314 8th St · Gretna, LA 70053

$155,000

3 bd · 1.0 ba · 960 sqft · SingleFamily · 258 Days on market

Built 1927 $161/sqft · 40% below area Est $260k · 40% 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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.3/10.0
• 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

INVESTOR'S OPPORTUNITY IN GRETNA, LA LOCATED IN THE BROOKLYN PASTURES SUBDIVISION, THIS 3-BEDROOM, 1-BATH HOME OFFERS SOLID BONES AND ROOM FOR VALUE-ADDING UPDATES. SITUATED IN AN X FLOOD ZONE FOR LOWER INSURANCE COSTS, THE PROPERTY IS DIRECTLY ACROSS FROM GRETNA NO. 2 ACADEMY FOR ADVANCED STUDIES AND JUST MINUTES FROM SHOPPING, DINING, AND THE WESTBANK EXPRESSWAY. QUICK ACCESS TO NEW ORLEANS VIA THE CRESCENT CITY CONNECTION MAKES THIS LOCATION ESPECIALLY CONVENIENT. WHETHER YOU'RE SEEKING A SMART INVESTMENT, A RENOVATION PROJECT, OR A HOME WITH EQUITY POTENTIAL, THIS PROPERTY DELIVERS. SCHEDULE YOUR SHOWING TODAY AND EXPLORE THE POSSIBILITIES.

Key facts

• Investor opportunity
• Built 1927
• Listed 257 days

Tags

• INVESTOR OPPORTUNITY
• BROOKLYN PASTURES SUBDIVISION
• QUICK ACCESS TO NEW ORLEANS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 25d 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 $1,601/mo this rent would consume 48% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $155k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.03% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.27%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

• ARV (median comp): $259,812
• List price: $155,000
• Delta: -40.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Governor Hall St	0.39mi	2/1.0 (-1)	1,050 (+9%)	6mo	$93,500	$89	57
720 Derbigny St	0.47mi	3/1.0	1,087 (+13%)	5mo	$244,000	$224	52
214 Richard St	0.39mi	2/1.0 (-1)	845 (-12%)	12mo	$79,000	$93	46
1014 Van Trump St	0.71mi	2/2.0 (-1)	932 (-3%)	16mo	$185,000	$198	40
1500 Huey P Long Ave	0.57mi	2/1.0 (-1)	880 (-8%)	19mo	$128,000	$145	39
1032 11th St	0.57mi	2/1.5 (-1)	1,074 (+12%)	17mo	$241,000	$224	32
1517 Claire Ave	0.72mi	2/1.0 (-1)	1,071 (+12%)	20mo	$130,000	$121	26

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-6,108
• Equity at exit: $23,111

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $19,045
• Equity at exit: $13,402

Cash invested: $43,400 (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 70053

• Active inventory: 113
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$813
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $299

Break-even live

Break-even rent $1,223

Max offer price $155,000

Occupancy floor 76%

Sensitivity live

Price	-10% $387	-5% $343	+0% $299	+5% $255	+10% $211
Rent	-10% $173	-5% $236	+0% $299	+5% $362	+10% $426
Rate	-1.0pp $377	-0.5pp $339	base $299	+0.5pp $259	+1.0pp $218

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
616 Lafayette St Gretna, LA	2.0	1.0	846	$1,525	$1.80	4d	1	0.17mi
1204 Amelia St Gretna, LA	2.0	1.0	950	$1,250	$1.32	15d	1	0.26mi
601 4th St Unit D Gretna, LA	2.0	1.0	987	$1,250	$1.27	44d	1	0.33mi
527 3rd St Gretna, LA	2.0	1.0	878	$1,350	$1.54	44d	1	0.37mi
217 Lavoisier St Gretna, LA	2.0	1.0	600	$1,400	$2.33	24d	1	0.41mi
700 Derbigny St Gretna, LA	2.0	1.5	1064	$1,300	$1.22	24d	1	0.45mi
1029 Dolhonde St Gretna, LA	2.0	1.0	1100	$1,600	$1.45	44d	1	0.53mi
1113 Dolhonde St Gretna, LA	2.0	1.0	780	$1,725	$2.21	44d	1	0.56mi
1122 10th St Gretna, LA	2.0	1.0	973	$1,700	$1.75	5d	1	0.57mi
822 Gulf Dr Gretna, LA	2.0	1.0	900	$1,300	$1.44	15d	1	0.57mi
434 Ocean Ave Gretna, LA	2.0	1.0	812	$1,500	$1.85	44d	1	0.58mi
1014 Van Trump St Gretna, LA	2.0	2.0	932	$1,750	$1.88	22d	1	0.73mi
1500 Madison St Unit 3 Gretna, LA	2.0	1.0	840	$1,100	$1.31	4d	1	0.73mi
1500 Madison St Unit 3 Gretna, LA	2.0	1.0	840	$1,100	$1.31	4d	1	0.73mi
913 Milton St Gretna, LA	3.0	1.0	1061	$2,800	$2.64	44d	1	0.77mi
911 Central Ave Gretna, LA	2.0	1.0	777	$1,400	$1.80	5d	1	0.83mi
1320 Monroe St Gretna, LA	2.0	2.0	1030	$2,000	$1.94	24d	1	0.84mi
1225 Truxton St Unit 21 Gretna, LA	2.0	2.0	1000	$1,075	$1.07	24d	1	0.88mi
429 Olive Ave Harvey, LA	3.0	1.0	1067	$1,500	$1.41	24d	1	0.96mi
433 Olive Ave Harvey, LA	3.0	1.0	1104	$1,600	$1.45	24d	1	0.96mi
127 Hawkins St Terrytown, LA	2.0	1.0	989	$1,100	$1.11	45d	1	0.99mi
517 Burmaster St Gretna, LA	2.0	1.0	900	$1,600	$1.78	44d	1	1.03mi
1013 Manhattan Blvd Harvey, LA	1.0–2.0	1.0–1.5	837	$1,789	$2.14	2d	10	1.03mi
1124 Tallow Tree Ln #20 Harvey, LA	2.0	1.5	1020	$1,150	$1.13	4d	1	1.03mi
427 Jackson Ave New Orleans, LA	1.0–2.0	1.0–2.0	915	$3,495	$3.82	2d	4	1.04mi
1117 Whitney Ave Gretna, LA	1.0–3.0	1.0–2.0	951	$1,489	$1.57	3d	16	1.07mi
2110 Willow St Unit C Harvey, LA	2.0	1.0	975	$1,155	$1.18	44d	1	1.14mi
2100 Saint Thomas St #101 New Orleans, LA	2.0	2.0	957	$2,000	$2.09	24d	1	1.14mi
705 Felicity St New Orleans, LA	2.0	1.0	725	$1,575	$2.17	3d	1	1.17mi
2427 Rousseau St New Orleans, LA	2.0	1.0	843	$1,200	$1.42	11d	1	1.21mi
2367 Saint Thomas St Unit st7 New Orleans, LA	2.0	1.0	850	$1,350	$1.59	12d	1	1.25mi
2504 Claire Ave Gretna, LA	2.0	2.0	1032	$1,600	$1.55	44d	1	1.25mi
803 Felicity St Unit 12 New Orleans, LA	2.0	1.0	750	$1,085	$1.45	4d	1	1.27mi
803 Felicity St Apt 10 New Orleans, LA	2.0	1.0	750	$1,125	$1.50	24d	1	1.27mi
526 Brown Ave Harvey, LA	2.0	1.0	903	$1,350	$1.50	24d	1	1.28mi
913 Felicity St New Orleans, LA	1.0–3.0	1.0–2.0	999	$1,850	$1.85	24d	1	1.35mi
514 Washington Ave New Orleans, LA	2.0	2.0	1100	$2,200	$2.00	4d	1	1.35mi
1810 Stumpf Blvd Gretna, LA	3.0	1.0	1000	$1,650	$1.65	44d	1	1.38mi
1555 Chippewa St New Orleans, LA	2.0	1.5	1100	$2,000	$1.82	24d	1	1.38mi
718 3rd St New Orleans, LA	2.0	2.0	1041	$2,700	$2.59	44d	1	1.39mi

Listing history 22 events

1. 2026-06-21
   days on market $155,000 Active 258 DOM
2. 2026-06-18
   days on market $155,000 Active 255 DOM
3. 2026-06-17
   days on market $155,000 Active 254 DOM
4. 2026-06-16
   days on market $155,000 Active 253 DOM
5. 2026-06-15
   days on market $155,000 Active 252 DOM
6. 2026-06-13
   days on market $155,000 Active 250 DOM
7. 2026-06-10
   days on market $155,000 Active 247 DOM
8. 2026-06-09
   days on market $155,000 Active 246 DOM
9. 2026-06-08
   days on market $155,000 Active 245 DOM
10. 2026-06-07
    days on market $155,000 Active 244 DOM
11. 2026-06-03
    days on market $155,000 Active 240 DOM
12. 2026-06-02
    days on market $155,000 Active 239 DOM
13. 2026-06-01
    days on market $155,000 Active 238 DOM
14. 2026-05-31
    days on market $155,000 Active 237 DOM
15. 2026-04-06
    price $155,000 652-char remark

    Show marketing remark (659 chars)

    Investor’s Opportunity in Gretna, LA Located in the Brooklyn Pastures Subdivision, this 3-bedroom, 1-bath home offers solid bones and room for value-adding updates. Situated in an X flood zone for lower insurance costs, the property is directly across from Gretna No. 2 Academy for Advanced Studies and just minutes from shopping, dining, and the Westbank Expressway. Quick access to New Orleans via the Crescent City Connection makes this location especially convenient. Whether you're seeking a smart investment, a renovation project, or a home with equity potential, this property delivers. Schedule your showing today and explore the possibilities.

16. 2026-04-06
    price $155,000 659-char remark

    Show marketing remark (659 chars)

    Investor’s Opportunity in Gretna, LA Located in the Brooklyn Pastures Subdivision, this 3-bedroom, 1-bath home offers solid bones and room for value-adding updates. Situated in an X flood zone for lower insurance costs, the property is directly across from Gretna No. 2 Academy for Advanced Studies and just minutes from shopping, dining, and the Westbank Expressway. Quick access to New Orleans via the Crescent City Connection makes this location especially convenient. Whether you're seeking a smart investment, a renovation project, or a home with equity potential, this property delivers. Schedule your showing today and explore the possibilities.

17. 2025-11-24
    price $165,000 652-char remark

    Show marketing remark (652 chars)

    INVESTOR'S OPPORTUNITY IN GRETNA, LA LOCATED IN THE BROOKLYN PASTURES SUBDIVISION, THIS 3-BEDROOM, 1-BATH HOME OFFERS SOLID BONES AND ROOM FOR VALUE-ADDING UPDATES. SITUATED IN AN X FLOOD ZONE FOR LOWER INSURANCE COSTS, THE PROPERTY IS DIRECTLY ACROSS FROM GRETNA NO. 2 ACADEMY FOR ADVANCED STUDIES AND JUST MINUTES FROM SHOPPING, DINING, AND THE WESTBANK EXPRESSWAY. QUICK ACCESS TO NEW ORLEANS VIA THE CRESCENT CITY CONNECTION MAKES THIS LOCATION ESPECIALLY CONVENIENT. WHETHER YOU'RE SEEKING A SMART INVESTMENT, A RENOVATION PROJECT, OR A HOME WITH EQUITY POTENTIAL, THIS PROPERTY DELIVERS. SCHEDULE YOUR SHOWING TODAY AND EXPLORE THE POSSIBILITIES.

18. 2025-11-18
    price $165,000 659-char remark

    Show marketing remark (659 chars)

    Investor’s Opportunity in Gretna, LA Located in the Brooklyn Pastures Subdivision, this 3-bedroom, 1-bath home offers solid bones and room for value-adding updates. Situated in an X flood zone for lower insurance costs, the property is directly across from Gretna No. 2 Academy for Advanced Studies and just minutes from shopping, dining, and the Westbank Expressway. Quick access to New Orleans via the Crescent City Connection makes this location especially convenient. Whether you're seeking a smart investment, a renovation project, or a home with equity potential, this property delivers. Schedule your showing today and explore the possibilities.

19. 2025-10-06
    listed $169,900 Active 652-char remark

    Show marketing remark (659 chars)

    Investor’s Opportunity in Gretna, LA Located in the Brooklyn Pastures Subdivision, this 3-bedroom, 1-bath home offers solid bones and room for value-adding updates. Situated in an X flood zone for lower insurance costs, the property is directly across from Gretna No. 2 Academy for Advanced Studies and just minutes from shopping, dining, and the Westbank Expressway. Quick access to New Orleans via the Crescent City Connection makes this location especially convenient. Whether you're seeking a smart investment, a renovation project, or a home with equity potential, this property delivers. Schedule your showing today and explore the possibilities.

20. 2025-10-06
    listed $169,900 Active 659-char remark

    Show marketing remark (659 chars)

    Investor’s Opportunity in Gretna, LA Located in the Brooklyn Pastures Subdivision, this 3-bedroom, 1-bath home offers solid bones and room for value-adding updates. Situated in an X flood zone for lower insurance costs, the property is directly across from Gretna No. 2 Academy for Advanced Studies and just minutes from shopping, dining, and the Westbank Expressway. Quick access to New Orleans via the Crescent City Connection makes this location especially convenient. Whether you're seeking a smart investment, a renovation project, or a home with equity potential, this property delivers. Schedule your showing today and explore the possibilities.

21. 2013-07-03
    soldstatus $65,300
22. 1984-05-01
    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: $1,061 · $88/mo
• Projected year-2 tax: $1,061 · $88/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: $19,214
• − Mortgage interest: −$8,682
• − Property taxes: −$1,061
• − Insurance: −$775
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$4,509
• Taxable income: $1,112
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $3,322/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

+137.4% since first listed

8 events — show timeline

• 2026-04-06 Price Changed $155,000 AcadianaMLS
• 2026-04-06 Price Changed $155,000 GSREIN
• 2025-11-24 Price Changed $165,000 AcadianaMLS
• 2025-11-18 Price Changed $165,000 GSREIN
• 2025-10-06 Listed $169,900 GSREIN
• 2025-10-06 Listed $169,900 AcadianaMLS
• 2013-07-03 Sold (Public Records) $65,300 Public Records
• 1984-05-01 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,061 · -0.2% YoY. Source: county tax records.