156 Elvie Ct · Avondale, LA 70094

$149,000

4 bd · 2.0 ba · 1,412 sqft · SingleFamily · 108 Days on market

Built 1970 0.25 ac lot $106/sqft · 22% below area Est $192k · 22% under ↓ 10% since listing

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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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Livability +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Original owner. 4 bed 2 bath. Come add some TLC and make this home yours. Open floor plan. Believed to be the largest single lot in the area at 32x119x84x80x125 (oversized) X flood zone. Roof 4 years old. Central heat is working, something broken with AC, May not go FHA or VA. Ideal for cash, conventical or renovation loan. Let's chat about idea and finance options. The area is in the process of regrowth with a lot interest from the parish and local investors. Nola Speed Way, top LA school Patrick F Taylor School, Delgado community college, new $45M Sports Complex and so much more.

Key facts

• 0.25 acre lot
• Parking
• Built 1970

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 7.5% in Avondale — 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 61/100 on livability (#243 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime 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.
• Market conditions: Rents soft (-0.8%/yr); 186 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 39% of the median local income ($54k/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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $135,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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: 1.17% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 7.1

CMA / ARV

• ARV (median comp): $191,835
• List price: $149,000
• Delta: -22.33%
• 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
504 Ruth Dr	0.18mi	4/2.0	1,419 (+0%)	3mo	$145,000	$102	88
157 Elaine Dr	0.12mi	3/2.0 (-1)	1,316 (-7%)	4mo	$210,000	$160	75
148 Jacqueline Dr	0.54mi	4/1.5	1,414 (+0%)	9mo	$150,000	$106	65
74 Elaine Dr	0.20mi	3/2.0 (-1)	1,249 (-12%)	4mo	$42,107	$34	63
4144 Landsdown Dr	0.70mi	3/2.0 (-1)	1,422 (+1%)	2mo	$265,820	$187	59
3805 Retreat Dr	0.72mi	3/2.0 (-1)	1,422 (+1%)	3mo	$262,990	$185	58
4172 Goodwood Ct	0.75mi	3/2.0 (-1)	1,498 (+6%)	1mo	$278,905	$186	49
4136 Landsdown Dr	0.72mi	3/2.0 (-1)	1,321 (-6%)	9mo	$247,990	$188	43
3714 Retreat Dr	0.72mi	3/2.0 (-1)	1,321 (-6%)	9mo	$249,100	$189	43
3725 Retreat Dr	0.72mi	3/2.0 (-1)	1,621 (+15%)	2mo	$285,389	$176	35
4100 Landsdowne Dr	0.72mi	3/2.0 (-1)	1,621 (+15%)	8mo	$288,770	$178	30
3718 Retreat Dr	0.72mi	3/2.0 (-1)	1,621 (+15%)	9mo	$283,095	$175	29

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.02×
• Total profit: $1,042
• Equity at exit: $22,216

10-year hold

• IRR: 7.3%
• Equity multiple: 1.48×
• Total profit: $20,037
• Equity at exit: $12,883

Cash invested: $41,720 (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 70094

• Rents YoY: -0.8%
• Active inventory: 186
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$781
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $476

Break-even live

Break-even rent $1,138

Max offer price $149,000

Occupancy floor 68%

Sensitivity live

Price	-10% $561	-5% $519	+0% $476	+5% $434	+10% $392
Rent	-10% $339	-5% $408	+0% $476	+5% $545	+10% $614
Rate	-1.0pp $551	-0.5pp $514	base $476	+0.5pp $438	+1.0pp $399

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
89 Marie Dr Westwego, LA	4.0	1.5	1100	$1,600	$1.45	44d	1	0.21mi
76 Elaine Dr Westwego, LA	3.0	1.5	1100	$1,500	$1.36	44d	1	0.22mi
101 Ursula Dr Westwego, LA	3.0	1.5	1400	$1,600	$1.14	15d	1	0.36mi
145 S Dexter Dr Westwego, LA	3.0	1.5	1200	$1,400	$1.17	24d	1	1.00mi
185 Carmen Dr Westwego, LA	3.0	1.0	900	$1,600	$1.78	44d	1	1.11mi
304 Butler Dr Westwego, LA	4.0	2.0	1200	$2,300	$1.92	44d	1	1.15mi
441 Butler Dr Westwego, LA	3.0	2.0	1200	$1,450	$1.21	24d	1	1.36mi
441 Butler Dr Westwego, LA	3.0	1.5	1200	$1,450	$1.21	44d	1	1.36mi
384 Layman St Westwego, LA	3.0	2.0	1258	$1,560	$1.24	44d	1	1.42mi
351 Glendella Dr Westwego, LA	3.0	1.5	1200	$1,600	$1.33	44d	1	1.49mi
351 Glendella Dr Westwego, LA	3.0	1.5	1350	$1,450	$1.07	5d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $149,000 Active 108 DOM
2. 2026-06-17
   days on market $149,000 Active 107 DOM
3. 2026-06-16
   days on market $149,000 Active 106 DOM
4. 2026-06-15
   days on market $149,000 Active 105 DOM
5. 2026-06-13
   days on market $149,000 Active 103 DOM
6. 2026-06-10
   days on market $149,000 Active 100 DOM
7. 2026-06-09
   days on market $149,000 Active 99 DOM
8. 2026-06-08
   days on market $149,000 Active 98 DOM
9. 2026-06-07
   days on market $149,000 Active 97 DOM
10. 2026-06-03
    days on market $149,000 Active 93 DOM
11. 2026-06-02
    days on market $149,000 Active 92 DOM
12. 2026-06-01
    days on market $149,000 Active 91 DOM
13. 2026-05-31
    days on market $149,000 Active 90 DOM
14. 2026-05-14
    price $149,000 588-char remark

    Show marketing remark (588 chars)

    Original owner. 4 bed 2 bath. Come add some TLC and make this home yours. Open floor plan. Believed to be the largest single lot in the area at 32x119x84x80x125 (oversized) X flood zone. Roof 4 years old. Central heat is working, something broken with AC, May not go FHA or VA. Ideal for cash, conventical or renovation loan. Let's chat about idea and finance options. The area is in the process of regrowth with a lot interest from the parish and local investors. Nola Speed Way, top LA school Patrick F Taylor School, Delgado community college, new $45M Sports Complex and so much more.

15. 2026-05-14
    price $149,000 588-char remark

    Show marketing remark (588 chars)

    Original owner. 4 bed 2 bath. Come add some TLC and make this home yours. Open floor plan. Believed to be the largest single lot in the area at 32x119x84x80x125 (oversized) X flood zone. Roof 4 years old. Central heat is working, something broken with AC, May not go FHA or VA. Ideal for cash, conventical or renovation loan. Let's chat about idea and finance options. The area is in the process of regrowth with a lot interest from the parish and local investors. Nola Speed Way, top LA school Patrick F Taylor School, Delgado community college, new $45M Sports Complex and so much more.

16. 2026-04-02
    price $159,000 588-char remark

    Show marketing remark (588 chars)

    Original owner. 4 bed 2 bath. Come add some TLC and make this home yours. Open floor plan. Believed to be the largest single lot in the area at 32x119x84x80x125 (oversized) X flood zone. Roof 4 years old. Central heat is working, something broken with AC, May not go FHA or VA. Ideal for cash, conventical or renovation loan. Let's chat about idea and finance options. The area is in the process of regrowth with a lot interest from the parish and local investors. Nola Speed Way, top LA school Patrick F Taylor School, Delgado community college, new $45M Sports Complex and so much more.

17. 2026-04-02
    price $159,000 588-char remark

    Show marketing remark (588 chars)

    Original owner. 4 bed 2 bath. Come add some TLC and make this home yours. Open floor plan. Believed to be the largest single lot in the area at 32x119x84x80x125 (oversized) X flood zone. Roof 4 years old. Central heat is working, something broken with AC, May not go FHA or VA. Ideal for cash, conventical or renovation loan. Let's chat about idea and finance options. The area is in the process of regrowth with a lot interest from the parish and local investors. Nola Speed Way, top LA school Patrick F Taylor School, Delgado community college, new $45M Sports Complex and so much more.

18. 2026-02-28
    listed $165,000 Active 588-char remark

    Show marketing remark (588 chars)

    Original owner. 4 bed 2 bath. Come add some TLC and make this home yours. Open floor plan. Believed to be the largest single lot in the area at 32x119x84x80x125 (oversized) X flood zone. Roof 4 years old. Central heat is working, something broken with AC, May not go FHA or VA. Ideal for cash, conventical or renovation loan. Let's chat about idea and finance options. The area is in the process of regrowth with a lot interest from the parish and local investors. Nola Speed Way, top LA school Patrick F Taylor School, Delgado community college, new $45M Sports Complex and so much more.

19. 2026-02-28
    listed $165,000 Active 588-char remark

    Show marketing remark (588 chars)

    Original owner. 4 bed 2 bath. Come add some TLC and make this home yours. Open floor plan. Believed to be the largest single lot in the area at 32x119x84x80x125 (oversized) X flood zone. Roof 4 years old. Central heat is working, something broken with AC, May not go FHA or VA. Ideal for cash, conventical or renovation loan. Let's chat about idea and finance options. The area is in the process of regrowth with a lot interest from the parish and local investors. Nola Speed Way, top LA school Patrick F Taylor School, Delgado community college, new $45M Sports Complex and so much more.

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$149/yr (+$12/mo · 22.2%)

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

Taxation est. · year 1

• Rental income: $20,898
• − Mortgage interest: −$8,346
• − Property taxes: −$671
• − Insurance: −$745
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$4,335
• Taxable income: $3,458
• Est. tax owed @ 24.0%: −$830
• After-tax cash flow: $4,887/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 — Avondale

• Score: 61/100
• State rank: #243
• US rank: #18430

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avondale, LA
• County: Jefferson Parish · 426,999 people
• City population: 32,031
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 32,130
• Household income: $53,597
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 1457.0

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 0.65)
• Race & ethnicity: Black 46% White 36% Hispanic / Latino 13% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 9% Scottish 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 11% Vietnamese 2% French/Haitian/Cajun 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: ▼ -111.56%
• Current HPI: 102.9992
• Rent YoY: ▼ -0.80%
• 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

-9.7% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $149,000 AcadianaMLS
• 2026-05-14 Price Changed $149,000 GSREIN
• 2026-04-02 Price Changed $159,000 AcadianaMLS
• 2026-04-02 Price Changed $159,000 GSREIN
• 2026-02-28 Listed $165,000 GSREIN
• 2026-02-28 Listed $165,000 AcadianaMLS

Property tax history

+1.1%/yr

Latest (2025): $671 · +0.3% YoY. Source: county tax records.