7841 Gwen St · Bridge City, LA 70094

$150,000

4 bd · 2.0 ba · 1,568 sqft · SingleFamily · 17 Days on market

Built 1985 5,000 sqft lot Est $202k · 26% under

---

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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.3/10.0
• 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

Welcome to Harbor Estates! This brick 4-bedroom, 2-bath home offers plenty of space and flexibility, including a bonus room just off the kitchen that could serve as a home office, playroom, hobby room, or additional living area. Situated in an X Flood Zone, this property presents an excellent opportunity for homeowners and investors alike. The functional floor plan provides comfortable living spaces, while the spacious bedrooms offer room for everyone. A storage shed adds extra convenience for tools and equipment. Property is currently tenant occupied on a month-to-month lease, creating potential income-producing opportunities for investors. Offered at its appraised value, don't miss this affordable opportunity! Final sale is subject to court approval.

Key facts

• Bonus room
• Storage shed
• 5,000 sq ft lot

Tags

• BONUS ROOM
• STORAGE SHED

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick exterior; Shingle roof; Slab foundation
• Construction: Built with brick construction
• Exterior features: Shed(s); City lot; Rectangular lot; Lot dimensions approximately 50 x 100

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Granite counters
• Laundry & utility: Dryer

🏷️ Possibly a rental listed for sale. The $150,000 price doesn't fit this home's estimated sale value (~$202,272) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#225 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, 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 soft (-0.8%/yr); 186 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 ($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 17 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 $147,750 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.11%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $202,272
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7817 Alma St	0.15mi	4/2.0	1,584 (+1%)	12mo	$205,000	$129	81
120 Birch Ct	0.26mi	4/2.0	1,664 (+6%)	11mo	$60,000	$36	68
451 Sala Ave	0.46mi	3/2.0 (-1)	1,464 (-7%)	11mo	$155,000	$106	53
9416 Cabildo Ln	0.56mi	4/2.0	1,411 (-10%)	10mo	$81,000	$57	49
802 Avenue B Ave	0.50mi	4/2.0	1,700 (+8%)	22mo	$175,000	$103	45
541 Avenue A	0.43mi	3/2.0 (-1)	1,460 (-7%)	23mo	$209,900	$144	44
756 Avenue A	0.43mi	3/2.0 (-1)	1,361 (-13%)	14mo	$248,500	$183	41
127 Otto St	0.74mi	3/2.0 (-1)	1,440 (-8%)	11mo	$215,000	$149	37
609 5th St	0.66mi	3/2.0 (-1)	1,347 (-14%)	24mo	$199,900	$148	21

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: -4.3%
• Equity multiple: 0.85×
• Total profit: $-6,506
• Equity at exit: $22,365

10-year hold

• IRR: 1.7%
• Equity multiple: 1.11×
• Total profit: $4,444
• Equity at exit: $12,969

Cash invested: $42,000 (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 70094

• Rents YoY: -0.8%
• Active inventory: 186
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,693 high
• Mortgage (P&I): −$787
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $358

Break-even live

Break-even rent $1,240

Max offer price $150,000

Occupancy floor 74%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
525 Emile Ave Westwego, LA	3.0	2.0	1329	$800	$0.60	23d	1	0.14mi
7804 Britt St Westwego, LA	5.0	2.0	1512	$1,800	$1.19	43d	1	0.17mi
181 Louisiana St Westwego, LA	4.0	2.0	1500	$1,550	$1.03	43d	1	0.32mi
1060 Avenue B Unit A Westwego, LA	3.0	2.0	1124	$1,550	$1.38	23d	1	0.74mi
653 Vic a Pitre Dr Westwego, LA	3.0	2.0	1491	$2,200	$1.48	4d	1	1.10mi
1233 Central Ave Westwego, LA	3.0	1.5	1357	$1,500	$1.11	23d	1	1.32mi

Listing history 12 events

1. 2026-06-18
   days on market $150,000 Active 17 DOM
2. 2026-06-17
   days on market $150,000 Active 16 DOM
3. 2026-06-16
   days on market $150,000 Active 15 DOM
4. 2026-06-15
   days on market $150,000 Active 14 DOM
5. 2026-06-13
   days on market $150,000 Active 12 DOM
6. 2026-06-10
   days on market $150,000 Active 9 DOM
7. 2026-06-09
   days on market $150,000 Active 8 DOM
8. 2026-06-08
   days on market $150,000 Active 7 DOM
9. 2026-06-07
   days on market $150,000 Active 6 DOM
10. 2026-06-03
    days on market $150,000 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $150,000 Active 1 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: $772 · $64/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$53/yr (+$4/mo · 6.9%)

ⓘ 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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,315
• − Mortgage interest: −$8,402
• − Property taxes: −$772
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$4,364
• Taxable income: $1,979
• Est. tax owed @ 24.0%: −$475
• After-tax cash flow: $3,815/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 — Bridge City

• Score: 61/100
• State rank: #225
• US rank: #17357

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridge City, LA
• County: Jefferson Parish · 426,999 people
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-01 Listed $150,000 AcadianaMLS
• 2026-06-01 Listed $150,000 GSREIN
• 1985-04-01 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $772 · +0.3% YoY. Source: county tax records.