3133 Ventura Ln · Estelle, LA 70072

$215,000

3 bd · 2.0 ba · 1,446 sqft · SingleFamily · 55 Days on market

Built 1978 6,176 sqft lot $149/sqft · at area comps Est $207k · at est.

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Why this score? — see what drove the D 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 +17.9/30.0
• ARV discount +5.8/15.0
• DSCR +5.6/10.0
• 1% rule +4.0/10.0
• 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

Welcome to 3133 Venture Ln in Marrero! This 3-bedroom, 2-bath home offers 1,446 sq ft of comfortable living space with a functional layout and thoughtful updates throughout. The spacious living area features a cozy wood-burning fireplace, wonderful for relaxing or entertaining. Major upgrades include a roof replaced in 2021, outdoor HVAC unit replaced in 2024, new ductwork throughout, and a recently replaced water heater, offering peace of mind for years to come. The home is all-electric and includes an attached one-car garage with washer and dryer hookups. Now located in Flood Zone X, this property offers added value and potential savings on flood insurance. Don't miss this well-maintained home with key system updates already done!

Key facts

• New ductwork
• Flood zone x
• Roof replaced

Tags

• WOOD-BURNING FIREPLACE
• ROOF REPLACED
• OUTDOOR HVAC UNIT REPLACED
• NEW DUCTWORK
• WATER HEATER REPLACED
• FLOOD ZONE X

Property features AI

Finance

• Other: Some energy-efficient features: efficient lighting, water heater, and windows

Exterior

• Parking: Attached garage; Off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story; Very good condition
• Construction: Brick construction; Shingle roof; Slab foundation; Built on a 0.1418-acre (approx.) rectangular city lot
• Exterior features: Fenced yard; Porch; Concrete and paver patio/porch areas

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bedrooms: 8 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Has heating and cooling
• Interior features: Ceiling fan(s); Carbon monoxide detector; Pantry
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (10.4% below list).
• Recommended offer: $193k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 5.6% in Estelle — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 42% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y 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 $135k; list at $215k implies a 59% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,746 (10.4% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

• ARV (median comp): $207,390
• List price: $215,000
• Delta: 3.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5416 Tusa Dr	0.20mi	3/2.0	1,460 (+1%)	6mo	$145,000	$99	84
5412 Loring Dr	0.17mi	3/2.0	1,400 (-3%)	6mo	$220,000	$157	82
5137 Lee Pl	0.20mi	3/2.0	1,500 (+4%)	8mo	$235,000	$157	78
3208 Nature Dr	0.28mi	3/2.0	1,431 (-1%)	10mo	$235,000	$164	77
3200 Jennifer Ct	0.17mi	3/2.0	1,560 (+8%)	3mo	$235,000	$151	76
3073 Sorbonne Dr	0.36mi	4/2.0 (+1)	1,383 (-4%)	5mo	$180,000	$130	66
5124 Ross Ln	0.21mi	3/2.0	1,610 (+11%)	8mo	$248,000	$154	65
3021 Mount Kennedy Dr	0.62mi	4/2.0 (+1)	1,450 (+0%)	1mo	$145,000	$100	64
5078 Pritchard Rd	0.34mi	3/2.0	1,609 (+11%)	9mo	$250,000	$155	58
3008 Mount Kennedy Dr	0.67mi	3/2.0	1,345 (-7%)	2mo	$188,900	$140	56
2925 Barataria Blvd	0.65mi	3/2.0	1,542 (+7%)	10mo	$255,000	$165	50
3817 Hillcrest Dr	0.62mi	3/2.0	1,628 (+13%)	8mo	$225,000	$138	43

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: -14.8%
• Equity multiple: 0.48×
• Total profit: $-31,286
• Equity at exit: $32,057

10-year hold

• IRR: -9.6%
• Equity multiple: 0.46×
• Total profit: $-32,580
• Equity at exit: $18,589

Cash invested: $60,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$125 /mo · $1,498/yr
• Insurance: −$90
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $114

Break-even live

Break-even rent $1,783

Max offer price $215,000

Occupancy floor 89%

Sensitivity live

Price	-10% $236	-5% $175	+0% $114	+5% $53	+10% $-7
Rent	-10% $-38	-5% $38	+0% $114	+5% $190	+10% $267
Rate	-1.0pp $223	-0.5pp $169	base $114	+0.5pp $59	+1.0pp $2

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: $53,750
• Closing costs: $6,450
• 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	16d	1	0.05mi
5160 Mount Matterhorn St Marrero, LA	2.0	1.0	1000	$1,050	$1.05	25d	1	0.98mi
5162 Mount Matterhorn Ave Marrero, LA	2.0	1.0	1000	$1,050	$1.05	6d	1	0.98mi
5913 S Oak Dr Marrero, LA	4.0	2.0	1300	$1,950	$1.50	25d	1	1.07mi
116 Sunrise Dr Marrero, LA	3.0	1.5	1225	$1,750	$1.43	45d	1	1.13mi
2425 Ramsey Dr Marrero, LA	4.0	2.0	1500	$1,800	$1.20	3d	1	1.39mi
2544 Jeanne St Marrero, LA	4.0	2.0	1158	$2,300	$1.99	25d	1	1.42mi
2417 Highland Meadows Dr Marrero, LA	4.0	2.0	1400	$1,950	$1.39	45d	1	1.43mi
2748 Erin Dr Marrero, LA	3.0	2.0	1460	$1,850	$1.27	25d	1	1.46mi

Listing history 30 events

1. 2026-06-21
   days on market $215,000 Active 55 DOM
2. 2026-06-18
   days on market $215,000 Active 52 DOM
3. 2026-06-17
   days on market $215,000 Active 51 DOM
4. 2026-06-16
   days on market $215,000 Active 50 DOM
5. 2026-06-15
   days on market $215,000 Active 49 DOM
6. 2026-06-13
   days on market $215,000 Active 47 DOM
7. 2026-06-10
   days on market $215,000 Active 44 DOM
8. 2026-06-09
   days on market $215,000 Active 43 DOM
9. 2026-06-08
   days on market $215,000 Active 42 DOM
10. 2026-06-07
    days on market $215,000 Active 41 DOM
11. 2026-06-03
    days on market $215,000 Active 37 DOM
12. 2026-06-02
    days on market $215,000 Active 36 DOM
13. 2026-06-01
    days on market $215,000 Active 35 DOM
14. 2026-05-31
    days on market $215,000 Active 34 DOM
15. 2026-04-27
    listed $219,000 Active 748-char remark

    Show marketing remark (742 chars)

    Welcome to 3133 Venture Ln in Marrero! This 3-bedroom, 2-bath home offers 1,446 sq ft of comfortable living space with a functional layout and thoughtful updates throughout. The spacious living area features a cozy wood-burning fireplace, wonderful for relaxing or entertaining. Major upgrades include a roof replaced in 2021, outdoor HVAC unit replaced in 2024, new ductwork throughout, and a recently replaced water heater, offering peace of mind for years to come. The home is all-electric and includes an attached one-car garage with washer and dryer hookups. Now located in Flood Zone X, this property offers added value and potential savings on flood insurance. Don't miss this well-maintained home with key system updates already done!

16. 2026-04-27
    listed $219,000 Active 742-char remark

    Show marketing remark (742 chars)

    Welcome to 3133 Venture Ln in Marrero! This 3-bedroom, 2-bath home offers 1,446 sq ft of comfortable living space with a functional layout and thoughtful updates throughout. The spacious living area features a cozy wood-burning fireplace, wonderful for relaxing or entertaining. Major upgrades include a roof replaced in 2021, outdoor HVAC unit replaced in 2024, new ductwork throughout, and a recently replaced water heater, offering peace of mind for years to come. The home is all-electric and includes an attached one-car garage with washer and dryer hookups. Now located in Flood Zone X, this property offers added value and potential savings on flood insurance. Don't miss this well-maintained home with key system updates already done!

17. 2016-04-29
    soldstatus $135,000
18. 2016-04-28
    soldstatus $135,000 Sold

    Show marketing remark (174 chars)

    must see. These pictures are nothing how it looks like now. I will post new pictures soon. Painted cabinets, granite counters. Laminate wood and tile. New bathrooms. Come see

19. 2016-04-04
    status Under Contract

    Show marketing remark (174 chars)

    must see. These pictures are nothing how it looks like now. I will post new pictures soon. Painted cabinets, granite counters. Laminate wood and tile. New bathrooms. Come see

20. 2016-03-22
    historical Pending Continue to Show

    Show marketing remark (174 chars)

    must see. These pictures are nothing how it looks like now. I will post new pictures soon. Painted cabinets, granite counters. Laminate wood and tile. New bathrooms. Come see

21. 2016-03-11
    status Active

    Show marketing remark (174 chars)

    must see. These pictures are nothing how it looks like now. I will post new pictures soon. Painted cabinets, granite counters. Laminate wood and tile. New bathrooms. Come see

22. 2016-02-21
    historical Pending Continue to Show

    Show marketing remark (174 chars)

    must see. These pictures are nothing how it looks like now. I will post new pictures soon. Painted cabinets, granite counters. Laminate wood and tile. New bathrooms. Come see

23. 2016-02-11
    price $135,000

    Show marketing remark (174 chars)

    must see. These pictures are nothing how it looks like now. I will post new pictures soon. Painted cabinets, granite counters. Laminate wood and tile. New bathrooms. Come see

24. 2015-11-10
    listed $129,000 Active

    Show marketing remark (174 chars)

    must see. These pictures are nothing how it looks like now. I will post new pictures soon. Painted cabinets, granite counters. Laminate wood and tile. New bathrooms. Come see

25. 2015-11-10
    listed $135,000

    Show marketing remark (174 chars)

    must see. These pictures are nothing how it looks like now. I will post new pictures soon. Painted cabinets, granite counters. Laminate wood and tile. New bathrooms. Come see

26. 2013-09-16
    listed $117,000
27. 2013-09-16
    listed $117,000
28. 2013-09-10
    listed $117,000
29. 2013-09-10
    listed $117,000
30. 1989-06-01
    soldstatus $55,000

ⓘ 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: $1,498 · $125/mo
• Projected year-2 tax: $1,498 · $125/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 (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 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: $23,130
• − Mortgage interest: −$12,043
• − Property taxes: −$1,498
• − Insurance: −$1,872
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$6,255
• Taxable loss: −$2,240
• Est. tax savings @ 24.0%: +$538
• After-tax cash flow: $1,909/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

• 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

+290.9% since first listed

18 events — show timeline

• 2026-05-22 Price Changed $215,000 AcadianaMLS
• 2026-05-22 Price Changed $215,000 GSREIN
• 2026-04-27 Listed $219,000 GSREIN
• 2026-04-27 Listed $219,000 AcadianaMLS
• 2016-04-29 Sold (Public Records) $135,000 Public Records
• 2016-04-28 Sold (MLS) $135,000 GSREIN
• 2016-04-04 Pending — GSREIN
• 2016-03-22 Contingent — GSREIN
• 2016-03-11 Relisted — GSREIN
• 2016-02-21 Contingent — GSREIN
• 2016-02-11 Price Changed $135,000 GSREIN
• 2015-11-10 Listed $129,000 GSREIN
• 2015-11-10 Listed $135,000 AcadianaMLS
• 2013-09-16 Listed $117,000 GSREIN
• 2013-09-16 Listed $117,000 AcadianaMLS
• 2013-09-10 Listed $117,000 GSREIN
• 2013-09-10 Listed $117,000 AcadianaMLS
• 1989-06-01 Sold (Public Records) $55,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,498 · -17.8% YoY. Source: county tax records.