2336 Carol Sue Ave · Terrytown, LA 70056

$150,000

4 bd · 2.0 ba · 1,551 sqft · SingleFamily · 1 Days on market

Built 1974 Est $233k · 36% under

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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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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

Terrytown Investment Opportunity, this house is a ready for a renovation, features include formal dining room, breakfast area, open living and kitchen along with four bedrooms and two baths, and a beautiful fenced back yard.

Key facts

• Garage
• Built 1974

Property features AI

Exterior

• Parking: Garage with one parking space
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Shingle roof; Slab foundation
• Construction: Built with brick; Shingle roof; Slab foundation
• Exterior features: Fenced yard; City lot; Rectangular lot; Lot dimensions 53 x 125

Interior

• Kitchen: Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 8 rooms; Average condition
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.5% vs local median 4.5% in Terrytown — 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 69/100 on livability (#73 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, 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 soft (-0.2%/yr); 163 active listings in the ZIP; 38 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 ($59k/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 $4k 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.
• Current owner paid $50k; list at $150k implies a 200% gain — meaningful room to come down on a strong offer.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1974 — 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. 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: 1.26% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.11%
• DSCR: 1.67
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $232,650
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2336 Carol Sue Ave	0.00mi	4/2.0	1,551 (0%)	1mo	$135,000	$87	99
737 Rue St Michael	0.35mi	3/2.0 (-1)	1,512 (-2%)	1mo	$321,900	$213	74
2424 Park Place Dr	0.45mi	3/2.0 (-1)	1,550 (-0%)	2mo	$163,000	$105	73
2473 Carol Sue Ave	0.35mi	3/2.0 (-1)	1,520 (-2%)	5mo	$288,000	$189	72
548 Diplomat St	0.62mi	3/2.0 (-1)	1,552 (+0%)	3mo	$214,000	$138	63
2446 Ave Mont Martre Ave	0.36mi	3/2.0 (-1)	1,415 (-9%)	2mo	$290,000	$205	62
840 Morningside Dr	0.50mi	3/2.0 (-1)	1,410 (-9%)	0mo	$125,000	$89	56
2152 Euclid St	0.51mi	3/2.0 (-1)	1,680 (+8%)	1mo	$190,000	$113	56
2133 Esplanade Pl	0.61mi	4/2.0	1,318 (-15%)	1mo	$170,000	$129	46
2152 Legion Dr	0.68mi	3/2.0 (-1)	1,400 (-10%)	2mo	$249,000	$178	46
2137 Guardian Ave	0.60mi	3/2.0 (-1)	1,760 (+14%)	3mo	$264,000	$150	42
2101 Harvard Ln	0.67mi	3/2.0 (-1)	1,777 (+15%)	4mo	$289,000	$163	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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-359
• Equity at exit: $22,365

10-year hold

• IRR: 6.0%
• Equity multiple: 1.39×
• Total profit: $16,352
• Equity at exit: $12,969

Cash invested: $42,000 (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 70056

• Rents YoY: -0.2%
• Active inventory: 163
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,885 high
• Mortgage (P&I): −$787
• Tax from tax record: −$111 /mo · $1,333/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $462

Break-even live

Break-even rent $1,300

Max offer price $150,000

Occupancy floor 70%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2350 Park Place Dr Gretna, LA	1.0–3.0	1.0–2.0	1000	$1,525	$1.52	44d	5	0.29mi
725 Oakwood Dr Gretna, LA	3.0	2.0	2079	$1,850	$0.89	24d	1	0.34mi
740 Oakwood Dr Gretna, LA	4.0	2.0	1290	$2,200	$1.71	44d	1	0.39mi
500 Behrman Hwy Gretna, LA	3.0	1.5	1600	$1,750	$1.09	4d	1	0.39mi
2337 Park Place Dr Gretna, LA	3.0	2.5	1800	$1,650	$0.92	44d	1	0.39mi
502 Behrman Hwy Gretna, LA	4.0	2.0	1600	$1,750	$1.09	4d	1	0.47mi
2424 Park Place Dr Gretna, LA	3.0	2.0	1550	$2,200	$1.42	21d	1	0.47mi
2448 Oxford Pl Gretna, LA	3.0	2.5	1514	$1,600	$1.06	24d	1	0.47mi
916 E Monterey Ct Unit A Terrytown, LA	3.0	2.0	1400	$1,600	$1.14	44d	1	0.51mi
917 Monterey Ct S Unit b Gretna, LA	3.0	2.0	1500	$1,500	$1.00	44d	1	0.54mi
937 E Monterey Ct Apt B Terrytown, LA	3.0	2.0	1500	$1,300	$0.87	24d	1	0.58mi
937 E Monterey Ct Apt D Terrytown, LA	4.0	2.0	1500	$1,500	$1.00	24d	1	0.58mi
532 Oakwood Dr Gretna, LA	3.0	2.5	2100	$2,000	$0.95	4d	1	0.61mi
2111 Emerson St Terrytown, LA	3.0	2.5	1500	$1,650	$1.10	44d	1	0.62mi
517 Diplomat St Terrytown, LA	3.0	2.0	1850	$2,000	$1.08	4d	1	0.76mi
583 Delmar St Terrytown, LA	3.0	1.5	1426	$1,350	$0.95	44d	1	0.79mi
2124 DuPont Dr Terrytown, LA	3.0	1.0	1127	$1,800	$1.60	14d	1	0.80mi
1028 Kingsway Dr W Gretna, LA	4.0	2.0	1900	$2,400	$1.26	24d	1	0.82mi
132 Layburn Ct Terrytown, LA	4.0	2.5	2100	$2,200	$1.05	4d	1	0.84mi
805 Terry Pkwy Terrytown, LA	3.0	2.0	1782	$2,050	$1.15	4d	1	0.84mi
805 Terry Pkwy Terrytown, LA	3.0	2.0	1782	$2,050	$1.15	3d	1	0.84mi
2100 Stumpf Blvd Terrytown, LA	3.0	1.0	1100	$1,800	$1.64	4d	1	0.88mi
429 E Butterfly Cir Terrytown, LA	3.0	1.5	1300	$1,950	$1.50	21d	1	1.00mi
429 E Butterfly Cir Terrytown, LA	3.0	1.5	1300	$1,650	$1.27	24d	1	1.00mi
5200 Timber Crest Dr New Orleans, LA	4.0	2.0	1530	$1,800	$1.18	24d	1	1.03mi
423 E Butterfly Cir Terrytown, LA	3.0	1.5	1189	$1,500	$1.26	24d	1	1.04mi
1912 Concord Rd Gretna, LA	3.0	2.0	1535	$2,000	$1.30	24d	1	1.07mi
1906 Cooper Rd Gretna, LA	3.0	2.0	1200	$1,600	$1.33	4d	1	1.15mi
3653 Timber Bluff Ln New Orleans, LA	4.0	2.0	1800	$2,500	$1.39	44d	1	1.15mi
2123 Browning Ln Terrytown, LA	3.0	1.5	1073	$1,650	$1.54	3d	1	1.27mi
201 Wall Blvd Gretna, LA	3.0	2.0	2220	$2,500	$1.13	44d	1	1.28mi
349 Cherry Blossom Ln Terrytown, LA	3.0	1.5	1225	$1,600	$1.31	24d	1	1.34mi
3738 Somerset Dr New Orleans, LA	4.0	2.0	2247	$3,000	$1.34	14d	1	1.37mi
3751 Herald St New Orleans, LA	4.0	2.0	1624	$2,150	$1.32	24d	1	1.38mi
3511 Hyman Pl New Orleans, LA	3.0	2.0	1975	$2,700	$1.37	2d	1	1.43mi
310 Coral Ave Gretna, LA	3.0	1.5	1216	$1,750	$1.44	24d	1	1.45mi
469 Lynnmeade Rd Gretna, LA	3.0	2.0	1964	$2,300	$1.17	24d	1	1.47mi
5797 Tullis Dr New Orleans, LA	3.0	1.5	1240	$1,600	$1.29	24d	1	1.48mi

Listing history 4 events

1. 2026-05-22
   status Pending
2. 2026-05-20
   listed $150,000 Active

   Show marketing remark (224 chars)

   Terrytown Investment Opportunity, this house is a ready for a renovation, features include formal dining room, breakfast area, open living and kitchen along with four bedrooms and two baths, and a beautiful fenced back yard.

3. 2026-05-20
   listed $150,000 224-char remark

   Show marketing remark (224 chars)

   Terrytown Investment Opportunity, this house is a ready for a renovation, features include formal dining room, breakfast area, open living and kitchen along with four bedrooms and two baths, and a beautiful fenced back yard.

4. 1978-09-01
   soldstatus $50,000

ⓘ 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: $1,333 · $111/mo
• Projected year-2 tax: $1,333 · $111/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 9/10 Extreme FEMA zone X · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,618
• − Mortgage interest: −$8,402
• − Property taxes: −$1,333
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$4,364
• Taxable income: $3,353
• Est. tax owed @ 24.0%: −$805
• After-tax cash flow: $4,744/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 — Terrytown

• Score: 69/100
• State rank: #73
• US rank: #8731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terrytown, LA
• County: Jefferson Parish · 426,999 people
• City population: 42,471
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 40,348
• Household income: $59,027
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1623.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 34% White 32% Hispanic / Latino 26% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Dominican 3%
• Common ancestry: Lithuanian 5% Italian 2% Hispanic 2%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 22% Arabic 5% 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: ▼ -100.20%
• Current HPI: 165.1579
• Rent YoY: ▼ -0.16%
• 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

+200.0% since first listed

4 events — show timeline

• 2026-05-22 Pending — GSREIN
• 2026-05-20 Listed $150,000 AcadianaMLS
• 2026-05-20 Listed $150,000 GSREIN
• 1978-09-01 Sold (Public Records) $50,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,333 · +0.3% YoY. Source: county tax records.