634 Dodge Ave · Elmwood, LA 70121

$205,000

3 bd · 2.0 ba · 1,308 sqft · SingleFamily · 304 Days on market

Built 1954 $157/sqft · 27% below area Est $282k · 27% under ↓ 9% since listing

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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 +17.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable home featuring 3 bedrooms and 2 full baths, living room, eat in kitchen, mud room and enclosed patio, detached shed and HUGE fenced yard, has newer roof and a/c & heat, freshly painted exterior, currently under a termite contract and in a X flood zone. Motivated sellers.

Key facts

• Termite contract
• Fenced yard
• Newer roof

Tags

• ENCLOSED PATIO
• DETACHED SHED
• FENCED YARD
• NEWER ROOF
• FRESHLY PAINTED EXTERIOR
• TERMITE CONTRACT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/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 $185k (9.6% below list).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#4 in LA, #1,751 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, crime A; Watch: schools D, 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 rising fast (+5.1%/yr); 100 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 37% of the median local income ($60k/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 304 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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 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: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 9.2

CMA / ARV

• ARV (median comp): $282,148
• List price: $205,000
• Delta: -27.34%
• 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
634 Dodge Ave	0.00mi	3/2.0	1,308 (0%)	0mo	$185,000	$141	100
526 Gelpi Ave	0.46mi	3/2.0	1,296 (-1%)	3mo	$307,500	$237	75
526 Honore Dr	0.61mi	3/2.0	1,277 (-2%)	2mo	$275,000	$215	66
3915 Morris Pl	0.66mi	3/1.0	1,309 (+0%)	1mo	$160,000	$122	64
855 Newman Ave	0.45mi	3/2.0	1,418 (+8%)	2mo	$120,000	$85	64
757 Jefferson Heights Ave	0.31mi	3/2.0	1,478 (+13%)	2mo	$295,000	$200	63
537 Jefferson St	0.37mi	4/2.0 (+1)	1,429 (+9%)	2mo	$305,000	$213	61
3822 Leila Pl	0.57mi	3/2.0	1,210 (-8%)	2mo	$330,000	$273	60
205 Dodge Ave	0.54mi	2/2.0 (-1)	1,407 (+8%)	2mo	$350,000	$249	56
409 Newman Ave	0.21mi	2/1.0 (-1)	1,111 (-15%)	3mo	$170,000	$153	54
562 Tucker Ave	0.50mi	3/1.0	1,164 (-11%)	4mo	$245,000	$210	51
104 Dodge Ave	0.70mi	3/2.0	1,479 (+13%)	2mo	$283,750	$192	44

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-19,032
• Equity at exit: $30,566

10-year hold

• IRR: 3.0%
• Equity multiple: 1.24×
• Total profit: $13,559
• Equity at exit: $17,725

Cash invested: $57,400 (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 70121

• Rents YoY: 5.1%
• Active inventory: 100
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$143 /mo · $1,719/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $161

Break-even live

Break-even rent $1,650

Max offer price $205,000

Occupancy floor 86%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
562 Central Ave New Orleans, LA	2.0	1.0	1010	$1,500	$1.49	24d	1	0.25mi
734 Pecan Grove Ln New Orleans, LA	3.0	2.5	1539	$2,200	$1.43	44d	1	0.28mi
4427 Ware Ave New Orleans, LA	3.0	1.0	1150	$1,775	$1.54	14d	1	0.39mi
3812 Audubon Trce Jefferson, LA	2.0	1.0	1078	$2,000	$1.86	44d	1	0.44mi
237 Vinet Ave New Orleans, LA	2.0	1.0	1195	$1,800	$1.51	4d	1	0.46mi
1104 Audubon Trce #1104 New Orleans, LA	2.0	2.0	1360	$1,595	$1.17	44d	1	0.50mi
2703 Audubon Trce Jefferson, LA	2.0	2.5	1642	$2,100	$1.28	44d	1	0.50mi
832 S Clearview Pkwy #211 New Orleans, LA	2.0	1.5	1135	$1,675	$1.48	21d	1	0.62mi
826 S Clearview Pkwy New Orleans, LA	1.0–2.0	1.0–2.0	1041	$1,935	$1.86	2d	19	0.62mi
750 52 Canton St Jefferson, LA	3.0	2.0	1400	$1,900	$1.36	44d	1	0.63mi
804 Canton St New Orleans, LA	3.0	1.0	1100	$1,700	$1.55	44d	1	0.67mi
3827 Williams Pl New Orleans, LA	4.0	1.5	1450	$2,200	$1.52	24d	1	0.84mi
5101 Citrus Blvd Unit 200 River Ridge, LA	2.0	2.0	1327	$1,595	$1.20	44d	1	0.91mi
5101 Citrus Blvd Unit 255 River Ridge, LA	2.0	2.0	1327	$2,060	$1.55	2d	1	0.91mi
5101 Citrus Blvd Unit 308 River Ridge, LA	2.0	2.0	1327	$1,680	$1.27	44d	1	0.91mi
3422 D'Aquin St Unit 1 Jefferson, LA	3.0	2.5	1600	$2,400	$1.50	24d	1	0.92mi
5323 Citrus Blvd Elmwood, LA	1.0–2.0	1.0–2.0	1014	$1,575	$1.55	2d	18	1.03mi
5245 Citrus Blvd Unit U151 River Ridge, LA	2.0	2.0	1082	$1,345	$1.24	3d	1	1.04mi
5245 Citrus Blvd Unit N101 River Ridge, LA	2.0	2.0	1052	$1,520	$1.44	3d	1	1.04mi
5245 Citrus Blvd Unit U150 River Ridge, LA	2.0	2.0	1082	$1,365	$1.26	3d	1	1.04mi
5245 Citrus Blvd Unit V155 River Ridge, LA	2.0	2.0	1052	$1,330	$1.26	3d	1	1.04mi
5245 Citrus Blvd Unit Q118 River Ridge, LA	2.0	2.0	1052	$1,490	$1.42	21d	1	1.04mi
201 Shrewsbury Ct New Orleans, LA	3.0	2.0	1694	$2,000	$1.18	24d	1	1.04mi
116 Colby St Metairie, LA	3.0	2.0	1343	$2,500	$1.86	44d	1	1.12mi
212 Manson Ave Unit A Metairie, LA	2.0	1.0	1000	$1,200	$1.20	21d	1	1.16mi
216 Pasadena Ave Metairie, LA	2.0	1.0	1019	$3,500	$3.43	24d	1	1.17mi
217 Clearview Pkwy Unit A Metairie, LA	2.0	2.0	1200	$1,450	$1.21	24d	1	1.21mi
4437 Calumet St Metairie, LA	2.0	1.0	1100	$1,600	$1.45	44d	1	1.23mi
300 Maine St Unit A Jefferson, LA	2.0	1.0	875	$1,600	$1.83	4d	1	1.25mi
300 Maine St New Orleans, LA	3.0	2.0	1169	$2,300	$1.97	44d	1	1.25mi
3832 Bauvais St Metairie, LA	3.0	2.0	1247	$2,250	$1.80	4d	1	1.27mi
3714 Johnson St Metairie, LA	2.0	1.5	1200	$1,700	$1.42	44d	1	1.27mi
3803 Derbigny St Metairie, LA	3.0	1.0	1010	$1,700	$1.68	24d	1	1.28mi
3911 Bauvais St Unit 1 Metairie, LA	3.0	2.0	1575	$1,850	$1.17	24d	1	1.29mi
3913 Bauvais St Unit 1 Metairie, LA	3.0	1.0	1495	$1,600	$1.07	44d	1	1.29mi
4832 Finch St Unit A Metairie, LA	2.0	1.5	1200	$1,400	$1.17	44d	1	1.31mi
4317 Downs St Metairie, LA	2.0	1.5	1200	$1,550	$1.29	44d	1	1.32mi
604 Houma Blvd Metairie, LA	3.0	1.0	902	$1,400	$1.55	44d	1	1.38mi
608 Houma Blvd Metairie, LA	2.0	1.0	900	$1,300	$1.44	24d	1	1.38mi
608 Houma Blvd Unit 604 Metairie, LA	3.0	1.0	902	$1,400	$1.55	44d	1	1.38mi

Listing history 8 events

1. 2026-05-18
   price $205,000 284-char remark

   Show marketing remark (286 chars)

   Adorable home featuring 3 bedrooms and 2 full baths, living room, eat in kitchen, mud room and enclosed patio, detached shed and HUGE fenced yard, has newer roof and a/c & heat, freshly painted exterior, currently under a termite contract and in a X flood zone. Motivated sellers.

2. 2026-05-18
   price $205,000 286-char remark

   Show marketing remark (286 chars)

   Adorable home featuring 3 bedrooms and 2 full baths, living room, eat in kitchen, mud room and enclosed patio, detached shed and HUGE fenced yard, has newer roof and a/c & heat, freshly painted exterior, currently under a termite contract and in a X flood zone. Motivated sellers.

3. 2026-04-16
   price $219,500 284-char remark

   Show marketing remark (286 chars)

   Adorable home featuring 3 bedrooms and 2 full baths, living room, eat in kitchen, mud room and enclosed patio, detached shed and HUGE fenced yard, has newer roof and a/c & heat, freshly painted exterior, currently under a termite contract and in a X flood zone. Motivated sellers.

4. 2026-04-16
   price $219,500 286-char remark

   Show marketing remark (286 chars)

   Adorable home featuring 3 bedrooms and 2 full baths, living room, eat in kitchen, mud room and enclosed patio, detached shed and HUGE fenced yard, has newer roof and a/c & heat, freshly painted exterior, currently under a termite contract and in a X flood zone. Motivated sellers.

5. 2026-01-13
   price $223,900 284-char remark

   Show marketing remark (286 chars)

   Adorable home featuring 3 bedrooms and 2 full baths, living room, eat in kitchen, mud room and enclosed patio, detached shed and HUGE fenced yard, has newer roof and a/c & heat, freshly painted exterior, currently under a termite contract and in a X flood zone. Motivated sellers.

6. 2026-01-13
   price $223,900 286-char remark

   Show marketing remark (286 chars)

   Adorable home featuring 3 bedrooms and 2 full baths, living room, eat in kitchen, mud room and enclosed patio, detached shed and HUGE fenced yard, has newer roof and a/c & heat, freshly painted exterior, currently under a termite contract and in a X flood zone. Motivated sellers.

7. 2025-07-28
   listed $224,999 Active 284-char remark

   Show marketing remark (286 chars)

   Adorable home featuring 3 bedrooms and 2 full baths, living room, eat in kitchen, mud room and enclosed patio, detached shed and HUGE fenced yard, has newer roof and a/c & heat, freshly painted exterior, currently under a termite contract and in a X flood zone. Motivated sellers.

8. 2025-07-28
   listed $224,999 Active 286-char remark

   Show marketing remark (286 chars)

   Adorable home featuring 3 bedrooms and 2 full baths, living room, eat in kitchen, mud room and enclosed patio, detached shed and HUGE fenced yard, has newer roof and a/c & heat, freshly painted exterior, currently under a termite contract and in a X flood zone. Motivated sellers.

ⓘ 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: $1,719 · $143/mo
• Projected year-2 tax: $1,719 · $143/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,243
• − Mortgage interest: −$11,483
• − Property taxes: −$1,719
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$5,964
• Taxable loss: −$1,507
• Est. tax savings @ 24.0%: +$362
• After-tax cash flow: $2,289/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 — Elmwood

• Score: 80/100
• State rank: #4
• US rank: #1751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elmwood, LA
• County: Jefferson Parish · 426,999 people
• 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

-8.9% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $205,000 AcadianaMLS
• 2026-05-18 Price Changed $205,000 GSREIN
• 2026-04-16 Price Changed $219,500 AcadianaMLS
• 2026-04-16 Price Changed $219,500 GSREIN
• 2026-01-13 Price Changed $223,900 AcadianaMLS
• 2026-01-13 Price Changed $223,900 GSREIN
• 2025-07-28 Listed $224,999 GSREIN
• 2025-07-28 Listed $224,999 AcadianaMLS

Property tax history

+7.5%/yr

Latest (2025): $1,719 · +0.2% YoY. Source: county tax records.