142 Rencopas Ct · Jefferson, LA 70121

$140,000

3 bd · 2.0 ba · 1,245 sqft · SingleFamily · 152 Days on market

Built 1961 Poor condition 5,501 sqft lot $112/sqft · 48% below area Est $272k · 48% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This three-bedroom, two full bath fixer-upper is full of potential and ready for someone to bring their vision to life. Located just off the Jefferson Hwy corridor in a quiet, established neighborhood, 142 Rencopas Ct in Jefferson sits on an extra-large 5,500+- sq. ft. lot, offering plenty of room to add value and create something special. Perfect for investors searching for their next flip or rental or a first-time homebuyer ready to build equity using a FHA 203(k) Loan renovation loan. With the right vision and TLC, this property could truly shine. Conveniently located near the vibrant Jefferson Highway corridor, you'll enjoy quick access to shopping, dining, and everyday conveniences, including R&O's Restaurant, the local favorite Rivershack Tavern, and grocery shopping at Rouses Markets. Outdoor recreation and community events are nearby at Elmwood Park, while commuters will appreciate easy access to Downtown New Orleans, Metairie, and major routes throughout Jefferson Parish. Bring your contractor, your imagination, and your vision--this is an opportunity you won't want to miss!

Key facts

• Extra-large lot
• 5,501 sq ft lot
• 3 parking spots

Tags

• EXTRA-LARGE LOT
• QUIET ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 5.0% in Jefferson — 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 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.
• Zoned schools: Jefferson School (math 13% / reading 31%, grade F, #415 of 646 statewide, top 67%, 666 students, 61% FRL); Riverdale High School (math 36% / reading 52%, grade F, #62 of 265 statewide, top 23%, 1,019 students, 50% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 113 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 95% 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 38% 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $59k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $140k implies a 272% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.36% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.92%
• DSCR: 1.80
• GRM: 6.1

CMA / ARV

• ARV (median comp): $271,665
• List price: $140,000
• Delta: -48.47%
• 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
526 Honore Dr	0.39mi	3/2.0	1,277 (+3%)	4mo	$275,000	$215	75
3822 Leila Pl	0.42mi	3/2.0	1,210 (-3%)	3mo	$330,000	$273	73
804 Lurline Dr	0.39mi	3/2.5	1,285 (+3%)	3mo	$315,000	$245	72
604 Carol Dr	0.37mi	2/2.0 (-1)	1,183 (-5%)	1mo	$279,500	$236	69
526 Gelpi Ave	0.53mi	3/2.0	1,296 (+4%)	4mo	$307,500	$237	65
3915 Morris Pl	0.46mi	3/1.0	1,309 (+5%)	2mo	$160,000	$122	64
804 Shrewsbury Rd	0.07mi	2/1.0 (-1)	1,400 (+12%)	4mo	$42,000	$30	63
539 Carol Dr	0.31mi	3/1.0	1,392 (+12%)	2mo	$276,000	$198	61
2101 Neely St	0.59mi	2/2.0 (-1)	1,171 (-6%)	2mo	$205,765	$176	56
555 Tucker Ave	0.56mi	3/1.0	1,068 (-14%)	2mo	$210,000	$197	44
3713 Lausat St	0.61mi	3/1.0	1,065 (-14%)	5mo	$190,000	$178	39
537 Jefferson St	0.61mi	4/2.0 (+1)	1,429 (+15%)	4mo	$305,000	$213	39

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 · 5.1% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.37×
• Total profit: $14,510
• Equity at exit: $20,874

10-year hold

• IRR: 20.1%
• Equity multiple: 2.86×
• Total profit: $72,930
• Equity at exit: $12,105

Cash invested: $39,200 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 22 under contract
• Months of supply: 3.2 mo (31%/mo absorbed)
• Median asking: $259,000 ($232/sqft)
• Median days on market: 107 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -5.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70121

• Rents YoY: 5.1%
• Active inventory: 113
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$734
• Tax from tax record: −$125 /mo · $1,496/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $519

Break-even live

Break-even rent $1,245

Max offer price $140,000

Occupancy floor 68%

Sensitivity live

Price	-10% $598	-5% $559	+0% $519	+5% $479	+10% $440
Rent	-10% $369	-5% $444	+0% $519	+5% $594	+10% $669
Rate	-1.0pp $589	-0.5pp $555	base $519	+0.5pp $483	+1.0pp $446

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: $35,000
• Closing costs: $4,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2921 Burns St Unit A Jefferson, LA	3.0	1.0	800	$1,500	$1.88	93d	1	0.35mi
300 Maine St New Orleans, LA	3.0	2.0	1169	$2,300	$1.97	93d	1	0.39mi
300 Maine St Unit A Jefferson, LA	2.0	1.0	875	$1,600	$1.83	53d	1	0.39mi
43 Labarre Pl New Orleans, LA	3.0	2.0	1400	$2,400	$1.71	41d	1	0.40mi
3827 Williams Pl New Orleans, LA	4.0	1.5	1450	$2,200	$1.52	72d	1	0.56mi
600 Gelpi Ave New Orleans, LA	2.0	1.0	855	$1,500	$1.75	41d	1	0.57mi
3812 Audubon Trce Jefferson, LA	2.0	1.0	1078	$2,000	$1.86	93d	1	0.60mi
2013 James St Jefferson, LA	2.0	2.0	1000	$2,000	$2.00	35d	1	0.62mi
2013 James St Jefferson, LA	2.0	2.0	1000	$2,000	$2.00	52d	1	0.62mi
1104 Audubon Trce #1104 New Orleans, LA	2.0	2.0	1360	$1,595	$1.17	93d	1	0.63mi
39 Davis Blvd New Orleans, LA	2.0	1.0	901	$2,100	$2.33	16d	1	0.68mi
626 Terrace St Jefferson, LA	3.0	1.0	840	$1,780	$2.12	93d	1	0.70mi
425 Rio Vista Ave New Orleans, LA	3.0	1.0	1450	$2,100	$1.45	52d	1	0.73mi
750 52 Canton St Jefferson, LA	3.0	2.0	1400	$1,900	$1.36	93d	1	0.73mi
4325 Morris Pl New Orleans, LA	2.0	1.0	750	$1,250	$1.67	35d	1	0.74mi
804 Canton St New Orleans, LA	3.0	1.0	1100	$1,700	$1.55	93d	1	0.76mi
319 Deckbar Ave #102 New Orleans, LA	2.0	1.0	1300	$1,550	$1.19	63d	1	0.77mi
424 Deckbar Ave Unit D Jefferson, LA	2.0	2.5	1100	$1,550	$1.41	53d	1	0.78mi
339 Deckbar Ave Unit A Jefferson, LA	2.0	2.5	1344	$1,600	$1.19	93d	1	0.78mi
335 Deckbar Ave Unit B Jefferson, LA	2.0	2.5	1300	$1,800	$1.38	72d	1	0.78mi
562 Central Ave New Orleans, LA	2.0	1.0	1010	$1,500	$1.49	72d	1	0.78mi
686 Central Ave Unit 304 Jefferson, LA	2.0	2.0	1265	$1,650	$1.30	33d	1	0.80mi
3714 Johnson St Metairie, LA	2.0	1.5	1200	$1,700	$1.42	93d	1	0.80mi
122 Athania Pkwy Unit B Metairie, LA	2.0	1.0	800	$1,200	$1.50	63d	1	0.80mi
305 N Hullen St Unit B Metairie, LA	2.0	1.0	783	$1,075	$1.37	52d	1	0.81mi
309 Severn Ave Metairie, LA	2.0	1.0	950	$1,600	$1.68	35d	1	0.84mi
419 Betz Ave New Orleans, LA	3.0	2.0	1100	$2,500	$2.27	70d	1	0.84mi
3635 Derbigny St Metairie, LA	2.0	1.0	1000	$1,500	$1.50	72d	1	0.85mi
258 Gruner Rd Metairie, LA	3.0	2.5	1400	$1,850	$1.32	93d	1	0.85mi
258 Gruner Rd Metairie, LA	3.0	2.5	1400	$1,800	$1.29	72d	1	0.85mi
4427 Ware Ave New Orleans, LA	3.0	1.0	1150	$1,725	$1.50	20d	1	0.87mi
3650 Bauvais St Metairie, LA	3.0	2.0	1300	$2,800	$2.15	53d	1	0.88mi
237 Vinet Ave New Orleans, LA	2.0	1.0	1195	$1,800	$1.51	53d	1	0.92mi
3803 Derbigny St Metairie, LA	3.0	1.0	1010	$1,700	$1.68	72d	1	0.93mi
3832 Bauvais St Metairie, LA	3.0	2.0	1247	$2,250	$1.80	53d	1	1.03mi
212 Harding St New Orleans, LA	3.0	2.0	1400	$2,100	$1.50	72d	1	1.06mi
212 Manson Ave Unit A Metairie, LA	2.0	1.0	1000	$1,150	$1.15	32d	1	1.06mi
404 Ridgelake Dr Metairie, LA	2.0	1.0	1100	$2,099	$1.91	72d	1	1.07mi
113 Harding St New Orleans, LA	2.0	1.0	1188	$2,075	$1.75	53d	1	1.08mi
3913 Bauvais St Unit 1 Metairie, LA	3.0	1.0	1495	$1,550	$1.04	41d	1	1.09mi

Listing history 50 events

1. 2026-08-08
   days on market $140,000 Active 152 DOM
2. 2026-08-07
   days on market $140,000 Active 151 DOM
3. 2026-08-06
   days on market $140,000 Active 150 DOM
4. 2026-08-05
   days on market $140,000 Active 149 DOM
5. 2026-08-04
   days on market $140,000 Active 148 DOM
6. 2026-08-03
   days on market $140,000 Active 147 DOM
7. 2026-07-31
   days on market $140,000 Active 144 DOM
8. 2026-07-30
   days on market $140,000 Active 142 DOM
9. 2026-07-28
   days on market $140,000 Active 141 DOM
10. 2026-07-24
    days on market $140,000 Active 137 DOM
11. 2026-07-23
    days on market $140,000 Active 136 DOM
12. 2026-07-22
    days on market $140,000 Active 135 DOM
13. 2026-07-21
    days on market $140,000 Active 134 DOM
14. 2026-07-20
    days on market $140,000 Active 133 DOM
15. 2026-07-18
    days on market $140,000 Active 131 DOM
16. 2026-07-18
    days on market $140,000 Active 130 DOM
17. 2026-07-16
    days on market $140,000 Active 129 DOM
18. 2026-07-15
    days on market $140,000 Active 128 DOM
19. 2026-07-14
    days on market $140,000 Active 127 DOM
20. 2026-07-13
    days on market $140,000 Active 126 DOM
21. 2026-07-13
    days on market $140,000 Active 125 DOM
22. 2026-07-11
    days on market $140,000 Active 124 DOM
23. 2026-07-09
    days on market $140,000 Active 122 DOM
24. 2026-07-07
    days on market $140,000 Active 120 DOM
25. 2026-07-06
    days on market $140,000 Active 119 DOM
26. 2026-07-05
    days on market $140,000 Active 118 DOM
27. 2026-07-03
    days on market $140,000 Active 116 DOM
28. 2026-07-02
    days on market $140,000 Active 115 DOM
29. 2026-07-01
    days on market $140,000 Active 114 DOM
30. 2026-06-30
    days on market $140,000 Active 113 DOM
31. 2026-06-29
    price $140,000 Active 112 DOM
32. 2026-06-29
    days on market $159,000 Active 112 DOM
33. 2026-06-29
    remarks 699-char remark
34. 2026-06-28
    days on market $159,000 Active 111 DOM
35. 2026-06-27
    days on market $159,000 Active 110 DOM
36. 2026-06-27
    days on market $159,000 Active 109 DOM
37. 2026-06-25
    days on market $159,000 Active 107 DOM
38. 2026-06-22
    days on market $159,000 Active 105 DOM
39. 2026-06-21
    days on market $159,000 Active 104 DOM
40. 2026-06-18
    days on market $159,000 Active 101 DOM
41. 2026-06-17
    price $159,000 Active 100 DOM
42. 2026-06-17
    days on market $165,000 Active 100 DOM
43. 2026-06-16
    days on market $165,000 Active 99 DOM
44. 2026-06-15
    days on market $165,000 Active 98 DOM
45. 2026-06-13
    days on market $165,000 Active 96 DOM
46. 2026-06-10
    days on market $165,000 Active 93 DOM
47. 2026-06-09
    days on market $165,000 Active 92 DOM
48. 2026-06-08
    days on market $165,000 Active 91 DOM
49. 2026-06-07
    days on market $165,000 Active 90 DOM
50. 2026-06-03
    days on market $165,000 Active 86 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: $1,496 · $125/mo
• Projected year-2 tax: $1,496 · $125/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 7/10 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: $22,824
• − Mortgage interest: −$7,842
• − Property taxes: −$1,496
• − Insurance: −$1,498
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$4,073
• Taxable income: $4,264
• Est. tax owed @ 24.0%: −$1,023
• After-tax cash flow: $5,204/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.

Condition & rehab AI · 3 photos

Poor 20/100 Extensive rehab Est. rehab $62,250–$112,050 screening

This property requires extensive repairs and updates, including major work on the exterior and landscaping, to become move-in ready and increase its value.

Repairs flagged

• Major siding — Significant wear and tear
• Major landscaping — Overgrown and unkempt
• Major exterior paint — Peeling and faded paint

Value-add opportunities

• Both landscaping and exterior paint — Improving curb appeal and first impressions ↑
• Both roof inspection and repair — Ensuring structural integrity and preventing further damage ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Jefferson School F LA #415/646 Nat'l #32,000/41,679 High Riverdale High School F LA #62/265 Nat'l #7,320/17,239

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

B Composite livability gradescore 72/100

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 · 451,696 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: 10% of renters

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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%

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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%

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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

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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

+338.8% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $165,000 AcadianaMLS
• 2026-05-19 Price Changed $165,000 GSREIN
• 2026-04-20 Price Changed $179,900 AcadianaMLS
• 2026-04-20 Price Changed $179,900 GSREIN
• 2026-04-01 Price Changed $189,900 AcadianaMLS
• 2026-04-01 Price Changed $189,900 GSREIN
• 2026-03-09 Listed $199,000 GSREIN
• 2026-03-09 Listed $199,000 AcadianaMLS
• 1995-12-01 Sold (Public Records) $37,600 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,496 · +0.2% YoY. Source: county tax records.