918 Perry St · Gretna, LA 70053

$125,000

3 bd · 2.0 ba · 1,736 sqft · SingleFamily · 1 Days on market

Built 1967 9,374 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• 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

FIXER UPPER - HANDYMAN SPECIAL LOCATED IN CITY OF GRETNA- CASH SALE ONLY NO FINANCING CONTINGENCIES. CORNER LOT HAS POTENTIAL BUT NEEDS LOTS OF EVERYTHING.

Key facts

• 9,374 sq ft lot
• Parking
• Built 1967

Property features AI

Exterior

• Parking: Carport with space for one vehicle
• Utilities: Public water; Public sewer
• Home design: Single-story; Frame construction with aluminum siding; Asphalt shingle roof; Slab foundation
• Exterior features: Fence; Shed(s); Corner lot; City lot; Rectangular lot; Lot dimensions approximately 50 x 120

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Average condition; Total of 8 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 12.9% vs local median 5.1% in Gretna — 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 70/100 on livability (#58 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, schools B+; Watch: crime F, employment D-.
• 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: 113 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); lower-income renter base — watch delinquency; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $1,918/mo this rent would consume 58% of the median local household income ($40k/yr) (locally 1911% 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 1.53% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.70%
• DSCR: 2.05
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $263,872
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
918 Perry St	0.00mi	3/2.0	1,736 (0%)	0mo	$80,000	$46	100
441 Hancock St	0.27mi	3/2.0	1,730 (-0%)	10mo	$380,000	$220	78
800 Hancock St	0.02mi	3/1.0	1,873 (+8%)	15mo	$190,000	$101	70
1105 Jefferson St	0.41mi	3/2.0	1,656 (-5%)	9mo	$399,000	$241	65
1401 Jefferson St	0.56mi	3/2.0	1,700 (-2%)	9mo	$309,500	$182	63
1104 Monroe St	0.28mi	2/2.0 (-1)	1,550 (-11%)	10mo	$235,000	$152	56
1600 Bodenger Blvd	0.58mi	3/2.5	1,558 (-10%)	1mo	$102,000	$65	53
714 Americus St	0.21mi	3/1.5	1,565 (-10%)	22mo	$359,000	$229	53
421 Hamilton St	0.60mi	3/2.0	1,642 (-5%)	15mo	$369,835	$225	50
2033 Evergreen Ave	0.28mi	4/1.0 (+1)	1,860 (+7%)	23mo	$70,000	$38	47
1321 Pacific Ave	0.72mi	3/1.5	1,520 (-12%)	8mo	$60,000	$39	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.68×
• Total profit: $23,767
• Equity at exit: $18,638

10-year hold

• IRR: 25.4%
• Equity multiple: 3.21×
• Total profit: $77,395
• Equity at exit: $10,808

Cash invested: $35,000 (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 70053

• Active inventory: 113
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,918 high
• Mortgage (P&I): −$656
• Tax from tax record: −$116 /mo · $1,398/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $691

Break-even live

Break-even rent $1,043

Max offer price $125,000

Occupancy floor 59%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Isbell St Gretna, LA	3.0	1.0	1300	$1,350	$1.04	44d	1	0.09mi
1318 Monroe St Gretna, LA	2.0	1.0	1200	$1,595	$1.33	3d	1	0.41mi
513 Park Blvd New Orleans, LA	3.0	2.0	1600	$2,300	$1.44	3d	1	0.60mi
400 Park Blvd Unit A New Orleans, LA	4.0	1.5	1275	$2,200	$1.73	24d	1	0.65mi
913 Milton St Gretna, LA	3.0	1.0	1061	$2,800	$2.64	44d	1	0.68mi
718 Majestic Pl New Orleans, LA	3.0	2.0	1164	$1,785	$1.53	21d	1	0.69mi
2320 Mardi Gras Blvd New Orleans, LA	4.0	2.5	1600	$2,500	$1.56	2d	1	0.79mi
14 Gelbke Dr Gretna, LA	3.0	2.0	1327	$1,950	$1.47	44d	1	0.81mi
14 Gelbke Dr Gretna, LA	3.0	2.0	1327	$1,800	$1.36	24d	1	0.81mi
1414 Sumner St New Orleans, LA	3.0	2.0	1800	$1,450	$0.81	16d	1	0.89mi
1140 Teche St Apt B New Orleans, LA	3.0	1.0	1100	$1,850	$1.68	24d	1	0.90mi
606 Drum St New Orleans, LA	3.0	2.0	1131	$2,350	$2.08	24d	1	0.90mi
1402 Behrman Ave New Orleans, LA	2.0	1.0	1673	$1,500	$0.90	24d	1	0.94mi
507 Newton St New Orleans, LA	2.0	2.0	1150	$1,400	$1.22	24d	1	1.00mi
1684 Lauradale Dr New Orleans, LA	4.0	2.0	1571	$2,000	$1.27	24d	1	1.00mi
1108 Sumner St New Orleans, LA	3.0	1.5	1197	$1,500	$1.25	12d	1	1.07mi
433 Homer St Unit 1 New Orleans, LA	4.0	2.0	1570	$1,850	$1.18	24d	1	1.07mi
729 Elmira Ave New Orleans, LA	4.0	2.0	2000	$2,000	$1.00	16d	1	1.17mi
612 Fried St Gretna, LA	3.0	2.0	1250	$1,600	$1.28	44d	1	1.17mi
807 Whitney Ave Unit 1 New Orleans, LA	3.0	2.0	1262	$1,500	$1.19	3d	1	1.18mi
1107 S Peters St #101 New Orleans, LA	2.0	2.5	1454	$3,700	$2.54	16d	1	1.22mi
1719 Pace Blvd New Orleans, LA	3.0	1.0	1178	$2,000	$1.70	12d	1	1.23mi
1774 Pace Blvd New Orleans, LA	4.0	2.5	1574	$2,000	$1.27	24d	1	1.25mi
1107 S Peters St #101 New Orleans, LA	2.0	2.5	1454	$3,700	$2.54	44d	1	1.27mi
1420 Annunciation St New Orleans, LA	1.0–3.0	1.0–2.0	1019	$2,390	$2.35	2d	78	1.30mi
23 New England Ct Gretna, LA	3.0	1.5	1200	$1,600	$1.33	24d	1	1.30mi
1555 Chippewa St New Orleans, LA	2.0	1.5	1100	$2,000	$1.82	24d	1	1.30mi
543 Atlantic Ave New Orleans, LA	2.0	2.5	1430	$2,200	$1.54	24d	1	1.31mi
527 Atlantic Ave New Orleans, LA	3.0	2.0	1800	$2,050	$1.14	24d	1	1.33mi
241 Helen St Unit 3c Terrytown, LA	2.0	1.5	1383	$1,400	$1.01	21d	1	1.33mi
241 Helen St Unit 4D Terrytown, LA	2.0	1.5	1383	$1,400	$1.01	44d	1	1.33mi
500 Powder St Unit B New Orleans, LA	2.0	1.0	1085	$1,600	$1.47	24d	1	1.34mi
1417 Annunciation St Unit 1417 New Orleans, LA	3.0	2.0	1200	$1,996	$1.66	21d	1	1.34mi
701 Behrman Ave New Orleans, LA	3.0	2.0	1368	$2,300	$1.68	3d	1	1.35mi
909 Race St New Orleans, LA	2.0	1.5	1375	$2,100	$1.53	16d	1	1.35mi
721 Hinyub Ave Unit D Gretna, LA	2.0	1.5	1200	$1,250	$1.04	44d	1	1.36mi
1050 Annunciation St Unit 1272355P New Orleans, LA	2.0–5.0	2.0–4.0	1544	$2,489	$1.61	3d	3	1.36mi
921 Race St Unit C New Orleans, LA	3.0	2.0	1570	$3,000	$1.91	10d	1	1.36mi
300 Terry Pkwy Unit C Terrytown, LA	3.0	2.5	1532	$1,800	$1.17	24d	1	1.36mi
1325 Annunciation St New Orleans, LA	1.0–2.0	1.0–2.0	933	$2,655	$2.84	2d	13	1.37mi

Listing history 6 events

1. 2026-05-12
   status Pending 155-char remark

   Show marketing remark (155 chars)

   FIXER UPPER - HANDYMAN SPECIAL LOCATED IN CITY OF GRETNA- CASH SALE ONLY NO FINANCING CONTINGENCIES. CORNER LOT HAS POTENTIAL BUT NEEDS LOTS OF EVERYTHING.

2. 2026-05-12
   status Pending

   Show marketing remark (155 chars)

   FIXER UPPER - HANDYMAN SPECIAL LOCATED IN CITY OF GRETNA- CASH SALE ONLY NO FINANCING CONTINGENCIES. CORNER LOT HAS POTENTIAL BUT NEEDS LOTS OF EVERYTHING.

3. 2026-04-22
   listed $125,000 Active 155-char remark

   Show marketing remark (155 chars)

   FIXER UPPER - HANDYMAN SPECIAL LOCATED IN CITY OF GRETNA- CASH SALE ONLY NO FINANCING CONTINGENCIES. CORNER LOT HAS POTENTIAL BUT NEEDS LOTS OF EVERYTHING.

4. 2026-04-22
   listed $125,000 Active

   Show marketing remark (155 chars)

   FIXER UPPER - HANDYMAN SPECIAL LOCATED IN CITY OF GRETNA- CASH SALE ONLY NO FINANCING CONTINGENCIES. CORNER LOT HAS POTENTIAL BUT NEEDS LOTS OF EVERYTHING.

5. 2011-11-08
   soldstatus
6. 1980-07-01
   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: $1,398 · $116/mo
• Projected year-2 tax: $1,398 · $116/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: $23,016
• − Mortgage interest: −$7,002
• − Property taxes: −$1,398
• − Insurance: −$625
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$3,636
• Taxable income: $6,672
• Est. tax owed @ 24.0%: −$1,601
• After-tax cash flow: $6,692/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 — Gretna

• Score: 70/100
• State rank: #58
• US rank: #7679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gretna, LA
• County: Jefferson Parish · 426,999 people
• City population: 56,969
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 16,621
• Household income: $39,950
• Rent vs Own: 53.4% rent · 46.6% own
• Severe rent burden: 1911.0

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 0.70)
• Race & ethnicity: White 36% Black 34% Hispanic / Latino 23% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Lithuanian 7% Iranian 1% Slovak 1%
• Foreign-born: 19% · Canada, Vietnam, China
• Languages at home: 76% English-only · Spanish 20% Vietnamese 1% German/W. Germanic 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: ▼ -115.90%
• Current HPI: 121.765
• Rent YoY: —
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-12 Pending — AcadianaMLS
• 2026-05-12 Pending — GSREIN
• 2026-04-22 Listed $125,000 GSREIN
• 2026-04-22 Listed $125,000 AcadianaMLS
• 2011-11-08 Sold (Public Records) — Public Records
• 1980-07-01 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,398 · -0.2% YoY. Source: county tax records.