90 Kathi Ln · Avondale, LA 70094

$168,000

3 bd · 1.5 ba · 1,057 sqft · SingleFamily · 42 Days on market

Built 1964 $159/sqft · at area comps Est $176k · 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 +23.3/30.0
• ARV discount +9.6/15.0
• DSCR +7.5/10.0
• 1% rule +5.2/10.0
• 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

Charming 3 bedroom home featuring 1 full bath and 1 half bath, located in an X flood zone. This carpet free property offers peace of mind with a metal roof installed in 2021 and newer windows throughout. The interior includes thoughtful updates, with new flooring in the kitchen and dining area and a recently renovated kitchen complete with new cabinets and updated electrical outlet. Step outside to enjoy a spacious covered patio overlooking a fully fenced backyard, perfect for entertaining or relaxing. The above ground pool is partially set in-ground, adding both function and appeal to the outdoor space. A 1/2 car garage provides convenient storage. Ideally situated within walking distance to the neighborhood park and playground, this home also offers easy access to Highway 90, the Westbank Expressway, and Elmwood. Enjoy nearby shopping, dining, and entertainment just minutes away.

Key facts

• Metal roof
• New flooring
• Renovated kitchen

Tags

• METAL ROOF
• NEWER WINDOWS
• NEW FLOORING
• RENOVATED KITCHEN
• COVERED PATIO
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Both above-ground and in-ground pool features noted

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story home; Vinyl siding exterior; Metal roof; Slab foundation; Property in very good condition
• Construction: Built with vinyl siding; Metal roof; Slab foundation
• Exterior features: Fenced yard; City lot; Rectangular lot; Lot dimensions approximately 63 x 100

Interior

• Kitchen: Range
• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $163k (3.0% 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.
• Zoned schools: Ray St. Pierre Academy For Advanced Studies (math 82% / reading 82%, grade A+, #9 of 646 statewide, top 1%, 336 students, 26% FRL); Emmett C.Gilbert School of Excellence At Ford (math 15% / reading 23%, grade F, #463 of 646 statewide, top 72%, 689 students, 80% FRL); L.W. Higgins High School (math 14% / reading 25%, grade F, #186 of 265 statewide, top 73%, 996 students, 70% FRL).
• Market conditions: Rents soft (-0.8%/yr); 188 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 38% 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 42 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 26y ago 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.
• Current owner paid $88k; list at $168k implies a 91% gain — meaningful room to come down on a strong offer.

Recommended offer $162,960 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.02% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (median comp): $176,027
• List price: $168,000
• Delta: -4.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 N Betty Ln	0.21mi	3/1.5	1,100 (+4%)	3mo	$158,000	$144	81
173 S Tish Dr	0.43mi	3/2.0	1,058 (+0%)	1mo	$130,000	$123	77
248 Jamie Blvd	0.14mi	3/1.0	996 (-6%)	10mo	$70,000	$70	74
108 Carmen Dr	0.07mi	3/1.5	1,009 (-4%)	20mo	$149,000	$148	73
164 Yvonne Dr	0.33mi	3/1.0	1,167 (+10%)	2mo	$139,500	$120	63
172 Cambay Dr	0.24mi	3/2.0	1,132 (+7%)	15mo	$179,000	$158	63
181 Rosalie Dr	0.63mi	3/1.5	1,109 (+5%)	2mo	$105,000	$95	60
156 Felicia Dr	0.22mi	2/1.0 (-1)	935 (-12%)	10mo	$156,000	$167	55
245 W Tish Dr	0.37mi	3/1.5	1,190 (+13%)	9mo	$149,000	$125	54
165 Felicia Dr	0.26mi	3/2.0	1,193 (+13%)	20mo	$193,500	$162	48
101 Dialita Dr	0.65mi	3/2.0	1,195 (+13%)	2mo	$205,000	$172	45
112 Mandy Dr	0.58mi	3/1.0	940 (-11%)	20mo	$127,900	$136	36

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: -7.5%
• Equity multiple: 0.73×
• Total profit: $-12,671
• Equity at exit: $25,049

10-year hold

• IRR: -1.9%
• Equity multiple: 0.89×
• Total profit: $-5,318
• Equity at exit: $14,526

Cash invested: $47,040 (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: 188
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,707 high
• Mortgage (P&I): −$881
• Tax from tax record: −$89 /mo · $1,074/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $308

Break-even live

Break-even rent $1,317

Max offer price $168,000

Occupancy floor 77%

Sensitivity live

Price	-10% $403	-5% $355	+0% $308	+5% $260	+10% $213
Rent	-10% $173	-5% $240	+0% $308	+5% $375	+10% $443
Rate	-1.0pp $392	-0.5pp $351	base $308	+0.5pp $264	+1.0pp $220

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 Carmen Dr Westwego, LA	3.0	1.0	900	$1,600	$1.78	45d	1	0.32mi
113 Jeanne Dr Westwego, LA	3.0	2.0	800	$1,950	$2.44	16d	1	0.82mi
441 Butler Dr Westwego, LA	3.0	2.0	1200	$1,450	$1.21	25d	1	0.85mi
441 Butler Dr Westwego, LA	3.0	1.5	1200	$1,450	$1.21	45d	1	0.85mi
304 Butler Dr Westwego, LA	4.0	2.0	1200	$2,300	$1.92	45d	1	0.86mi
101 Ursula Dr Westwego, LA	3.0	1.5	1400	$1,600	$1.14	16d	1	0.90mi
384 Layman St Westwego, LA	3.0	2.0	1258	$1,560	$1.24	45d	1	1.05mi
89 Marie Dr Westwego, LA	4.0	1.5	1100	$1,600	$1.45	45d	1	1.12mi
145 S Dexter Dr Westwego, LA	3.0	1.5	1200	$1,400	$1.17	25d	1	1.14mi
351 Glendella Dr Westwego, LA	3.0	1.5	1350	$1,450	$1.07	6d	1	1.18mi
351 Glendella Dr Westwego, LA	3.0	1.5	1200	$1,600	$1.33	45d	1	1.18mi
76 Elaine Dr Westwego, LA	3.0	1.5	1100	$1,500	$1.36	45d	1	1.29mi

Listing history 33 events

1. 2026-06-21
   days on market $168,000 Active 42 DOM
2. 2026-06-18
   days on market $168,000 Active 39 DOM
3. 2026-06-17
   days on market $168,000 Active 38 DOM
4. 2026-06-16
   days on market $168,000 Active 37 DOM
5. 2026-06-16
   status $168,000 Active 36 DOM
6. 2026-06-08
   status $168,000 Pending 36 DOM
7. 2026-06-07
   days on market $168,000 Active 36 DOM

   Show marketing remark (894 chars)

   Charming 3 bedroom home featuring 1 full bath and 1 half bath, located in an X flood zone. This carpet free property offers peace of mind with a metal roof installed in 2021 and newer windows throughout. The interior includes thoughtful updates, with new flooring in the kitchen and dining area and a recently renovated kitchen complete with new cabinets and updated electrical outlet. Step outside to enjoy a spacious covered patio overlooking a fully fenced backyard, perfect for entertaining or relaxing. The above ground pool is partially set in-ground, adding both function and appeal to the outdoor space. A 1/2 car garage provides convenient storage. Ideally situated within walking distance to the neighborhood park and playground, this home also offers easy access to Highway 90, the Westbank Expressway, and Elmwood. Enjoy nearby shopping, dining, and entertainment just minutes away.

8. 2026-06-03
   days on market $168,000 Active 32 DOM
9. 2026-06-02
   days on market $168,000 Active 31 DOM
10. 2026-06-01
    days on market $168,000 Active 30 DOM
11. 2026-06-01
    price $168,000 Active 29 DOM
12. 2026-05-31
    days on market $175,000 Active 29 DOM

    Show marketing remark (894 chars)

    Charming 3 bedroom home featuring 1 full bath and 1 half bath, located in an X flood zone. This carpet free property offers peace of mind with a metal roof installed in 2021 and newer windows throughout. The interior includes thoughtful updates, with new flooring in the kitchen and dining area and a recently renovated kitchen complete with new cabinets and updated electrical outlet. Step outside to enjoy a spacious covered patio overlooking a fully fenced backyard, perfect for entertaining or relaxing. The above ground pool is partially set in-ground, adding both function and appeal to the outdoor space. A 1/2 car garage provides convenient storage. Ideally situated within walking distance to the neighborhood park and playground, this home also offers easy access to Highway 90, the Westbank Expressway, and Elmwood. Enjoy nearby shopping, dining, and entertainment just minutes away.

13. 2026-05-02
    listed $175,000 Active 894-char remark

    Show marketing remark (894 chars)

    Charming 3 bedroom home featuring 1 full bath and 1 half bath, located in an X flood zone. This carpet free property offers peace of mind with a metal roof installed in 2021 and newer windows throughout. The interior includes thoughtful updates, with new flooring in the kitchen and dining area and a recently renovated kitchen complete with new cabinets and updated electrical outlet. Step outside to enjoy a spacious covered patio overlooking a fully fenced backyard, perfect for entertaining or relaxing. The above ground pool is partially set in-ground, adding both function and appeal to the outdoor space. A 1/2 car garage provides convenient storage. Ideally situated within walking distance to the neighborhood park and playground, this home also offers easy access to Highway 90, the Westbank Expressway, and Elmwood. Enjoy nearby shopping, dining, and entertainment just minutes away.

14. 2026-05-02
    listed $175,000 Active 894-char remark

    Show marketing remark (894 chars)

    Charming 3 bedroom home featuring 1 full bath and 1 half bath, located in an X flood zone. This carpet free property offers peace of mind with a metal roof installed in 2021 and newer windows throughout. The interior includes thoughtful updates, with new flooring in the kitchen and dining area and a recently renovated kitchen complete with new cabinets and updated electrical outlet. Step outside to enjoy a spacious covered patio overlooking a fully fenced backyard, perfect for entertaining or relaxing. The above ground pool is partially set in-ground, adding both function and appeal to the outdoor space. A 1/2 car garage provides convenient storage. Ideally situated within walking distance to the neighborhood park and playground, this home also offers easy access to Highway 90, the Westbank Expressway, and Elmwood. Enjoy nearby shopping, dining, and entertainment just minutes away.

15. 2026-03-17
    status Active
16. 2026-03-09
    status Pending
17. 2026-02-06
    price $169,900
18. 2026-02-06
    price $169,900
19. 2026-02-06
    listed $165,000 Active
20. 2017-04-10
    soldstatus $88,000
21. 2017-04-07
    soldstatus $88,000 Sold
22. 2017-03-21
    status Under Contract
23. 2017-02-26
    historical Pending Continue to Show
24. 2017-01-25
    price $92,500
25. 2016-12-14
    price $99,900
26. 2016-11-09
    listed $114,900 Active
27. 2016-11-07
    listed $92,500
28. 2010-04-23
    listed $53,460
29. 2010-04-23
    listed $53,460
30. 2000-03-17
    soldstatus $64,000
31. 2000-03-01
    soldstatus $64,000
32. 2000-02-29
    listed $64,000
33. 2000-02-29
    listed $64,000

ⓘ 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: $1,074 · $89/mo
• Projected year-2 tax: $1,074 · $89/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: $20,480
• − Mortgage interest: −$9,411
• − Property taxes: −$1,074
• − Insurance: −$840
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$4,887
• Taxable income: $992
• Est. tax owed @ 24.0%: −$238
• After-tax cash flow: $3,455/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

+162.5% since first listed

27 events — show timeline

• 2026-06-15 Relisted — AcadianaMLS
• 2026-06-15 Relisted — GSREIN
• 2026-06-07 Pending — AcadianaMLS
• 2026-06-07 Pending — GSREIN
• 2026-05-31 Price Changed $168,000 AcadianaMLS
• 2026-05-31 Price Changed $168,000 GSREIN
• 2026-05-02 Listed $175,000 GSREIN
• 2026-05-02 Listed $175,000 AcadianaMLS
• 2026-03-17 Relisted — AcadianaMLS
• 2026-03-09 Pending — AcadianaMLS
• 2026-02-06 Price Changed $169,900 AcadianaMLS
• 2026-02-06 Price Changed $169,900 GSREIN
• 2026-02-06 Listed $165,000 AcadianaMLS
• 2017-04-10 Sold (Public Records) $88,000 Public Records
• 2017-04-07 Sold (MLS) $88,000 GSREIN
• 2017-03-21 Pending — GSREIN
• 2017-02-26 Contingent — GSREIN
• 2017-01-25 Price Changed $92,500 GSREIN
• 2016-12-14 Price Changed $99,900 GSREIN
• 2016-11-09 Listed $114,900 GSREIN
• 2016-11-07 Listed $92,500 AcadianaMLS
• 2010-04-23 Listed $53,460 GSREIN
• 2010-04-23 Listed $53,460 AcadianaMLS
• 2000-03-17 Sold (MLS) $64,000 GSREIN
• 2000-03-01 Sold (Public Records) $64,000 Public Records
• 2000-02-29 Listed $64,000 AcadianaMLS
• 2000-02-29 Listed $64,000 GSREIN

Property tax history

+1.8%/yr

Latest (2025): $1,074 · +0.3% YoY. Source: county tax records.