6225 Evelina St · Estelle, LA 70072

$169,000

3 bd · 2.0 ba · 1,278 sqft · SingleFamily · 69 Days on market

Built 1946 $132/sqft · 18% below area Est $205k · 18% 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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.1/10.0
• 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

Welcome to this well-maintained home in Marrero, offering a great opportunity for buyers seeking solid upgrades with room to add their personal finishing touches. Located in an X flood zone, this home offers added peace of mind. Inside, you'll find no carpet throughout, providing easy maintenance and a clean, modern feel. Recent updates include a newer tankless water heater, updated electrical panel and service wiring to the home, and a 6-year-old HVAC system for efficient cooling. The plumbing system has been fully upgraded from cast iron to PVC, including the main drain lines. Energy efficiency is a standout, with approximately 90% of the exterior upgraded to durable Hardie board siding, helping keep electric bills lower. The home also features newer doors and windows throughout. Inside, the kitchen is outfitted with solid hardwood cabinetry, offering both durability and timeless appeal. A unique highlight of the property is the custom-built, two-story shed featuring a steel spiral staircase fabricated along with custom iron gates, all adding character and functionality to the LARGE outdoor space. This home features many newer updates and just needs someone to finish the final details and make it their own. Sold as-is, this is a fantastic opportunity to own a home with strong foundational upgrades and distinctive features!

Key facts

• Parking
• Built 1946
• Listed 69 days

Tags

• NEWER TANKLESS WATER HEATER
• UPDATED ELECTRICAL PANEL
• 6 YEAR OLD HVAC SYSTEM
• FULLY UPGRADED PLUMBING
• 90 PERCENT HARDIE BOARD SIDING
• NEWER DOORS AND WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Ray St. Pierre Academy For Advanced Studies (math 82% / reading 82%, grade A+, #9 of 646 statewide, top 1%, 336 students, 26% FRL); Harry S Truman School (math 7% / reading 18%, grade F, #546 of 646 statewide, top 85%, 541 students, 78% FRL); John Ehret High School (math 19% / reading 27%, grade F, #169 of 265 statewide, top 64%, 1,579 students, 66% FRL).
• Market conditions: Rents rising (+1.1%/yr); 299 active listings in the ZIP; 18 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 37% 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 69 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $169k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• 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 $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1946 — 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: 1.01% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (median comp): $205,334
• List price: $169,000
• Delta: -17.70%
• 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
3520 Bastian Dr	0.32mi	4/2.0 (+1)	1,300 (+2%)	2mo	$115,000	$88	76
5841 Milladorn Ave	0.44mi	3/2.0	1,235 (-3%)	3mo	$205,000	$166	71
5153 Mount Shasta Dr	0.49mi	3/1.0	1,220 (-4%)	1mo	$165,000	$135	65
2508 Delta Pointe Dr	0.68mi	3/2.0	1,282 (+0%)	6mo	$246,500	$192	63
5220 Mt Shasta Ln	0.38mi	3/1.0	1,398 (+9%)	2mo	$86,000	$62	61
3008 Mount Kennedy Dr	0.64mi	3/2.0	1,345 (+5%)	2mo	$188,900	$140	60
5937 S Oak Dr	0.28mi	2/2.0 (-1)	1,450 (+14%)	0mo	$171,500	$118	59
2420 Taffy Dr	0.67mi	3/2.0	1,211 (-5%)	2mo	$196,000	$162	58
5109 Mount Rushmore Dr	0.59mi	3/2.0	1,383 (+8%)	2mo	$189,000	$137	58
2625 Bay Adams Dr	0.30mi	3/1.0	1,095 (-14%)	1mo	$123,000	$112	57
3021 Mount Kennedy Dr	0.68mi	4/2.0 (+1)	1,450 (+14%)	1mo	$145,000	$100	40
2401 Taffy Dr	0.72mi	4/2.0 (+1)	1,456 (+14%)	5mo	$95,000	$65	34

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: -8.4%
• Equity multiple: 0.70×
• Total profit: $-14,285
• Equity at exit: $25,198

10-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-4,371
• Equity at exit: $14,612

Cash invested: $47,320 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$886
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $258

Break-even live

Break-even rent $1,383

Max offer price $169,000

Occupancy floor 80%

Sensitivity live

Price	-10% $353	-5% $305	+0% $258	+5% $210	+10% $162
Rent	-10% $123	-5% $190	+0% $258	+5% $325	+10% $393
Rate	-1.0pp $343	-0.5pp $301	base $258	+0.5pp $214	+1.0pp $169

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5913 S Oak Dr Marrero, LA	4.0	2.0	1300	$1,950	$1.50	25d	1	0.24mi
5162 Mount Matterhorn Ave Marrero, LA	2.0	1.0	1000	$1,050	$1.05	6d	1	0.36mi
5160 Mount Matterhorn St Marrero, LA	2.0	1.0	1000	$1,050	$1.05	25d	1	0.36mi
2325 Wilton St Unit A Marrero, LA	2.0	1.0	1000	$1,200	$1.20	45d	1	0.41mi
116 Sunrise Dr Marrero, LA	3.0	1.5	1225	$1,750	$1.43	45d	1	0.48mi
5118 Ehret Rd Unit B Marrero, LA	3.0	2.5	1275	$1,800	$1.41	6d	1	0.49mi
2632 Dove Ave Unit NA Marrero, LA	3.0	2.0	1250	$1,650	$1.32	45d	1	0.66mi
5504 Randolph St Marrero, LA	3.0	2.0	1800	$1,800	$1.00	25d	1	0.68mi
5128 Eden Roc Dr Marrero, LA	3.0	2.0	1400	$1,750	$1.25	6d	1	0.83mi
2425 Ramsey Dr Marrero, LA	4.0	2.0	1500	$1,800	$1.20	3d	1	0.84mi
2612 Susie Ct Marrero, LA	3.0	2.0	1852	$2,200	$1.19	21d	1	0.99mi
5045 Dueling Oaks Ave Marrero, LA	3.0	2.0	1300	$1,700	$1.31	25d	1	0.99mi
5007 Towering Oaks Ave Marrero, LA	3.0	2.0	1400	$1,700	$1.21	45d	1	1.09mi
5300 Alpaca Dr Marrero, LA	4.0	2.0	1650	$1,995	$1.21	16d	1	1.28mi
5119 Oak Dr Marrero, LA	3.0	2.0	1624	$1,750	$1.08	16d	1	1.29mi
2417 Highland Meadows Dr Marrero, LA	4.0	2.0	1400	$1,950	$1.39	45d	1	1.34mi
1728 Irma St Marrero, LA	3.0	2.0	1450	$1,550	$1.07	25d	1	1.36mi
5027 Richland Dr Marrero, LA	2.0	1.5	1260	$1,500	$1.19	6d	1	1.40mi

Listing history 24 events

1. 2026-06-21
   days on market $169,000 Active 69 DOM
2. 2026-06-18
   price $169,000 Active 66 DOM
3. 2026-06-18
   days on market $179,000 Active 66 DOM
4. 2026-06-17
   days on market $179,000 Active 65 DOM
5. 2026-06-16
   days on market $179,000 Active 64 DOM
6. 2026-06-15
   days on market $179,000 Active 63 DOM
7. 2026-06-13
   days on market $179,000 Active 61 DOM
8. 2026-06-10
   days on market $179,000 Active 58 DOM
9. 2026-06-09
   days on market $179,000 Active 57 DOM
10. 2026-06-08
    days on market $179,000 Active 56 DOM
11. 2026-06-07
    days on market $179,000 Active 55 DOM
12. 2026-06-03
    days on market $179,000 Active 51 DOM
13. 2026-06-02
    days on market $179,000 Active 50 DOM
14. 2026-06-01
    days on market $179,000 Active 49 DOM
15. 2026-05-31
    days on market $179,000 Active 48 DOM
16. 2026-05-15
    price $179,000 1346-char remark

    Show marketing remark (1352 chars)

    Welcome to this well-maintained home in Marrero, offering a great opportunity for buyers seeking solid upgrades with room to add their personal finishing touches. Located in an X flood zone, this home offers added peace of mind. Inside, you’ll find no carpet throughout, providing easy maintenance and a clean, modern feel. Recent updates include a newer tankless water heater, updated electrical panel and service wiring to the home, and a 6-year-old HVAC system for efficient cooling. The plumbing system has been fully upgraded from cast iron to PVC, including the main drain lines. Energy efficiency is a standout, with approximately 90% of the exterior upgraded to durable Hardie board siding, helping keep electric bills lower. The home also features newer doors and windows throughout. Inside, the kitchen is outfitted with solid hardwood cabinetry, offering both durability and timeless appeal. A unique highlight of the property is the custom-built, two-story shed featuring a steel spiral staircase fabricated along with custom iron gates, all adding character and functionality to the LARGE outdoor space. This home features many newer updates and just needs someone to finish the final details and make it their own. Sold as-is, this is a fantastic opportunity to own a home with strong foundational upgrades and distinctive features!

17. 2026-05-15
    price $179,000 1352-char remark

    Show marketing remark (1352 chars)

    Welcome to this well-maintained home in Marrero, offering a great opportunity for buyers seeking solid upgrades with room to add their personal finishing touches. Located in an X flood zone, this home offers added peace of mind. Inside, you’ll find no carpet throughout, providing easy maintenance and a clean, modern feel. Recent updates include a newer tankless water heater, updated electrical panel and service wiring to the home, and a 6-year-old HVAC system for efficient cooling. The plumbing system has been fully upgraded from cast iron to PVC, including the main drain lines. Energy efficiency is a standout, with approximately 90% of the exterior upgraded to durable Hardie board siding, helping keep electric bills lower. The home also features newer doors and windows throughout. Inside, the kitchen is outfitted with solid hardwood cabinetry, offering both durability and timeless appeal. A unique highlight of the property is the custom-built, two-story shed featuring a steel spiral staircase fabricated along with custom iron gates, all adding character and functionality to the LARGE outdoor space. This home features many newer updates and just needs someone to finish the final details and make it their own. Sold as-is, this is a fantastic opportunity to own a home with strong foundational upgrades and distinctive features!

18. 2026-04-13
    listed $189,000 Active 1346-char remark

    Show marketing remark (1352 chars)

    Welcome to this well-maintained home in Marrero, offering a great opportunity for buyers seeking solid upgrades with room to add their personal finishing touches. Located in an X flood zone, this home offers added peace of mind. Inside, you’ll find no carpet throughout, providing easy maintenance and a clean, modern feel. Recent updates include a newer tankless water heater, updated electrical panel and service wiring to the home, and a 6-year-old HVAC system for efficient cooling. The plumbing system has been fully upgraded from cast iron to PVC, including the main drain lines. Energy efficiency is a standout, with approximately 90% of the exterior upgraded to durable Hardie board siding, helping keep electric bills lower. The home also features newer doors and windows throughout. Inside, the kitchen is outfitted with solid hardwood cabinetry, offering both durability and timeless appeal. A unique highlight of the property is the custom-built, two-story shed featuring a steel spiral staircase fabricated along with custom iron gates, all adding character and functionality to the LARGE outdoor space. This home features many newer updates and just needs someone to finish the final details and make it their own. Sold as-is, this is a fantastic opportunity to own a home with strong foundational upgrades and distinctive features!

19. 2026-04-13
    listed $189,000 Active 1352-char remark

    Show marketing remark (1352 chars)

    Welcome to this well-maintained home in Marrero, offering a great opportunity for buyers seeking solid upgrades with room to add their personal finishing touches. Located in an X flood zone, this home offers added peace of mind. Inside, you’ll find no carpet throughout, providing easy maintenance and a clean, modern feel. Recent updates include a newer tankless water heater, updated electrical panel and service wiring to the home, and a 6-year-old HVAC system for efficient cooling. The plumbing system has been fully upgraded from cast iron to PVC, including the main drain lines. Energy efficiency is a standout, with approximately 90% of the exterior upgraded to durable Hardie board siding, helping keep electric bills lower. The home also features newer doors and windows throughout. Inside, the kitchen is outfitted with solid hardwood cabinetry, offering both durability and timeless appeal. A unique highlight of the property is the custom-built, two-story shed featuring a steel spiral staircase fabricated along with custom iron gates, all adding character and functionality to the LARGE outdoor space. This home features many newer updates and just needs someone to finish the final details and make it their own. Sold as-is, this is a fantastic opportunity to own a home with strong foundational upgrades and distinctive features!

20. 2008-05-29
    soldstatus $53,000
21. 2008-05-27
    soldstatus $53,000
22. 2008-04-28
    listed $53,000
23. 2008-04-28
    listed $53,000
24. 1995-05-01
    soldstatus

ⓘ 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: $832 · $69/mo
• Projected year-2 tax: $930 · $77/mo
• Expected delta: +$98/yr (+$8/mo · 11.7%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,508
• − Mortgage interest: −$9,467
• − Property taxes: −$832
• − Insurance: −$1,642
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$4,916
• Taxable income: $369
• Est. tax owed @ 24.0%: −$89
• After-tax cash flow: $3,003/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

+237.7% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $179,000 AcadianaMLS
• 2026-05-15 Price Changed $179,000 GSREIN
• 2026-04-13 Listed $189,000 GSREIN
• 2026-04-13 Listed $189,000 AcadianaMLS
• 2008-05-29 Sold (Public Records) $53,000 Public Records
• 2008-05-27 Sold (MLS) $53,000 GSREIN
• 2008-04-28 Listed $53,000 AcadianaMLS
• 2008-04-28 Listed $53,000 GSREIN
• 1995-05-01 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $832 · +0.3% YoY. Source: county tax records.