560 Phyllis Dr · Avondale, LA 70094

$105,000

3 bd · 1.5 ba · 1,212 sqft · SingleFamily · 110 Days on market

Built 1965 6,033 sqft lot $87/sqft · 40% below area Est $176k · 40% under

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

Opportunity waits for this 3-bedroom, 1.5 bath home located in Avondale, LA. This home offers a great opportunity for buyers looking to add their personal touch. Filled with character and charm, the property presents solid potential while requiring some repairs and your touch. The spacious backyard features a covered patio, creating an ideal setting for outdoor gatherings, relaxation, and entertaining. Whether you're an owner-occupant seeking value or an investor exploring possibilities, this home provides a canvas to bring your vision to life.

Key facts

• Spacious backyard
• Covered patio
• 6,033 sq ft lot

Tags

• SPACIOUS BACKYARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 26y ago; this cycle's ask has dropped $22k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 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 1965 — 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. 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?
7. 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.
8. 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.
9. 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: 1.64% ✓
• Cap rate: 13.49%
• Cash-on-cash: 25.71%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (median comp): $176,047
• List price: $105,000
• Delta: -40.36%
• 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
74 Elaine Dr	0.04mi	3/2.0	1,249 (+3%)	4mo	$42,107	$34	88
132 Maderia Dr	0.17mi	3/1.5	1,102 (-9%)	1mo	$180,000	$163	76
101 Helen Dr	0.16mi	3/2.0	1,155 (-5%)	11mo	$170,000	$147	74
525 Phyllis Dr	0.10mi	3/1.5	1,124 (-7%)	15mo	$173,000	$154	71
157 Elaine Dr	0.22mi	3/2.0	1,316 (+9%)	4mo	$210,000	$160	70
532 Phyllis Dr	0.07mi	2/1.5 (-1)	1,300 (+7%)	14mo	$96,000	$74	68
101 Dialita Dr	0.62mi	3/2.0	1,195 (-1%)	2mo	$205,000	$172	66
168 Blanche Dr	0.40mi	3/2.0	1,195 (-1%)	15mo	$205,000	$172	64
512 S Jamie Blvd	0.09mi	3/1.5	1,069 (-12%)	20mo	$125,000	$117	60
181 Julia Dr	0.33mi	3/2.0	1,300 (+7%)	18mo	$112,500	$87	56
181 Rosalie Dr	0.73mi	3/1.5	1,109 (-8%)	2mo	$105,000	$95	50
180 Blanche Dr	0.41mi	3/1.5	1,056 (-13%)	12mo	$160,000	$152	49

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: 12.4%
• Equity multiple: 1.47×
• Total profit: $13,912
• Equity at exit: $15,656

10-year hold

• IRR: 18.7%
• Equity multiple: 2.33×
• Total profit: $39,155
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,717 high
• Mortgage (P&I): −$551
• Tax from tax record: −$132 /mo · $1,588/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $564

Break-even live

Break-even rent $1,004

Max offer price $105,000

Occupancy floor 62%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76 Elaine Dr Westwego, LA	3.0	1.5	1100	$1,500	$1.36	44d	1	0.05mi
89 Marie Dr Westwego, LA	4.0	1.5	1100	$1,600	$1.45	44d	1	0.12mi
101 Ursula Dr Westwego, LA	3.0	1.5	1400	$1,600	$1.14	14d	1	0.35mi
113 Jeanne Dr Westwego, LA	3.0	2.0	800	$1,950	$2.44	14d	1	0.45mi
185 Carmen Dr Westwego, LA	3.0	1.0	900	$1,600	$1.78	44d	1	1.14mi
145 S Dexter Dr Westwego, LA	3.0	1.5	1200	$1,400	$1.17	23d	1	1.16mi
304 Butler Dr Westwego, LA	4.0	2.0	1200	$2,300	$1.92	44d	1	1.27mi
441 Butler Dr Westwego, LA	3.0	1.5	1200	$1,450	$1.21	44d	1	1.46mi
441 Butler Dr Westwego, LA	3.0	2.0	1200	$1,450	$1.21	23d	1	1.46mi

Listing history 38 events

1. 2026-06-18
   days on market $105,000 Active 110 DOM
2. 2026-06-17
   days on market $105,000 Active 109 DOM
3. 2026-06-16
   days on market $105,000 Active 108 DOM
4. 2026-06-15
   days on market $105,000 Active 107 DOM
5. 2026-06-13
   days on market $105,000 Active 105 DOM
6. 2026-06-10
   days on market $105,000 Active 102 DOM
7. 2026-06-09
   days on market $105,000 Active 101 DOM
8. 2026-06-08
   days on market $105,000 Active 100 DOM
9. 2026-06-07
   days on market $105,000 Active 99 DOM
10. 2026-06-03
    days on market $105,000 Active 95 DOM
11. 2026-06-02
    days on market $105,000 Active 94 DOM
12. 2026-06-01
    days on market $105,000 Active 93 DOM
13. 2026-05-31
    days on market $105,000 Active 92 DOM
14. 2026-05-14
    price $105,000 550-char remark

    Show marketing remark (556 chars)

    Opportunity waits for this 3-bedroom, 1.5 bath home located in Avondale, LA. This home offers a great opportunity for buyers looking to add their personal touch. Filled with character and charm, the property presents solid potential while requiring some repairs and your touch. The spacious backyard features a covered patio, creating an ideal setting for outdoor gatherings, relaxation, and entertaining. Whether you’re an owner-occupant seeking value or an investor exploring possibilities, this home provides a canvas to bring your vision to life.

15. 2026-05-14
    price $105,000 556-char remark

    Show marketing remark (556 chars)

    Opportunity waits for this 3-bedroom, 1.5 bath home located in Avondale, LA. This home offers a great opportunity for buyers looking to add their personal touch. Filled with character and charm, the property presents solid potential while requiring some repairs and your touch. The spacious backyard features a covered patio, creating an ideal setting for outdoor gatherings, relaxation, and entertaining. Whether you’re an owner-occupant seeking value or an investor exploring possibilities, this home provides a canvas to bring your vision to life.

16. 2026-04-09
    status Active 550-char remark

    Show marketing remark (556 chars)

    Opportunity waits for this 3-bedroom, 1.5 bath home located in Avondale, LA. This home offers a great opportunity for buyers looking to add their personal touch. Filled with character and charm, the property presents solid potential while requiring some repairs and your touch. The spacious backyard features a covered patio, creating an ideal setting for outdoor gatherings, relaxation, and entertaining. Whether you’re an owner-occupant seeking value or an investor exploring possibilities, this home provides a canvas to bring your vision to life.

17. 2026-04-09
    status Active 556-char remark

    Show marketing remark (556 chars)

    Opportunity waits for this 3-bedroom, 1.5 bath home located in Avondale, LA. This home offers a great opportunity for buyers looking to add their personal touch. Filled with character and charm, the property presents solid potential while requiring some repairs and your touch. The spacious backyard features a covered patio, creating an ideal setting for outdoor gatherings, relaxation, and entertaining. Whether you’re an owner-occupant seeking value or an investor exploring possibilities, this home provides a canvas to bring your vision to life.

18. 2026-04-01
    status Pending 550-char remark

    Show marketing remark (556 chars)

    Opportunity waits for this 3-bedroom, 1.5 bath home located in Avondale, LA. This home offers a great opportunity for buyers looking to add their personal touch. Filled with character and charm, the property presents solid potential while requiring some repairs and your touch. The spacious backyard features a covered patio, creating an ideal setting for outdoor gatherings, relaxation, and entertaining. Whether you’re an owner-occupant seeking value or an investor exploring possibilities, this home provides a canvas to bring your vision to life.

19. 2026-04-01
    historical Active Under Contract 556-char remark

    Show marketing remark (556 chars)

    Opportunity waits for this 3-bedroom, 1.5 bath home located in Avondale, LA. This home offers a great opportunity for buyers looking to add their personal touch. Filled with character and charm, the property presents solid potential while requiring some repairs and your touch. The spacious backyard features a covered patio, creating an ideal setting for outdoor gatherings, relaxation, and entertaining. Whether you’re an owner-occupant seeking value or an investor exploring possibilities, this home provides a canvas to bring your vision to life.

20. 2026-02-28
    listed $127,000 Active 550-char remark

    Show marketing remark (556 chars)

    Opportunity waits for this 3-bedroom, 1.5 bath home located in Avondale, LA. This home offers a great opportunity for buyers looking to add their personal touch. Filled with character and charm, the property presents solid potential while requiring some repairs and your touch. The spacious backyard features a covered patio, creating an ideal setting for outdoor gatherings, relaxation, and entertaining. Whether you’re an owner-occupant seeking value or an investor exploring possibilities, this home provides a canvas to bring your vision to life.

21. 2026-02-28
    listed $127,000 Active 556-char remark

    Show marketing remark (556 chars)

    Opportunity waits for this 3-bedroom, 1.5 bath home located in Avondale, LA. This home offers a great opportunity for buyers looking to add their personal touch. Filled with character and charm, the property presents solid potential while requiring some repairs and your touch. The spacious backyard features a covered patio, creating an ideal setting for outdoor gatherings, relaxation, and entertaining. Whether you’re an owner-occupant seeking value or an investor exploring possibilities, this home provides a canvas to bring your vision to life.

22. 2020-10-05
    soldstatus $127,000
23. 2020-09-30
    soldstatus $127,000 Closed
24. 2020-08-04
    status Pending
25. 2020-07-25
    status Active
26. 2020-07-08
    status Pending
27. 2020-06-29
    listed $124,900 Active
28. 2020-06-29
    listed $124,900
29. 2011-12-30
    soldstatus $31,000
30. 2010-12-08
    listed $38,000
31. 2010-12-08
    listed $38,000
32. 2008-02-28
    soldstatus $67,000
33. 2007-07-13
    listed $74,358
34. 2007-07-13
    listed $74,358
35. 2000-04-18
    soldstatus $63,001
36. 2000-04-01
    soldstatus $63,001
37. 2000-03-01
    listed $65,350
38. 2000-03-01
    listed $65,350

ⓘ 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: $1,588 · $132/mo
• Projected year-2 tax: $1,588 · $132/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 9/10 Extreme FEMA zone X · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 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: $20,609
• − Mortgage interest: −$5,882
• − Property taxes: −$1,588
• − Insurance: −$1,322
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$3,055
• Taxable income: $5,464
• Est. tax owed @ 24.0%: −$1,311
• After-tax cash flow: $5,451/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

+60.7% since first listed

25 events — show timeline

• 2026-05-14 Price Changed $105,000 AcadianaMLS
• 2026-05-14 Price Changed $105,000 GSREIN
• 2026-04-09 Relisted — AcadianaMLS
• 2026-04-09 Relisted — GSREIN
• 2026-04-01 Pending — AcadianaMLS
• 2026-04-01 Contingent — GSREIN
• 2026-02-28 Listed $127,000 GSREIN
• 2026-02-28 Listed $127,000 AcadianaMLS
• 2020-10-05 Sold (Public Records) $127,000 Public Records
• 2020-09-30 Sold (MLS) $127,000 GSREIN
• 2020-08-04 Pending — GSREIN
• 2020-07-25 Relisted — GSREIN
• 2020-07-08 Pending — GSREIN
• 2020-06-29 Listed $124,900 AcadianaMLS
• 2020-06-29 Listed $124,900 GSREIN
• 2011-12-30 Sold (MLS) $31,000 GSREIN
• 2010-12-08 Listed $38,000 AcadianaMLS
• 2010-12-08 Listed $38,000 GSREIN
• 2008-02-28 Sold (MLS) $67,000 GSREIN
• 2007-07-13 Listed $74,358 AcadianaMLS
• 2007-07-13 Listed $74,358 GSREIN
• 2000-04-18 Sold (MLS) $63,001 GSREIN
• 2000-04-01 Sold (Public Records) $63,001 Public Records
• 2000-03-01 Listed $65,350 GSREIN
• 2000-03-01 Listed $65,350 AcadianaMLS

Property tax history

+6.6%/yr

Latest (2025): $1,588 · +0.3% YoY. Source: county tax records.