2616 Batiste Dr · Estelle, LA 70072

$205,000

3 bd · 2.0 ba · 1,290 sqft · SingleFamily · 25 Days on market

Built 1977 Est $181k · 14% over

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Why this score? — see what drove the D- 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 +15.6/30.0
• DSCR +4.8/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

FULLY RENOVATED & MOVE-IN READY. Don't miss out on this beautifully remodeled 3-bedroom, 2-bath home in Marrero that has been completely updated from top to bottom! Featuring a modern open feel with stylish finishes throughout, this home offers the perfect blend of comfort and functionality. Inside, you'll find updated wood laminate flooring, granite countertops, stainless steel appliances, fresh finishes, and a bright, inviting layout designed for easy living and entertaining. Every detail has been thoughtfully renovated, making this property truly turnkey for its next owner. One of the standout features is the impressive, detached workshop/storage building offering endless possibilities -- great for a workshop, home business, recreational storage, gym space, or additional entertaining area. The spacious driveway and fenced yard add even more convenience and flexibility. Located in the Ridgefield subdivision with quick access to shopping, restaurants, schools, and major roadways, this home is a fantastic opportunity for anyone looking for updated living with bonus space rarely found at this price point. Don't miss your chance to own this beautifully renovated property -- schedule your private tour today! X Flood zone and qualifies for 100% financing through the USDA.

Key facts

• Fenced yard
• Detached workshop
• Spacious driveway

Tags

• DETACHED WORKSHOP
• FENCED YARD
• SPACIOUS DRIVEWAY
• UPDATED WOOD LAMINATE FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Energy-efficient water heater; Energy-efficient lighting
• Home design: Single-story; Excellent condition
• Construction: Brick construction; Shingle roof; Slab foundation; Built with energy-efficient windows
• Exterior features: Fenced yard; Permeable paving; Concrete patio/porch; Shed(s); Workshop

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 9
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Carbon monoxide detector; Granite and stone counters; Stainless steel appliances; ENERGY STAR qualified appliances
• Laundry & utility: Washer hookup; Dryer hookup

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 $19 ($230/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 $173k (15.7% below list).
• Recommended offer: $173k (15.7% below list) — sets the bar for 1% rule.

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; 20 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 38% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $108k; list at $205k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $172,743 (15.7% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $180,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3520 Bastian Dr	0.25mi	4/2.0 (+1)	1,300 (+1%)	1mo	$115,000	$88	81
2508 Delta Pointe Dr	0.58mi	3/2.0	1,282 (-1%)	5mo	$246,500	$192	67
5816 Glasco Dr	0.50mi	3/2.0	1,225 (-5%)	6mo	$183,000	$149	64
5841 Milladorn Ave	0.57mi	3/2.0	1,235 (-4%)	3mo	$205,000	$166	64
2420 Taffy Dr	0.56mi	3/2.0	1,211 (-6%)	2mo	$196,000	$162	62
5153 Mount Shasta Dr	0.51mi	3/1.0	1,220 (-5%)	1mo	$165,000	$135	62
5220 Mt Shasta Ln	0.45mi	3/1.0	1,398 (+8%)	2mo	$86,000	$62	59
5109 Mount Rushmore Dr	0.61mi	3/2.0	1,383 (+7%)	2mo	$189,000	$137	58
3008 Mount Kennedy Dr	0.72mi	3/2.0	1,345 (+4%)	2mo	$188,900	$140	58
5937 S Oak Dr	0.37mi	2/2.0 (-1)	1,450 (+12%)	0mo	$171,500	$118	57
2232 Potomac Dr	0.62mi	3/2.0	1,478 (+15%)	1mo	$225,000	$152	46
2401 Taffy Dr	0.60mi	4/2.0 (+1)	1,456 (+13%)	5mo	$95,000	$65	42

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: -17.8%
• Equity multiple: 0.38×
• Total profit: $-35,341
• Equity at exit: $30,566

10-year hold

• IRR: -13.9%
• Equity multiple: 0.26×
• Total profit: $-42,393
• 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 70072

• Rents YoY: 1.1%
• Active inventory: 294
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,727 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$119 /mo · $1,423/yr
• Insurance: −$85
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $19

Break-even live

Break-even rent $1,703

Max offer price $205,000

Occupancy floor 94%

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5913 S Oak Dr Marrero, LA	4.0	2.0	1300	$1,950	$1.50	23d	1	0.33mi
2325 Wilton St Unit A Marrero, LA	2.0	1.0	1000	$1,200	$1.20	43d	1	0.37mi
5162 Mount Matterhorn Ave Marrero, LA	2.0	1.0	1000	$1,050	$1.05	4d	1	0.39mi
5160 Mount Matterhorn St Marrero, LA	2.0	1.0	1000	$1,050	$1.05	23d	1	0.39mi
116 Sunrise Dr Marrero, LA	3.0	1.5	1225	$1,750	$1.43	43d	1	0.41mi
5118 Ehret Rd Unit B Marrero, LA	3.0	2.5	1275	$1,800	$1.41	4d	1	0.43mi
2632 Dove Ave Unit NA Marrero, LA	3.0	2.0	1250	$1,650	$1.32	43d	1	0.54mi
2425 Ramsey Dr Marrero, LA	4.0	2.0	1500	$1,800	$1.20	2d	1	0.73mi
5504 Randolph St Marrero, LA	3.0	2.0	1800	$1,800	$1.00	23d	1	0.74mi
5128 Eden Roc Dr Marrero, LA	3.0	2.0	1400	$1,750	$1.25	4d	1	0.84mi
2612 Susie Ct Marrero, LA	3.0	2.0	1852	$2,200	$1.19	20d	1	0.85mi
5045 Dueling Oaks Ave Marrero, LA	3.0	2.0	1300	$1,700	$1.31	23d	1	1.00mi
5007 Towering Oaks Ave Marrero, LA	3.0	2.0	1400	$1,700	$1.21	43d	1	1.09mi
2417 Highland Meadows Dr Marrero, LA	4.0	2.0	1400	$1,950	$1.39	43d	1	1.24mi
5119 Oak Dr Marrero, LA	3.0	2.0	1624	$1,750	$1.08	14d	1	1.32mi
5300 Alpaca Dr Marrero, LA	4.0	2.0	1650	$1,995	$1.21	14d	1	1.34mi
5027 Richland Dr Marrero, LA	2.0	1.5	1260	$1,500	$1.19	4d	1	1.42mi
1728 Irma St Marrero, LA	3.0	2.0	1450	$1,550	$1.07	23d	1	1.44mi
4016 S Dells St Harvey, LA	4.0	2.0	1750	$2,000	$1.14	43d	1	1.45mi
2544 Jeanne St Marrero, LA	4.0	2.0	1158	$2,300	$1.99	23d	1	1.48mi

Listing history 19 events

1. 2026-06-16
   status $205,000 Pending 25 DOM
2. 2026-06-15
   days on market $205,000 Active 25 DOM
3. 2026-06-13
   days on market $205,000 Active 23 DOM
4. 2026-06-10
   days on market $205,000 Active 20 DOM
5. 2026-06-09
   days on market $205,000 Active 19 DOM
6. 2026-06-08
   days on market $205,000 Active 18 DOM
7. 2026-06-07
   days on market $205,000 Active 17 DOM
8. 2026-06-03
   days on market $205,000 Active 13 DOM
9. 2026-06-02
   days on market $205,000 Active 12 DOM
10. 2026-06-01
    days on market $205,000 Active 11 DOM
11. 2026-05-31
    days on market $205,000 Active 10 DOM
12. 2026-05-22
    listed $205,000 Active

    Show marketing remark (1292 chars)

    FULLY RENOVATED & MOVE-IN READY. Don't miss out on this beautifully remodeled 3-bedroom, 2-bath home in Marrero that has been completely updated from top to bottom! Featuring a modern open feel with stylish finishes throughout, this home offers the perfect blend of comfort and functionality. Inside, you'll find updated wood laminate flooring, granite countertops, stainless steel appliances, fresh finishes, and a bright, inviting layout designed for easy living and entertaining. Every detail has been thoughtfully renovated, making this property truly turnkey for its next owner. One of the standout features is the impressive, detached workshop/storage building offering endless possibilities -- great for a workshop, home business, recreational storage, gym space, or additional entertaining area. The spacious driveway and fenced yard add even more convenience and flexibility. Located in the Ridgefield subdivision with quick access to shopping, restaurants, schools, and major roadways, this home is a fantastic opportunity for anyone looking for updated living with bonus space rarely found at this price point. Don't miss your chance to own this beautifully renovated property -- schedule your private tour today! X Flood zone and qualifies for 100% financing through the USDA.

13. 2026-05-22
    listed $205,000 Active 1292-char remark

    Show marketing remark (1292 chars)

    FULLY RENOVATED & MOVE-IN READY. Don't miss out on this beautifully remodeled 3-bedroom, 2-bath home in Marrero that has been completely updated from top to bottom! Featuring a modern open feel with stylish finishes throughout, this home offers the perfect blend of comfort and functionality. Inside, you'll find updated wood laminate flooring, granite countertops, stainless steel appliances, fresh finishes, and a bright, inviting layout designed for easy living and entertaining. Every detail has been thoughtfully renovated, making this property truly turnkey for its next owner. One of the standout features is the impressive, detached workshop/storage building offering endless possibilities -- great for a workshop, home business, recreational storage, gym space, or additional entertaining area. The spacious driveway and fenced yard add even more convenience and flexibility. Located in the Ridgefield subdivision with quick access to shopping, restaurants, schools, and major roadways, this home is a fantastic opportunity for anyone looking for updated living with bonus space rarely found at this price point. Don't miss your chance to own this beautifully renovated property -- schedule your private tour today! X Flood zone and qualifies for 100% financing through the USDA.

14. 2014-03-12
    listed $126,900
15. 2014-03-12
    listed $126,900
16. 2004-05-24
    soldstatus $108,000
17. 2004-05-01
    soldstatus
18. 2004-04-20
    listed $110,000
19. 2004-04-20
    listed $110,000

ⓘ 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: $1,423 · $119/mo
• Projected year-2 tax: $1,423 · $119/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 7/10 Severe FEMA zone X · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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: $20,729
• − Mortgage interest: −$11,483
• − Property taxes: −$1,423
• − Insurance: −$1,822
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$5,964
• Taxable loss: −$3,280
• Est. tax savings @ 24.0%: +$787
• After-tax cash flow: $1,017/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

+86.4% since first listed

8 events — show timeline

• 2026-05-22 Listed $205,000 AcadianaMLS
• 2026-05-22 Listed $205,000 GSREIN
• 2014-03-12 Listed $126,900 GSREIN
• 2014-03-12 Listed $126,900 AcadianaMLS
• 2004-05-24 Sold (MLS) $108,000 GSREIN
• 2004-05-01 Sold (Public Records) — Public Records
• 2004-04-20 Listed $110,000 GSREIN
• 2004-04-20 Listed $110,000 AcadianaMLS

Property tax history

+1.3%/yr

Latest (2025): $1,423 · +0.3% YoY. Source: county tax records.