1	1.32mi
1113 Dolhonde St Gretna, LA	2.0	1.0	780	$1,725	$2.21	45d	1	1.41mi
2205 Argyll St Harvey, LA	3.0	2.0	1100	$1,750	$1.59	23d	1	1.43mi
2100 Stumpf Blvd Terrytown, LA	3.0	1.0	1100	$1,800	$1.64	6d	1	1.44mi
1029 Dolhonde St Gretna, LA	2.0	1.0	1100	$1,600	$1.45	45d	1	1.47mi
1122 10th St Gretna, LA	2.0	1.0	973	$1,700	$1.75	6d	1	1.50mi

Listing history 30 events

1. 2026-06-21
   days on market $129,000 Active 45 DOM
2. 2026-06-18
   days on market $129,000 Active 42 DOM
3. 2026-06-17
   days on market $129,000 Active 41 DOM
4. 2026-06-16
   days on market $129,000 Active 40 DOM
5. 2026-06-15
   days on market $129,000 Active 39 DOM
6. 2026-06-13
   days on market $129,000 Active 37 DOM
7. 2026-06-10
   days on market $129,000 Active 34 DOM
8. 2026-06-09
   days on market $129,000 Active 33 DOM
9. 2026-06-08
   days on market $129,000 Active 32 DOM
10. 2026-06-07
    days on market $129,000 Active 31 DOM
11. 2026-06-03
    days on market $129,000 Active 27 DOM
12. 2026-06-02
    days on market $129,000 Active 26 DOM
13. 2026-06-01
    days on market $129,000 Active 25 DOM
14. 2026-05-31
    days on market $129,000 Active 24 DOM
15. 2026-05-07
    listed $129,000 Active 682-char remark

    Show marketing remark (616 chars)

    LOVELY home in Gretna awaits you!...This WELL-MAINTAINED 3 bedroom, 1 bathroom home features an OPEN-CONCEPT kitchen and living area...Recent updates include NEW underground plumbing and a BRAND NEW AC system (inside and out) ..The home also offers a dedicated LAUNDRY room with washer and dryer...The exterior spotlights a RELAXING covered front porch, GATED off-street parking, and a HUGE fenced-in backyard complete with two LARGE storage sheds....AMAZING location near Gretna park, shopping, restaurants, and easy access to the Expressway--DON'T MISS this GREAT opportunity...SCHEDULE your PRIVATE showing today!

16. 2026-05-07
    listed $129,000 Active 616-char remark

    Show marketing remark (616 chars)

    LOVELY home in Gretna awaits you!...This WELL-MAINTAINED 3 bedroom, 1 bathroom home features an OPEN-CONCEPT kitchen and living area...Recent updates include NEW underground plumbing and a BRAND NEW AC system (inside and out) ..The home also offers a dedicated LAUNDRY room with washer and dryer...The exterior spotlights a RELAXING covered front porch, GATED off-street parking, and a HUGE fenced-in backyard complete with two LARGE storage sheds....AMAZING location near Gretna park, shopping, restaurants, and easy access to the Expressway--DON'T MISS this GREAT opportunity...SCHEDULE your PRIVATE showing today!

17. 2026-03-27
    status Active
18. 2026-03-16
    status Pending
19. 2026-03-13
    status Active
20. 2026-03-06
    status Pending
21. 2026-02-21
    status Active
22. 2026-02-05
    status Pending
23. 2026-01-27
    price $139,000
24. 2026-01-27
    price $139,000
25. 2025-10-02
    listed $149,000 Active
26. 2007-06-21
    soldstatus $70,000
27. 1999-02-01
    soldstatus $70,000
28. 1999-01-29
    soldstatus $70,000
29. 1998-12-23
    listed $68,200
30. 1998-12-23
    listed $68,200

ⓘ 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: $1,085 · $90/mo
• Projected year-2 tax: $1,085 · $90/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,132
• − Mortgage interest: −$7,226
• − Property taxes: −$1,085
• − Insurance: −$645
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$3,753
• Taxable income: $3,362
• Est. tax owed @ 24.0%: −$807
• After-tax cash flow: $4,459/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 — Gretna

• Score: 70/100
• State rank: #58
• US rank: #7679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gretna, LA
• County: Jefferson Parish · 426,999 people
• City population: 56,969
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 16,621
• Household income: $39,950
• Rent vs Own: 53.4% rent · 46.6% own
• Severe rent burden: 1911.0

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 0.70)
• Race & ethnicity: White 36% Black 34% Hispanic / Latino 23% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Lithuanian 7% Iranian 1% Slovak 1%
• Foreign-born: 19% · Canada, Vietnam, China
• Languages at home: 76% English-only · Spanish 20% Vietnamese 1% German/W. Germanic 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: ▼ -115.90%
• Current HPI: 121.765
• Rent YoY: —
• 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

+89.1% since first listed

16 events — show timeline

• 2026-05-07 Listed $129,000 AcadianaMLS
• 2026-05-07 Listed $129,000 GSREIN
• 2026-03-27 Relisted — AcadianaMLS
• 2026-03-16 Pending — AcadianaMLS
• 2026-03-13 Relisted — AcadianaMLS
• 2026-03-06 Pending — AcadianaMLS
• 2026-02-21 Relisted — AcadianaMLS
• 2026-02-05 Pending — AcadianaMLS
• 2026-01-27 Price Changed $139,000 AcadianaMLS
• 2026-01-27 Price Changed $139,000 GSREIN
• 2025-10-02 Listed $149,000 AcadianaMLS
• 2007-06-21 Sold (Public Records) $70,000 Public Records
• 1999-02-01 Sold (Public Records) $70,000 Public Records
• 1999-01-29 Sold (MLS) $70,000 GSREIN
• 1998-12-23 Listed $68,200 AcadianaMLS
• 1998-12-23 Listed $68,200 GSREIN

Property tax history

+2.7%/yr

Latest (2025): $1,085 · -0.2% YoY. Source: county tax records.