5004 Swathmore St · Estelle, LA 70072

$179,990

4 bd · 2.0 ba · 1,250 sqft · SingleFamily · 1 Days on market

Built 1968 Est $194k · 7% under

---

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 +27.3/30.0
• ARV discount +10.7/15.0
• DSCR +9.5/10.0
• 1% rule +6.4/10.0
• 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

SELLER WILLING TO PAY $9500.00 Towards buyers closing costs 4 bedroom 2 bath home with rear yard access freshly painted. New Granite countertops in kitchen. Covered gated carport to good sized back yard. . No carpet in home. Roof less than 5 years old for better insurance rates. Desirable X flood zone. No flood insurance required for lenders.

Key facts

• Rear yard access
• No carpet
• 3 parking spots

Tags

• REAR YARD ACCESS
• NEW GRANITE COUNTERTOPS
• COVERED GATED CARPORT
• NO CARPET
• ROOF LESS THAN 5 YEARS OLD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 9.8% vs local median 5.7% 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: schools F, 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 rising (+1.1%/yr); 294 active listings in the ZIP; 9 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 45% 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 27y 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 $43k; list at $180k implies a 316% gain — meaningful room to come down on a strong offer.

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 $179,990

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.14% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.41%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $193,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3073 Sorbonne Dr	0.12mi	4/2.0	1,383 (+11%)	5mo	$180,000	$130	72
5009 Rochester Dr	0.16mi	3/2.0 (-1)	1,112 (-11%)	1mo	$180,000	$162	69
5153 Mount Shasta Dr	0.45mi	3/1.0 (-1)	1,220 (-2%)	1mo	$165,000	$135	65
3008 Mount Kennedy Dr	0.35mi	3/2.0 (-1)	1,345 (+8%)	2mo	$188,900	$140	65
5109 Mount Rushmore Dr	0.37mi	3/2.0 (-1)	1,383 (+11%)	2mo	$189,000	$137	59
2824 Virginia Lee Dr	0.44mi	3/2.0 (-1)	1,353 (+8%)	3mo	$215,000	$159	58
4141 Ames Blvd	0.62mi	3/2.0 (-1)	1,100 (-12%)	1mo	$196,900	$179	45
4149 Ames Blvd	0.65mi	3/2.0 (-1)	1,134 (-9%)	6mo	$188,000	$166	44
5220 Mt Shasta Ln	0.55mi	3/1.0 (-1)	1,398 (+12%)	2mo	$86,000	$62	44
5412 Loring Dr	0.57mi	3/2.0 (-1)	1,400 (+12%)	6mo	$220,000	$157	43
4136 Ames Blvd	0.61mi	3/2.0 (-1)	1,095 (-12%)	9mo	$160,000	$146	38
5929 Becker St	0.73mi	3/2.0 (-1)	1,081 (-14%)	4mo	$167,500	$155	35

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-4,180
• Equity at exit: $26,837

10-year hold

• IRR: 5.3%
• Equity multiple: 1.36×
• Total profit: $17,972
• Equity at exit: $15,562

Cash invested: $50,397 (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: 294
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,057 high
• Mortgage (P&I): −$944
• Tax from tax record: −$85 /mo · $1,018/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $455

Break-even live

Break-even rent $1,481

Max offer price $179,990

Occupancy floor 73%

Sensitivity live

Price	-10% $557	-5% $506	+0% $455	+5% $404	+10% $353
Rent	-10% $292	-5% $373	+0% $455	+5% $536	+10% $617
Rate	-1.0pp $545	-0.5pp $500	base $455	+0.5pp $408	+1.0pp $361

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: $44,998
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 Alpaca Dr Marrero, LA	4.0	2.0	1650	$1,995	$1.21	15d	1	0.42mi
5913 S Oak Dr Marrero, LA	4.0	2.0	1300	$1,950	$1.50	24d	1	0.68mi
116 Sunrise Dr Marrero, LA	3.0	1.5	1225	$1,750	$1.43	44d	1	0.69mi
2425 Ramsey Dr Marrero, LA	4.0	2.0	1500	$1,800	$1.20	2d	1	0.97mi
2417 Highland Meadows Dr Marrero, LA	4.0	2.0	1400	$1,950	$1.39	44d	1	1.11mi
2544 Jeanne St Marrero, LA	4.0	2.0	1158	$2,300	$1.99	24d	1	1.17mi
2748 Erin Dr Marrero, LA	3.0	2.0	1460	$1,850	$1.27	24d	1	1.33mi
5118 Ehret Rd Unit B Marrero, LA	3.0	2.5	1275	$1,800	$1.41	5d	1	1.38mi
2632 Dove Ave Unit NA Marrero, LA	3.0	2.0	1250	$1,650	$1.32	44d	1	1.41mi

Listing history 32 events

1. 2026-06-19
   price $179,990 Active 1 DOM
2. 2026-06-18
   pricedays on marketlisting id $1,799,900 Active 1 DOM
3. 2026-06-17
   remarks 345-char remark
4. 2026-06-17
   price $179,800 Active 29 DOM
5. 2026-06-17
   days on market $179,900 Active 29 DOM
6. 2026-06-16
   days on market $179,900 Active 28 DOM
7. 2026-06-15
   days on market $179,900 Active 27 DOM
8. 2026-06-13
   days on market $179,900 Active 25 DOM
9. 2026-06-10
   days on market $179,900 Active 22 DOM
10. 2026-06-09
    days on market $179,900 Active 21 DOM
11. 2026-06-08
    days on market $179,900 Active 20 DOM
12. 2026-06-07
    days on market $179,900 Active 19 DOM
13. 2026-06-03
    days on market $179,900 Active 15 DOM
14. 2026-06-02
    days on market $179,900 Active 14 DOM
15. 2026-06-01
    days on market $179,900 Active 13 DOM
16. 2026-05-31
    days on market $179,900 Active 12 DOM
17. 2026-05-12
    historical $179,900 260-char remark
18. 2024-10-17
    historical $2,243
19. 2024-10-17
    listed $189,900 Active
20. 2024-09-10
    listed $2,243
21. 2015-11-24
    soldstatus $43,255 Sold
22. 2015-11-04
    status Under Contract
23. 2015-11-03
    status Active
24. 2015-10-28
    status Under Contract
25. 2015-10-23
    status Active
26. 2015-10-14
    status Under Contract
27. 2015-09-28
    listed $46,200 Active
28. 2015-09-28
    listed $46,200
29. 1999-04-29
    soldstatus $64,500
30. 1999-04-01
    soldstatus $64,500
31. 1999-03-22
    listed $63,000
32. 1999-03-22
    listed $63,000

ⓘ 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: $1,018 · $85/mo
• Projected year-2 tax: $1,018 · $85/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 · 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: $24,681
• − Mortgage interest: −$10,082
• − Property taxes: −$1,018
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$5,236
• Taxable income: $2,699
• Est. tax owed @ 24.0%: −$648
• After-tax cash flow: $4,809/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
• City population: 55,693
• 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

+185.4% since first listed

19 events — show timeline

• 2026-06-17 Price Changed $179,800 AcadianaMLS
• 2026-06-17 Price Changed $179,800 GSREIN
• 2026-05-20 Listed $179,900 AcadianaMLS
• 2026-05-12 Coming Soon — AcadianaMLS
• 2024-10-17 Rental Removed $2,243 GSREIN
• 2024-10-17 Listed $189,900 AcadianaMLS
• 2024-09-10 Listed for Rent $2,243 GSREIN
• 2015-11-24 Sold (MLS) $43,255 GSREIN
• 2015-11-04 Pending — GSREIN
• 2015-11-03 Relisted — GSREIN
• 2015-10-28 Pending — GSREIN
• 2015-10-23 Relisted — GSREIN
• 2015-10-14 Pending — GSREIN
• 2015-09-28 Listed $46,200 GSREIN
• 2015-09-28 Listed $46,200 AcadianaMLS
• 1999-04-29 Sold (MLS) $64,500 GSREIN
• 1999-04-01 Sold (Public Records) $64,500 Public Records
• 1999-03-22 Listed $63,000 GSREIN
• 1999-03-22 Listed $63,000 AcadianaMLS

Property tax history

-0.7%/yr

Latest (2025): $1,018 · +0.3% YoY. Source: county tax records.