708 Fairlawn Dr · Terrytown, LA 70056

$199,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 208 Days on market

Built 1967 6,599 sqft lot $142/sqft · 21% below area Est $253k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this opportunity to acquire a single family home in a desirable Gretna neighborhood! Offering 3 spacious bedrooms and 2 full bathrooms, this property is the perfect canvas for a buyer looking to customize and add instant equity. The functional layout is great for modern living, featuring an open-concept kitchen and living area--great for daily life and casual entertaining. An adjacent, separated formal dining room provides the perfect space for hosting holidays or use as a dedicated home office. You will Love: the brick exterior, expansive backyard and spacious bedrooms. Located on a peaceful street with easy access to all the Gretna amenities. This home is priced to sell.

Key facts

• Formal dining room
• Open-concept kitchen
• Single family home

Tags

• SINGLE FAMILY HOME
• GRETNA NEIGHBORHOOD
• OPEN-CONCEPT KITCHEN
• FORMAL DINING ROOM
• EXPANSIVE BACKYARD
• PEACEFUL STREET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-72 ($-860/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (19.3% below list).
• Recommended offer: $161k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.5% in Terrytown — 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 69/100 on livability (#73 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, 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.
• Zoned schools: Terrytown Elementary School (math 16% / reading 21%, grade F, #467 of 646 statewide, top 73%, 625 students, 52% FRL); Livaudais Middle School (math 8% / reading 22%, grade F, #185 of 218 statewide, top 85%, 621 students, 56% FRL); West Jefferson High School (math 10% / reading 17%, grade F, #229 of 265 statewide, top 86%, 1,524 students, 58% FRL).
• Zoned-school proficiency averages 16% at this address vs 29% district-wide (-13 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 soft (-0.2%/yr); 162 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 33% of the median local income ($59k/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 208 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $21k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $134k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $160,598 (19.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

• ARV (median comp): $253,294
• List price: $199,000
• Delta: -21.44%
• 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
736 Fairlawn Dr	0.08mi	3/2.0	1,553 (+11%)	4mo	$195,000	$126	75
1918 Farmington Pl	0.44mi	3/2.0	1,360 (-3%)	1mo	$160,000	$118	74
44 Tulip Dr	0.55mi	4/2.0 (+1)	1,396 (-0%)	6mo	$104,000	$74	64
1912 Cooper Rd	0.30mi	3/1.5	1,584 (+13%)	2mo	$215,000	$136	60
1921 Friedrica St	0.43mi	3/1.5	1,221 (-13%)	2mo	$140,000	$115	55
2133 Esplanade Pl	0.68mi	4/2.0 (+1)	1,318 (-6%)	1mo	$170,000	$129	53
509 Farmington Pl	0.44mi	3/1.5	1,190 (-15%)	1mo	$135,000	$113	51
761 Holyoke Pl	0.46mi	3/2.0	1,600 (+14%)	5mo	$218,000	$136	51
532 Deerfield Rd	0.62mi	3/1.5	1,550 (+11%)	6mo	$235,000	$152	46
2153 Emerson St	0.75mi	3/2.0	1,520 (+9%)	7mo	$216,000	$142	45
1927 Stumpf Blvd	0.54mi	4/2.0 (+1)	1,200 (-14%)	3mo	$149,900	$125	43
312 Coral Ave	0.71mi	3/1.5	1,549 (+11%)	5mo	$139,500	$90	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.25×
• Total profit: $-41,516
• Equity at exit: $29,672

10-year hold

• IRR: -25.7%
• Equity multiple: -0.08×
• Total profit: $-60,207
• Equity at exit: $17,206

Cash invested: $55,720 (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 70056

• Rents YoY: -0.2%
• Active inventory: 162
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,606 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$147 /mo · $1,769/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-72

Break-even live

Break-even rent $1,697

Max offer price $186,337

Occupancy floor 99%

Sensitivity live

Price	-10% $41	-5% $-15	+0% $-72	+5% $-128	+10% $-184
Rent	-10% $-199	-5% $-135	+0% $-72	+5% $-8	+10% $55
Rate	-1.0pp $29	-0.5pp $-21	base $-72	+0.5pp $-123	+1.0pp $-176

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1912 Concord Rd Gretna, LA	3.0	2.0	1535	$2,000	$1.30	25d	1	0.17mi
1932 Faith Pl Unit B Terrytown, LA	2.0	1.5	940	$1,200	$1.28	45d	1	0.27mi
1906 Cooper Rd Gretna, LA	3.0	2.0	1200	$1,600	$1.33	6d	1	0.28mi
1784 Carol Sue Ave Gretna, LA	1.0–3.0	1.0–1.5	850	$1,035	$1.22	45d	1	0.36mi
653 Farmington Pl Unit B Terrytown, LA	2.0	1.5	975	$1,250	$1.28	25d	1	0.37mi
1629 Cooper Rd Unit B Terrytown, LA	2.0	1.5	1200	$1,300	$1.08	45d	1	0.41mi
1625 Cooper Rd Unit D Terrytown, LA	2.0	1.5	1200	$1,300	$1.08	45d	1	0.42mi
1117 Whitney Ave Gretna, LA	1.0–3.0	1.0–2.0	951	$1,489	$1.57	4d	16	0.44mi
1665 Alexander Ct Gretna, LA	2.0	1.5	1350	$1,295	$0.96	45d	1	0.45mi
1661 Alexander Ct Gretna, LA	2.0	1.5	1350	$1,295	$0.96	45d	1	0.45mi
1629 Gary Ct Unit B Terrytown, LA	2.0	1.5	1200	$1,300	$1.08	45d	1	0.45mi
583 Delmar St Terrytown, LA	3.0	1.5	1426	$1,350	$0.95	45d	1	0.49mi
1810 Stumpf Blvd Gretna, LA	3.0	1.0	1000	$1,650	$1.65	45d	1	0.52mi
2111 Emerson St Terrytown, LA	3.0	2.5	1500	$1,650	$1.10	45d	1	0.61mi
349 Cherry Blossom Ln Terrytown, LA	3.0	1.5	1225	$1,600	$1.31	25d	1	0.63mi
805 Terry Pkwy Terrytown, LA	3.0	2.0	1782	$2,050	$1.15	6d	1	0.67mi
805 Terry Pkwy Terrytown, LA	3.0	2.0	1782	$2,050	$1.15	5d	1	0.67mi
721 Hinyub Ave Unit D Gretna, LA	2.0	1.5	1200	$1,250	$1.04	45d	1	0.70mi
310 Coral Ave Gretna, LA	3.0	1.5	1216	$1,750	$1.44	25d	1	0.72mi
2100 Stumpf Blvd Terrytown, LA	3.0	1.0	1100	$1,800	$1.64	6d	1	0.72mi
241 Helen St Unit 4D Terrytown, LA	2.0	1.5	1383	$1,400	$1.01	45d	1	0.77mi
241 Helen St Unit 3c Terrytown, LA	2.0	1.5	1383	$1,400	$1.01	23d	1	0.77mi
127 Hawkins St Terrytown, LA	2.0	1.0	989	$1,100	$1.11	46d	1	0.78mi
23 New England Ct Gretna, LA	3.0	1.5	1200	$1,600	$1.33	25d	1	0.81mi
2124 DuPont Dr Terrytown, LA	3.0	1.0	1127	$1,800	$1.60	16d	1	0.85mi
300 Terry Pkwy Unit C Terrytown, LA	3.0	2.5	1532	$1,800	$1.17	25d	1	0.85mi
2123 Browning Ln Terrytown, LA	3.0	1.5	1073	$1,650	$1.54	4d	1	0.85mi
423 E Butterfly Cir Terrytown, LA	3.0	1.5	1189	$1,500	$1.26	25d	1	0.91mi
429 E Butterfly Cir Terrytown, LA	3.0	1.5	1300	$1,950	$1.50	23d	1	0.91mi
429 E Butterfly Cir Terrytown, LA	3.0	1.5	1300	$1,650	$1.27	25d	1	0.91mi
740 Oakwood Dr Gretna, LA	4.0	2.0	1290	$2,200	$1.71	45d	1	0.92mi
517 Diplomat St Terrytown, LA	3.0	2.0	1850	$2,000	$1.08	6d	1	0.95mi
1225 Truxton St Unit 21 Gretna, LA	2.0	2.0	1000	$1,075	$1.07	25d	1	1.05mi
9 Gerard Ct Gretna, LA	3.0	1.5	1550	$1,600	$1.03	45d	1	1.06mi
500 Behrman Hwy Gretna, LA	3.0	1.5	1600	$1,750	$1.09	6d	1	1.10mi
2310 Stafford St Gretna, LA	4.0	2.0	1530	$2,050	$1.34	25d	1	1.10mi
502 Behrman Hwy Gretna, LA	4.0	2.0	1600	$1,750	$1.09	6d	1	1.11mi
2504 Claire Ave Gretna, LA	2.0	2.0	1032	$1,600	$1.55	45d	1	1.17mi
1014 Van Trump St Gretna, LA	2.0	2.0	932	$1,750	$1.88	23d	1	1.23mi
1204 Amelia St Gretna, LA	2.0	1.0	950	$1,250	$1.32	16d	1	1.29mi

Listing history 23 events

1. 2026-06-21
   days on market $199,000 Active 208 DOM
2. 2026-06-18
   days on market $199,000 Active 205 DOM
3. 2026-06-17
   days on market $199,000 Active 204 DOM
4. 2026-06-16
   days on market $199,000 Active 203 DOM
5. 2026-06-15
   days on market $199,000 Active 202 DOM
6. 2026-06-13
   days on market $199,000 Active 200 DOM
7. 2026-06-10
   days on market $199,000 Active 197 DOM
8. 2026-06-09
   days on market $199,000 Active 196 DOM
9. 2026-06-08
   days on market $199,000 Active 195 DOM
10. 2026-06-07
    days on market $199,000 Active 194 DOM
11. 2026-06-03
    days on market $199,000 Active 190 DOM
12. 2026-06-02
    days on market $199,000 Active 189 DOM
13. 2026-06-01
    days on market $199,000 Active 188 DOM
14. 2026-05-31
    days on market $199,000 Active 187 DOM
15. 2026-01-26
    price $199,000 692-char remark

    Show marketing remark (697 chars)

    Don't miss this opportunity to acquire a single family home in a desirable Gretna neighborhood! Offering 3 spacious bedrooms and 2 full bathrooms, this property is the perfect canvas for a buyer looking to customize and add instant equity. The functional layout is great for modern living, featuring an open-concept kitchen and living area—great for daily life and casual entertaining. An adjacent, separated formal dining room provides the perfect space for hosting holidays or use as a dedicated home office. You will Love: the brick exterior, expansive backyard and spacious bedrooms. Located on a peaceful street with easy access to all the Gretna amenities. This home is priced to sell.

16. 2026-01-26
    price $199,000 697-char remark

    Show marketing remark (697 chars)

    Don't miss this opportunity to acquire a single family home in a desirable Gretna neighborhood! Offering 3 spacious bedrooms and 2 full bathrooms, this property is the perfect canvas for a buyer looking to customize and add instant equity. The functional layout is great for modern living, featuring an open-concept kitchen and living area—great for daily life and casual entertaining. An adjacent, separated formal dining room provides the perfect space for hosting holidays or use as a dedicated home office. You will Love: the brick exterior, expansive backyard and spacious bedrooms. Located on a peaceful street with easy access to all the Gretna amenities. This home is priced to sell.

17. 2025-11-25
    listed $220,000 Active 692-char remark

    Show marketing remark (697 chars)

    Don't miss this opportunity to acquire a single family home in a desirable Gretna neighborhood! Offering 3 spacious bedrooms and 2 full bathrooms, this property is the perfect canvas for a buyer looking to customize and add instant equity. The functional layout is great for modern living, featuring an open-concept kitchen and living area—great for daily life and casual entertaining. An adjacent, separated formal dining room provides the perfect space for hosting holidays or use as a dedicated home office. You will Love: the brick exterior, expansive backyard and spacious bedrooms. Located on a peaceful street with easy access to all the Gretna amenities. This home is priced to sell.

18. 2025-11-25
    listed $220,000 Active 697-char remark

    Show marketing remark (697 chars)

    Don't miss this opportunity to acquire a single family home in a desirable Gretna neighborhood! Offering 3 spacious bedrooms and 2 full bathrooms, this property is the perfect canvas for a buyer looking to customize and add instant equity. The functional layout is great for modern living, featuring an open-concept kitchen and living area—great for daily life and casual entertaining. An adjacent, separated formal dining room provides the perfect space for hosting holidays or use as a dedicated home office. You will Love: the brick exterior, expansive backyard and spacious bedrooms. Located on a peaceful street with easy access to all the Gretna amenities. This home is priced to sell.

19. 2007-11-02
    soldstatus $134,000
20. 2007-10-30
    soldstatus $134,000
21. 2007-06-18
    listed $135,000
22. 2007-06-18
    listed $135,000
23. 1993-06-01
    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: $1,769 · $147/mo
• Projected year-2 tax: $1,769 · $147/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,272
• − Mortgage interest: −$11,147
• − Property taxes: −$1,769
• − Insurance: −$1,792
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$5,789
• Taxable loss: −$4,310
• Est. tax savings @ 24.0%: +$1,034
• After-tax cash flow: $174/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 — Terrytown

• Score: 69/100
• State rank: #73
• US rank: #8731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terrytown, LA
• County: Jefferson Parish · 426,999 people
• City population: 42,471
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 40,348
• Household income: $59,027
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1623.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 34% White 32% Hispanic / Latino 26% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Dominican 3%
• Common ancestry: Lithuanian 5% Italian 2% Hispanic 2%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 22% Arabic 5% 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: ▼ -100.20%
• Current HPI: 165.1579
• Rent YoY: ▼ -0.16%
• 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

+47.4% since first listed

9 events — show timeline

• 2026-01-26 Price Changed $199,000 AcadianaMLS
• 2026-01-26 Price Changed $199,000 GSREIN
• 2025-11-25 Listed $220,000 GSREIN
• 2025-11-25 Listed $220,000 AcadianaMLS
• 2007-11-02 Sold (Public Records) $134,000 Public Records
• 2007-10-30 Sold (MLS) $134,000 GSREIN
• 2007-06-18 Listed $135,000 AcadianaMLS
• 2007-06-18 Listed $135,000 GSREIN
• 1993-06-01 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,769 · +0.3% YoY. Source: county tax records.