2917 13 Hawkston St · Jefferson, LA 70121

$225,000

2 bd · 2.0 ba · 1,346 sqft · MultiFamily · 35 Days on market

Built 1966 3,484 sqft lot $167/sqft · 45% above area Est $155k · 45% over

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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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +5.1/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Fantastic Opportunity in the Heart of Old Jefferson! Updated double located just one block off of Jefferson Highway and Causeway Boulevard. This property blends classic character with thoughtful updates, featuring a charming covered front porch, beadboard ceilings, refinished original hardwood floors throughout and modern barn doors for privacy. Each unit offers two bedrooms and one full bath, along with updated kitchens and convenient interior laundry rooms. Major improvements include energy-efficient windows and a new roof installed after Hurricane Ida (2021), providing added value and peace of mind. The property also features a large, fully fenced backyard with a shed. Whether you're loo

Key facts

• Covered front porch
• Modern barn doors
• Updated kitchens

Tags

• COVERED FRONT PORCH
• MODERN BARN DOORS
• UPDATED KITCHENS
• INTERIOR LAUNDRY ROOMS
• ENERGY EFFICIENT WINDOWS
• NEW ROOF

Property features AI

Finance

• Other: Energy-efficient windows
• Financial info: Duplex with 2 total units; Unit 2913 reported rent $1,168 (actual); Tenants pay electricity and water

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story building; Wood siding exterior; Shingle roof
• Construction: Built with wood siding; Raised foundation
• Exterior features: Fenced yard; Porch

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Unit 2913: 2 bedrooms; Unit 2917: 2 bedrooms
• Bathrooms: 2 full bathrooms total across the property; Unit 2913: 1 full bathroom; Unit 2917: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Very good condition; Raised foundation
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.5% in Jefferson — 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 72/100 on livability (#42 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment 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.
• Zoned schools: Jefferson School (math 13% / reading 31%, grade F, #415 of 646 statewide, top 67%, 666 students, 61% FRL); Riverdale High School (math 36% / reading 52%, grade F, #62 of 265 statewide, top 23%, 1,019 students, 50% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 102 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); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $2,270/mo this rent would consume 46% of the median local household income ($60k/yr) (locally 593% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $24k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; 36% 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: major 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 $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.51%
• DSCR: 1.29
• GRM: 8.3

CMA / ARV

• ARV (median comp): $155,070
• List price: $225,000
• Delta: 64.44%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Betz Ave	0.61mi	3/2.0 (+1)	1,500 (+11%)	8mo	$100,000	$67	41

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 · 5.1% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-14,030
• Equity at exit: $33,548

10-year hold

• IRR: 6.1%
• Equity multiple: 1.50×
• Total profit: $31,369
• Equity at exit: $19,454

Cash invested: $63,000 (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 70121

• Rents YoY: 5.1%
• Active inventory: 102
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $2,270 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$178 /mo · $2,137/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $275

Break-even live

Break-even rent $1,922

Max offer price $225,000

Occupancy floor 83%

Sensitivity live

Price	-10% $402	-5% $339	+0% $275	+5% $211	+10% $148
Rent	-10% $96	-5% $185	+0% $275	+5% $365	+10% $454
Rate	-1.0pp $388	-0.5pp $332	base $275	+0.5pp $217	+1.0pp $157

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,270
Total (2 units)			$2,270

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Maine St Unit A Jefferson, LA	2.0	1.0	875	$1,600	$1.83	6d	1	0.20mi
300 Maine St New Orleans, LA	3.0	2.0	1169	$2,300	$1.97	45d	1	0.20mi
201 Shrewsbury Ct New Orleans, LA	3.0	2.0	1694	$2,000	$1.18	25d	1	0.33mi
2013 James St Jefferson, LA	2.0	2.0	1000	$2,000	$2.00	5d	1	0.38mi
3422 D'Aquin St Unit 1 Jefferson, LA	3.0	2.5	1600	$2,400	$1.50	25d	1	0.41mi
425 Rio Vista Ave New Orleans, LA	3.0	1.0	1450	$2,100	$1.45	5d	1	0.50mi
319 Deckbar Ave #102 New Orleans, LA	2.0	1.0	1300	$1,550	$1.19	16d	1	0.53mi
335 Deckbar Ave Unit B Jefferson, LA	2.0	2.5	1300	$1,800	$1.38	25d	1	0.54mi
339 Deckbar Ave Unit A Jefferson, LA	2.0	2.5	1344	$1,600	$1.19	45d	1	0.54mi
424 Deckbar Ave Unit D Jefferson, LA	2.0	2.5	1100	$1,550	$1.41	6d	1	0.55mi
419 Betz Ave New Orleans, LA	3.0	2.0	1100	$2,500	$2.27	23d	1	0.61mi
2703 Audubon Trce Jefferson, LA	2.0	2.5	1642	$2,100	$1.28	45d	1	0.76mi
1104 Audubon Trce #1104 New Orleans, LA	2.0	2.0	1360	$1,595	$1.17	45d	1	0.79mi
3812 Audubon Trce Jefferson, LA	2.0	1.0	1078	$2,000	$1.86	45d	1	0.80mi
212 Harding St New Orleans, LA	3.0	2.0	1400	$2,100	$1.50	25d	1	0.81mi
258 Gruner Rd Metairie, LA	3.0	2.5	1400	$1,850	$1.32	45d	1	0.83mi
258 Gruner Rd Metairie, LA	3.0	2.5	1400	$1,800	$1.29	25d	1	0.83mi
113 Harding St New Orleans, LA	2.0	1.0	1188	$2,075	$1.75	6d	1	0.83mi
3714 Johnson St Metairie, LA	2.0	1.5	1200	$1,700	$1.42	45d	1	0.98mi
750 52 Canton St Jefferson, LA	3.0	2.0	1400	$1,900	$1.36	45d	1	0.98mi
3635 Derbigny St Metairie, LA	2.0	1.0	1000	$1,500	$1.50	25d	1	0.99mi
562 Central Ave New Orleans, LA	2.0	1.0	1010	$1,500	$1.49	25d	1	1.00mi
804 Canton St New Orleans, LA	3.0	1.0	1100	$1,700	$1.55	45d	1	1.01mi
3634 Bauvais St Unit 3634 Metairie, LA	2.0	2.0	1800	$2,250	$1.25	4d	1	1.02mi
3650 Bauvais St Metairie, LA	3.0	2.0	1300	$2,800	$2.15	6d	1	1.04mi
439 Brooklyn Ave New Orleans, LA	2.0	1.0	1000	$1,650	$1.65	45d	1	1.04mi
237 Vinet Ave New Orleans, LA	2.0	1.0	1195	$1,800	$1.51	6d	1	1.06mi
404 Ridgelake Dr Metairie, LA	2.0	1.0	1100	$2,099	$1.91	25d	1	1.10mi
4427 Ware Ave New Orleans, LA	3.0	1.0	1150	$1,775	$1.54	16d	1	1.11mi
3803 Derbigny St Metairie, LA	3.0	1.0	1010	$1,700	$1.68	25d	1	1.12mi
3832 Bauvais St Metairie, LA	3.0	2.0	1247	$2,250	$1.80	6d	1	1.23mi
3000 Saint Rene St Unit A Metairie, LA	2.0	1.0	1038	$1,200	$1.16	45d	1	1.23mi
131 Avalon Way Metairie, LA	2.0	1.0	1200	$2,050	$1.71	5d	1	1.25mi
704 Waltham St Metairie, LA	3.0	2.0	1800	$1,900	$1.06	45d	1	1.27mi
1725 Old Metairie Ln Metairie, LA	2.0	2.0	1050	$2,200	$2.10	5d	1	1.27mi
212 Manson Ave Unit A Metairie, LA	2.0	1.0	1000	$1,200	$1.20	23d	1	1.28mi
3911 Bauvais St Unit 1 Metairie, LA	3.0	2.0	1575	$1,850	$1.17	25d	1	1.29mi
3913 Bauvais St Unit 1 Metairie, LA	3.0	1.0	1495	$1,600	$1.07	45d	1	1.30mi
1004 Severn Ave Metairie, LA	3.0	2.0	1270	$1,850	$1.46	16d	1	1.32mi
121 Ridgeway Dr Metairie, LA	3.0	2.0	1300	$2,450	$1.88	25d	1	1.32mi

Listing history 25 events

1. 2026-06-21
   days on market $225,000 Active 35 DOM
2. 2026-06-18
   days on market $225,000 Active 32 DOM
3. 2026-06-17
   days on market $225,000 Active 31 DOM
4. 2026-06-16
   days on market $225,000 Active 30 DOM
5. 2026-06-15
   days on market $225,000 Active 29 DOM
6. 2026-06-13
   days on market $225,000 Active 27 DOM
7. 2026-06-10
   days on market $225,000 Active 24 DOM
8. 2026-06-09
   days on market $225,000 Active 23 DOM
9. 2026-06-08
   days on market $225,000 Active 22 DOM
10. 2026-06-07
    days on market $225,000 Active 21 DOM
11. 2026-06-03
    days on market $225,000 Active 17 DOM
12. 2026-06-02
    days on market $225,000 Active 16 DOM
13. 2026-06-01
    days on market $225,000 Active 15 DOM
14. 2026-05-31
    pricedays on marketlisting id $225,000 Active 14 DOM
15. 2026-05-17
    listed $249,000 Active 923-char remark
16. 2026-04-19
    price $255,000
17. 2026-04-06
    price $269,000
18. 2026-03-23
    price $281,500
19. 2026-03-12
    listed $291,500 Active
20. 2025-05-30
    price $279,900
21. 2025-05-29
    price $279,900
22. 2025-04-22
    listed $286,900 Active
23. 2016-06-20
    soldstatus $165,000
24. 2016-05-02
    listed $165,000
25. 1979-06-01
    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: $2,137 · $178/mo
• Projected year-2 tax: $2,137 · $178/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 7/10 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: $27,240
• − Mortgage interest: −$12,603
• − Property taxes: −$2,137
• − Insurance: −$1,922
• − Repairs & maintenance: −$2,179
• − Management: −$2,179
• − Depreciation: −$6,545
• Taxable loss: −$327
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $3,380/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 — Jefferson

• Score: 72/100
• State rank: #42
• US rank: #6166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson, LA
• County: Jefferson Parish · 426,999 people
• City population: 10,558
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 10,558
• Household income: $59,562
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 593.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 19% Hispanic / Latino 13% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Lithuanian 14% Slovak 2% Italian 1%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% 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: ▼ -134.66%
• Current HPI: 107.0611
• Rent YoY: ▲ 5.10%
• 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

+36.4% since first listed

12 events — show timeline

• 2026-05-30 Price Changed $225,000 GSREIN
• 2026-05-17 Listed $249,000 GSREIN
• 2026-04-19 Price Changed $255,000 AcadianaMLS
• 2026-04-06 Price Changed $269,000 AcadianaMLS
• 2026-03-23 Price Changed $281,500 AcadianaMLS
• 2026-03-12 Listed $291,500 AcadianaMLS
• 2025-05-30 Price Changed $279,900 AcadianaMLS
• 2025-05-29 Price Changed $279,900 GSREIN
• 2025-04-22 Listed $286,900 AcadianaMLS
• 2016-06-20 Sold (Public Records) $165,000 Public Records
• 2016-05-02 Listed $165,000 AcadianaMLS
• 1979-06-01 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,137 · +0.2% YoY. Source: county tax records.