2612 Taffy Dr · Estelle, LA 70072

$165,000

3 bd · 1.0 ba · 1,069 sqft · SingleFamily · 1 Days on market

Built 1981 5,009 sqft lot Est $173k · at est.

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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 +24.2/30.0
• ARV discount +9.6/15.0
• DSCR +7.8/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A must-see property! This 3-Bedroom, 1-bath home is situated in a desirable X flood Zone, presenting an attractive opportunity for first-time homebuyers, downsizers, or investors seeking a rental property. This is a succession Property; any offer to purchase the property herein shall be subject to the suspensive condition that the court approve the proposed sale.

Key facts

• 5,009 sq ft lot
• 2 parking spots
• Built 1981

Property features AI

Exterior

• Parking: Driveway with two parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick exterior; Slab foundation; Property in very good condition; Lot is rectangular and in a city setting (50 x 100)
• Construction: Shingle roof; Brick construction; Slab foundation; Built on a 0.115-acre lot
• Exterior features: Fenced yard; Covered porch/patio; Shed(s)

Interior

• Kitchen: Oven; Range
• Bedrooms: 5 total rooms (includes bedrooms and other living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Stainless steel appliances
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 8.7% vs local median 5.7% in Estelle — 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 64/100 on livability (#183 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, 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.
• Market conditions: Rents rising (+1.1%/yr); 294 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 37% of the median local income ($55k/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

• 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.

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 $165,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.04% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $173,178
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2720 Amigo Ave	0.17mi	3/2.0	1,045 (-2%)	0mo	$85,000	$81	84
2625 Bay Adams Dr	0.31mi	3/1.0	1,095 (+2%)	1mo	$123,000	$112	81
2548 Pritchard Rd	0.23mi	3/1.5	1,042 (-2%)	6mo	$175,000	$168	78
2876 Barataria Blvd	0.36mi	2/2.0 (-1)	1,050 (-2%)	4mo	$115,000	$110	68
4141 Ames Blvd	0.53mi	3/2.0	1,100 (+3%)	1mo	$196,900	$179	66
5009 Rochester Dr	0.57mi	3/2.0	1,112 (+4%)	1mo	$180,000	$162	62
2420 Taffy Dr	0.25mi	3/2.0	1,211 (+13%)	2mo	$196,000	$162	61
5929 Becker St	0.64mi	3/2.0	1,081 (+1%)	4mo	$167,500	$155	61
5120 Mount Shasta Dr	0.39mi	3/1.0	920 (-14%)	0mo	$155,000	$168	58
5153 Mount Shasta Dr	0.39mi	3/1.0	1,220 (+14%)	1mo	$165,000	$135	57
4149 Ames Blvd	0.58mi	3/2.0	1,134 (+6%)	6mo	$188,000	$166	54
4150 E Ames Blvd	0.49mi	3/2.0	1,196 (+12%)	3mo	$71,500	$60	50

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 · 1.05% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-13,232
• Equity at exit: $24,602

10-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-2,908
• Equity at exit: $14,266

Cash invested: $46,200 (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 70072

• Rents YoY: 1.1%
• Active inventory: 294
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$865
• Tax from tax record: −$88 /mo · $1,058/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $264

Break-even live

Break-even rent $1,378

Max offer price $165,000

Occupancy floor 80%

Sensitivity live

Price	-10% $357	-5% $311	+0% $264	+5% $217	+10% $170
Rent	-10% $129	-5% $196	+0% $264	+5% $332	+10% $399
Rate	-1.0pp $347	-0.5pp $306	base $264	+0.5pp $221	+1.0pp $178

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Sunrise Dr Marrero, LA	3.0	1.5	1225	$1,750	$1.43	44d	1	0.10mi
2425 Ramsey Dr Marrero, LA	4.0	2.0	1500	$1,800	$1.20	2d	1	0.32mi
5160 Mount Matterhorn St Marrero, LA	2.0	1.0	1000	$1,050	$1.05	24d	1	0.39mi
5162 Mount Matterhorn Ave Marrero, LA	2.0	1.0	1000	$1,050	$1.05	4d	1	0.40mi
5913 S Oak Dr Marrero, LA	4.0	2.0	1300	$1,950	$1.50	24d	1	0.52mi
2632 Dove Ave Unit NA Marrero, LA	3.0	2.0	1250	$1,650	$1.32	44d	1	0.73mi
2417 Highland Meadows Dr Marrero, LA	4.0	2.0	1400	$1,950	$1.39	44d	1	0.77mi
2325 Wilton St Unit A Marrero, LA	2.0	1.0	1000	$1,200	$1.20	44d	1	0.81mi
5118 Ehret Rd Unit B Marrero, LA	3.0	2.5	1275	$1,800	$1.41	4d	1	0.84mi
2544 Jeanne St Marrero, LA	4.0	2.0	1158	$2,300	$1.99	24d	1	1.00mi
5128 Eden Roc Dr Marrero, LA	3.0	2.0	1400	$1,750	$1.25	4d	1	1.31mi
2748 Erin Dr Marrero, LA	3.0	2.0	1460	$1,850	$1.27	24d	1	1.33mi
5045 Dueling Oaks Ave Marrero, LA	3.0	2.0	1300	$1,700	$1.31	24d	1	1.45mi

Listing history 2 events

1. 2026-06-18
   remarks 365-char remark
2. 2026-06-18
   listed $165,000 Active 1 DOM

ⓘ 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: $1,058 · $88/mo
• Projected year-2 tax: $1,058 · $88/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 · 74% 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,545
• − Mortgage interest: −$9,243
• − Property taxes: −$1,058
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$4,800
• Taxable income: $535
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $3,038/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 — Estelle

• Score: 64/100
• State rank: #183
• US rank: #14840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Estelle, LA
• County: Jefferson Parish · 426,999 people
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 55,693
• Household income: $54,885
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 1807.0

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 0.67)
• Race & ethnicity: Black 40% White 39% Hispanic / Latino 12% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Lithuanian 12% Hispanic 1%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 8% Vietnamese 4% 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: ▼ -89.87%
• Current HPI: 161.7477
• Rent YoY: ▲ 1.05%
• 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

3 events — show timeline

• 2026-06-15 Listed $165,000 AcadianaMLS
• 2026-06-15 Listed $165,000 GSREIN
• 1981-03-01 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,058 · +0.3% YoY. Source: county tax records.