816 Ruth Dr · Avondale, LA 70094

$169,000

3 bd · 1.5 ba · 1,424 sqft · SingleFamily · 605 Days on market

Built 1977 $119/sqft · 12% below area Est $192k · 12% under

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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 +23.2/30.0
• ARV discount +12.9/15.0
• DSCR +7.4/10.0
• 1% rule +5.4/10.0
• 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

Great Starter Home!! This 3 bedroom, 1 1/5 bath home includes a large living room with a wood burning fireplace. Kitchen has newer cabinets and granite countertops also with a covered patio and a huge yard.

Key facts

• Huge yard
• Newer cabinets
• Covered patio

Tags

• WOOD BURNING FIREPLACE
• NEWER CABINETS
• GRANITE COUNTERTOPS
• COVERED PATIO
• HUGE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.

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; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 39% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 605 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 16y ago; this cycle's ask has dropped $40k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $169k implies a 54% 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 605 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 1977 — 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: 1.04% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (median comp): $191,835
• List price: $169,000
• Delta: -11.90%
• 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
157 Elaine Dr	0.19mi	3/2.0	1,316 (-8%)	4mo	$210,000	$160	73
504 Ruth Dr	0.40mi	4/2.0 (+1)	1,419 (-0%)	3mo	$145,000	$102	71
4144 Landsdown Dr	0.70mi	3/2.0	1,422 (-0%)	2mo	$265,820	$187	63
3805 Retreat Dr	0.72mi	3/2.0	1,422 (-0%)	3mo	$262,990	$185	62
4136 Goodwood Ct	0.70mi	3/2.0	1,422 (-0%)	7mo	$262,990	$185	59
74 Elaine Dr	0.41mi	3/2.0	1,249 (-12%)	4mo	$42,107	$34	55
4172 Goodwood Ct	0.73mi	3/2.0	1,498 (+5%)	1mo	$278,905	$186	55
3620 Goodwood Ct	0.74mi	3/2.0	1,490 (+5%)	2mo	$275,996	$185	54
4136 Landsdown Dr	0.71mi	3/2.0	1,321 (-7%)	9mo	$247,990	$188	45
3725 Retreat Dr	0.72mi	3/2.0	1,621 (+14%)	2mo	$285,389	$176	40
3600 Goodwood Ct	0.74mi	3/2.0	1,621 (+14%)	4mo	$290,730	$179	37
4100 Landsdowne Dr	0.74mi	3/2.0	1,621 (+14%)	8mo	$288,770	$178	34

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-17,280
• Equity at exit: $25,198

10-year hold

• IRR: -5.7%
• Equity multiple: 0.68×
• Total profit: $-15,220
• Equity at exit: $14,612

Cash invested: $47,320 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$886
• Tax from tax record: −$120 /mo · $1,444/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $239

Break-even live

Break-even rent $1,447

Max offer price $169,000

Occupancy floor 81%

Sensitivity live

Price	-10% $335	-5% $287	+0% $239	+5% $191	+10% $143
Rent	-10% $101	-5% $170	+0% $239	+5% $308	+10% $377
Rate	-1.0pp $324	-0.5pp $282	base $239	+0.5pp $195	+1.0pp $151

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.40mi
89 Marie Dr Westwego, LA	4.0	1.5	1100	$1,600	$1.45	44d	1	0.50mi
101 Ursula Dr Westwego, LA	3.0	1.5	1400	$1,600	$1.14	15d	1	0.69mi
145 S Dexter Dr Westwego, LA	3.0	1.5	1200	$1,400	$1.17	24d	1	1.19mi
304 Butler Dr Westwego, LA	4.0	2.0	1200	$2,300	$1.92	44d	1	1.40mi
185 Carmen Dr Westwego, LA	3.0	1.0	900	$1,600	$1.78	44d	1	1.42mi
116 Felicia Dr Westwego, LA	2.0	2.0	1575	$1,900	$1.21	24d	1	1.46mi

Listing history 40 events

1. 2026-06-18
   days on market $169,000 Active 605 DOM
2. 2026-06-17
   days on market $169,000 Active 604 DOM
3. 2026-06-16
   days on market $169,000 Active 603 DOM
4. 2026-06-15
   days on market $169,000 Active 602 DOM
5. 2026-06-13
   days on market $169,000 Active 600 DOM
6. 2026-06-10
   days on market $169,000 Active 597 DOM
7. 2026-06-09
   days on market $169,000 Active 596 DOM
8. 2026-06-08
   days on market $169,000 Active 595 DOM
9. 2026-06-07
   days on market $169,000 Active 594 DOM
10. 2026-06-03
    days on market $169,000 Active 590 DOM
11. 2026-06-02
    days on market $169,000 Active 589 DOM
12. 2026-06-01
    days on market $169,000 Active 588 DOM
13. 2026-05-31
    days on market $169,000 Active 587 DOM
14. 2026-04-22
    price $169,000 206-char remark

    Show marketing remark (206 chars)

    Great Starter Home!! This 3 bedroom, 1 1/5 bath home includes a large living room with a wood burning fireplace. Kitchen has newer cabinets and granite countertops also with a covered patio and a huge yard.

15. 2026-04-22
    status Active 206-char remark

    Show marketing remark (206 chars)

    Great Starter Home!! This 3 bedroom, 1 1/5 bath home includes a large living room with a wood burning fireplace. Kitchen has newer cabinets and granite countertops also with a covered patio and a huge yard.

16. 2026-04-22
    price $169,000 206-char remark

    Show marketing remark (206 chars)

    Great Starter Home!! This 3 bedroom, 1 1/5 bath home includes a large living room with a wood burning fireplace. Kitchen has newer cabinets and granite countertops also with a covered patio and a huge yard.

17. 2026-04-22
    status Active 206-char remark

    Show marketing remark (206 chars)

    Great Starter Home!! This 3 bedroom, 1 1/5 bath home includes a large living room with a wood burning fireplace. Kitchen has newer cabinets and granite countertops also with a covered patio and a huge yard.

18. 2026-04-20
    historical 206-char remark

    Show marketing remark (206 chars)

    Great Starter Home!! This 3 bedroom, 1 1/5 bath home includes a large living room with a wood burning fireplace. Kitchen has newer cabinets and granite countertops also with a covered patio and a huge yard.

19. 2026-04-16
    status Active 206-char remark

    Show marketing remark (206 chars)

    Great Starter Home!! This 3 bedroom, 1 1/5 bath home includes a large living room with a wood burning fireplace. Kitchen has newer cabinets and granite countertops also with a covered patio and a huge yard.

20. 2026-04-16
    status Active 206-char remark

    Show marketing remark (206 chars)

    Great Starter Home!! This 3 bedroom, 1 1/5 bath home includes a large living room with a wood burning fireplace. Kitchen has newer cabinets and granite countertops also with a covered patio and a huge yard.

21. 2026-04-16
    price $159,000 206-char remark

    Show marketing remark (206 chars)

    Great Starter Home!! This 3 bedroom, 1 1/5 bath home includes a large living room with a wood burning fireplace. Kitchen has newer cabinets and granite countertops also with a covered patio and a huge yard.

22. 2026-04-14
    price $159,000 206-char remark

    Show marketing remark (206 chars)

    Great Starter Home!! This 3 bedroom, 1 1/5 bath home includes a large living room with a wood burning fireplace. Kitchen has newer cabinets and granite countertops also with a covered patio and a huge yard.

23. 2025-11-29
    price $179,000 206-char remark

    Show marketing remark (206 chars)

    Great Starter Home!! This 3 bedroom, 1 1/5 bath home includes a large living room with a wood burning fireplace. Kitchen has newer cabinets and granite countertops also with a covered patio and a huge yard.

24. 2025-11-12
    historical 206-char remark

    Show marketing remark (206 chars)

    Great Starter Home!! This 3 bedroom, 1 1/5 bath home includes a large living room with a wood burning fireplace. Kitchen has newer cabinets and granite countertops also with a covered patio and a huge yard.

25. 2025-11-11
    price $179,000 206-char remark

    Show marketing remark (206 chars)

    Great Starter Home!! This 3 bedroom, 1 1/5 bath home includes a large living room with a wood burning fireplace. Kitchen has newer cabinets and granite countertops also with a covered patio and a huge yard.

26. 2024-11-18
    status Active 206-char remark

    Show marketing remark (206 chars)

    Great Starter Home!! This 3 bedroom, 1 1/5 bath home includes a large living room with a wood burning fireplace. Kitchen has newer cabinets and granite countertops also with a covered patio and a huge yard.

27. 2024-11-18
    historical 206-char remark

    Show marketing remark (206 chars)

    Great Starter Home!! This 3 bedroom, 1 1/5 bath home includes a large living room with a wood burning fireplace. Kitchen has newer cabinets and granite countertops also with a covered patio and a huge yard.

28. 2024-06-04
    price $199,900 206-char remark

    Show marketing remark (206 chars)

    Great Starter Home!! This 3 bedroom, 1 1/5 bath home includes a large living room with a wood burning fireplace. Kitchen has newer cabinets and granite countertops also with a covered patio and a huge yard.

29. 2024-05-17
    listed $199,900 Active 206-char remark

    Show marketing remark (206 chars)

    Great Starter Home!! This 3 bedroom, 1 1/5 bath home includes a large living room with a wood burning fireplace. Kitchen has newer cabinets and granite countertops also with a covered patio and a huge yard.

30. 2024-05-17
    listed $209,000 Active 206-char remark

    Show marketing remark (206 chars)

    Great Starter Home!! This 3 bedroom, 1 1/5 bath home includes a large living room with a wood burning fireplace. Kitchen has newer cabinets and granite countertops also with a covered patio and a huge yard.

31. 2013-01-28
    soldstatus $110,000
32. 2013-01-22
    soldstatus $110,000
33. 2012-05-25
    soldstatus $110,000
34. 2012-03-02
    soldstatus $110,000
35. 2011-11-14
    listed $115,000
36. 2011-11-14
    listed $115,000
37. 2011-09-27
    listed $115,000
38. 2011-09-27
    listed $115,000
39. 2010-11-15
    listed $129,900
40. 2010-11-15
    listed $129,900

ⓘ 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: $1,444 · $120/mo
• Projected year-2 tax: $1,444 · $120/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 ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $20,999
• − Mortgage interest: −$9,467
• − Property taxes: −$1,444
• − Insurance: −$1,642
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$4,916
• Taxable income: $170
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $2,827/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

+30.1% since first listed

27 events — show timeline

• 2026-04-22 Price Changed $169,000 AcadianaMLS
• 2026-04-22 Relisted — AcadianaMLS
• 2026-04-22 Price Changed $169,000 GSREIN
• 2026-04-22 Relisted — GSREIN
• 2026-04-20 Listing Removed — GSREIN
• 2026-04-16 Relisted — AcadianaMLS
• 2026-04-16 Relisted — GSREIN
• 2026-04-16 Price Changed $159,000 GSREIN
• 2026-04-14 Price Changed $159,000 AcadianaMLS
• 2025-11-29 Price Changed $179,000 AcadianaMLS
• 2025-11-12 Listing Removed — GSREIN
• 2025-11-11 Price Changed $179,000 GSREIN
• 2024-11-18 Relisted — GSREIN
• 2024-11-18 Listing Removed — GSREIN
• 2024-06-04 Price Changed $199,900 GSREIN
• 2024-05-17 Listed $209,000 GSREIN
• 2024-05-17 Listed $199,900 AcadianaMLS
• 2013-01-28 Sold (Public Records) $110,000 Public Records
• 2013-01-22 Sold (MLS) $110,000 GSREIN
• 2012-05-25 Sold (Public Records) $110,000 Public Records
• 2012-03-02 Sold (Public Records) $110,000 Public Records
• 2011-11-14 Listed $115,000 AcadianaMLS
• 2011-11-14 Listed $115,000 GSREIN
• 2011-09-27 Listed $115,000 GSREIN
• 2011-09-27 Listed $115,000 AcadianaMLS
• 2010-11-15 Listed $129,900 GSREIN
• 2010-11-15 Listed $129,900 AcadianaMLS

Property tax history

+1.2%/yr

Latest (2025): $1,444 · +0.3% YoY. Source: county tax records.