5013 Radcliff St · Estelle, LA 70072

$160,000

3 bd · 2.0 ba · 1,275 sqft · SingleFamily · 86 Days on market

Built 1976 5,850 sqft lot $125/sqft · 21% below area Est $203k · 21% under

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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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.0/10.0
• 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 MLS

3-bedroom, 2-bath home offers great potential as a starter home or investment property. Features include stainless steel appliances, gas service, updated windows, and no carpet throughout for easy maintenance. Enjoy a large yard, covered carport, and functional storm shutters for added convenience and peace of mind. Don't miss this solid value opportunity!

Key facts

• Updated windows
• Covered carport
• Large yard

Tags

• STAINLESS STEEL APPLIANCES
• UPDATED WINDOWS
• LARGE YARD
• COVERED CARPORT
• FUNCTIONAL STORM SHUTTERS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 5.6% 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: 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: Estelle School (math 10% / reading 18%, grade F, #534 of 646 statewide, top 83%, 709 students, 73% FRL); Stella Worley Middle School (math 7% / reading 19%, grade F, #189 of 218 statewide, top 87%, 470 students, 80% FRL); L.W. Higgins High School (math 14% / reading 25%, grade F, #186 of 265 statewide, top 73%, 996 students, 70% FRL) — zoned schools at 74% FRL track the district average.
• Zoned-school proficiency averages 16% at this address vs 29% district-wide (-14 pts) — the specific schools serving this property underperform the Jefferson Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.1%/yr); 299 active listings in the ZIP; 14 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 38% 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 86 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 32y ago; this cycle's ask has dropped $15k (9%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 1.10% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 7.6

CMA / ARV

• ARV (median comp): $203,258
• List price: $160,000
• Delta: -21.28%
• 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
3008 Mount Kennedy Dr	0.32mi	3/2.0	1,345 (+6%)	2mo	$188,900	$140	74
5009 Rochester Dr	0.09mi	3/2.0	1,112 (-13%)	1mo	$180,000	$162	74
5109 Mount Rushmore Dr	0.30mi	3/2.0	1,383 (+8%)	2mo	$189,000	$137	70
5153 Mount Shasta Dr	0.39mi	3/1.0	1,220 (-4%)	1mo	$165,000	$135	70
2824 Virginia Lee Dr	0.39mi	3/2.0	1,353 (+6%)	3mo	$215,000	$159	70
3021 Mount Kennedy Dr	0.29mi	4/2.0 (+1)	1,450 (+14%)	1mo	$145,000	$100	58
3520 Bastian Dr	0.72mi	4/2.0 (+1)	1,300 (+2%)	2mo	$115,000	$88	57
5220 Mt Shasta Ln	0.49mi	3/1.0	1,398 (+10%)	2mo	$86,000	$62	55
4141 Ames Blvd	0.58mi	3/2.0	1,100 (-14%)	1mo	$196,900	$179	49
2708 Pritchard Rd	0.58mi	3/2.0	1,466 (+15%)	2mo	$266,000	$181	46
5937 S Oak Dr	0.60mi	2/2.0 (-1)	1,450 (+14%)	0mo	$171,500	$118	44
2625 Bay Adams Dr	0.72mi	3/1.0	1,095 (-14%)	1mo	$123,000	$112	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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-12,379
• Equity at exit: $23,857

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-2,235
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,760 high
• Mortgage (P&I): −$839
• Tax from tax record: −$153 /mo · $1,839/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $265

Break-even live

Break-even rent $1,425

Max offer price $160,000

Occupancy floor 80%

Sensitivity live

Price	-10% $356	-5% $311	+0% $265	+5% $220	+10% $175
Rent	-10% $126	-5% $196	+0% $265	+5% $335	+10% $404
Rate	-1.0pp $346	-0.5pp $306	base $265	+0.5pp $224	+1.0pp $182

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 Alpaca Dr Marrero, LA	4.0	2.0	1650	$1,995	$1.21	16d	1	0.48mi
5160 Mount Matterhorn St Marrero, LA	2.0	1.0	1000	$1,050	$1.05	25d	1	0.52mi
5162 Mount Matterhorn Ave Marrero, LA	2.0	1.0	1000	$1,050	$1.05	6d	1	0.52mi
116 Sunrise Dr Marrero, LA	3.0	1.5	1225	$1,750	$1.43	45d	1	0.63mi
5913 S Oak Dr Marrero, LA	4.0	2.0	1300	$1,950	$1.50	25d	1	0.65mi
2425 Ramsey Dr Marrero, LA	4.0	2.0	1500	$1,800	$1.20	3d	1	0.91mi
2417 Highland Meadows Dr Marrero, LA	4.0	2.0	1400	$1,950	$1.39	45d	1	1.06mi
2544 Jeanne St Marrero, LA	4.0	2.0	1158	$2,300	$1.99	25d	1	1.13mi
2325 Wilton St Unit A Marrero, LA	2.0	1.0	1000	$1,200	$1.20	45d	1	1.27mi
2748 Erin Dr Marrero, LA	3.0	2.0	1460	$1,850	$1.27	25d	1	1.31mi
5118 Ehret Rd Unit B Marrero, LA	3.0	2.5	1275	$1,800	$1.41	6d	1	1.34mi
2632 Dove Ave Unit NA Marrero, LA	3.0	2.0	1250	$1,650	$1.32	45d	1	1.35mi
2612 Susie Ct Marrero, LA	3.0	2.0	1852	$2,200	$1.19	21d	1	1.45mi
5504 Randolph St Marrero, LA	3.0	2.0	1800	$1,800	$1.00	25d	1	1.50mi

Listing history 31 events

1. 2026-06-21
   days on market $160,000 Active 86 DOM
2. 2026-06-18
   days on market $160,000 Active 83 DOM
3. 2026-06-17
   days on market $160,000 Active 82 DOM
4. 2026-06-16
   pricedays on market $160,000 Active 81 DOM
5. 2026-06-15
   days on market $165,000 Active 80 DOM
6. 2026-06-13
   days on market $165,000 Active 78 DOM
7. 2026-06-10
   days on market $165,000 Active 75 DOM
8. 2026-06-09
   days on market $165,000 Active 74 DOM
9. 2026-06-08
   days on market $165,000 Active 73 DOM
10. 2026-06-07
    days on market $165,000 Active 72 DOM
11. 2026-06-03
    days on market $165,000 Active 68 DOM
12. 2026-06-02
    days on market $165,000 Active 67 DOM
13. 2026-06-01
    days on market $165,000 Active 66 DOM
14. 2026-05-31
    days on market $165,000 Active 65 DOM
15. 2026-04-30
    price $165,000 358-char remark

    Show marketing remark (364 chars)

    3-bedroom, 2-bath home offers great potential as a starter home or investment property. Features include stainless steel appliances, gas service, updated windows, and no carpet throughout for easy maintenance. Enjoy a large yard, covered carport, and functional storm shutters for added convenience and peace of mind. Don’t miss this solid value opportunity!

16. 2026-04-30
    price $165,000 364-char remark

    Show marketing remark (364 chars)

    3-bedroom, 2-bath home offers great potential as a starter home or investment property. Features include stainless steel appliances, gas service, updated windows, and no carpet throughout for easy maintenance. Enjoy a large yard, covered carport, and functional storm shutters for added convenience and peace of mind. Don’t miss this solid value opportunity!

17. 2026-04-06
    price $167,500 358-char remark

    Show marketing remark (364 chars)

    3-bedroom, 2-bath home offers great potential as a starter home or investment property. Features include stainless steel appliances, gas service, updated windows, and no carpet throughout for easy maintenance. Enjoy a large yard, covered carport, and functional storm shutters for added convenience and peace of mind. Don’t miss this solid value opportunity!

18. 2026-04-06
    price $167,500 364-char remark

    Show marketing remark (364 chars)

    3-bedroom, 2-bath home offers great potential as a starter home or investment property. Features include stainless steel appliances, gas service, updated windows, and no carpet throughout for easy maintenance. Enjoy a large yard, covered carport, and functional storm shutters for added convenience and peace of mind. Don’t miss this solid value opportunity!

19. 2026-03-27
    listed $175,000 Active 358-char remark

    Show marketing remark (364 chars)

    3-bedroom, 2-bath home offers great potential as a starter home or investment property. Features include stainless steel appliances, gas service, updated windows, and no carpet throughout for easy maintenance. Enjoy a large yard, covered carport, and functional storm shutters for added convenience and peace of mind. Don’t miss this solid value opportunity!

20. 2026-03-27
    listed $175,000 Active 364-char remark

    Show marketing remark (364 chars)

    3-bedroom, 2-bath home offers great potential as a starter home or investment property. Features include stainless steel appliances, gas service, updated windows, and no carpet throughout for easy maintenance. Enjoy a large yard, covered carport, and functional storm shutters for added convenience and peace of mind. Don’t miss this solid value opportunity!

21. 2021-04-14
    soldstatus $147,000
22. 2021-04-13
    soldstatus $147,000 Closed
23. 2021-02-19
    status Pending
24. 2021-02-18
    listed $139,900 Active
25. 2021-02-18
    listed $139,900
26. 2005-04-29
    soldstatus $64,966
27. 2005-03-10
    listed $59,000
28. 2005-03-10
    listed $59,000
29. 1995-03-31
    soldstatus $49,500
30. 1994-08-10
    listed $49,900
31. 1994-08-10
    listed $49,900

ⓘ 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: $1,839 · $153/mo
• Projected year-2 tax: $1,839 · $153/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 · 20 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: $21,125
• − Mortgage interest: −$8,962
• − Property taxes: −$1,839
• − Insurance: −$1,598
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$4,655
• Taxable income: $692
• Est. tax owed @ 24.0%: −$166
• After-tax cash flow: $3,018/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

+230.7% since first listed

17 events — show timeline

• 2026-04-30 Price Changed $165,000 AcadianaMLS
• 2026-04-30 Price Changed $165,000 GSREIN
• 2026-04-06 Price Changed $167,500 AcadianaMLS
• 2026-04-06 Price Changed $167,500 GSREIN
• 2026-03-27 Listed $175,000 GSREIN
• 2026-03-27 Listed $175,000 AcadianaMLS
• 2021-04-14 Sold (Public Records) $147,000 Public Records
• 2021-04-13 Sold (MLS) $147,000 GSREIN
• 2021-02-19 Pending — GSREIN
• 2021-02-18 Listed $139,900 AcadianaMLS
• 2021-02-18 Listed $139,900 GSREIN
• 2005-04-29 Sold (MLS) $64,966 GSREIN
• 2005-03-10 Listed $59,000 GSREIN
• 2005-03-10 Listed $59,000 AcadianaMLS
• 1995-03-31 Sold (MLS) $49,500 GSREIN
• 1994-08-10 Listed $49,900 GSREIN
• 1994-08-10 Listed $49,900 AcadianaMLS

Property tax history

+8.6%/yr

Latest (2025): $1,839 · +0.3% YoY. Source: county tax records.