439 Brooklyn Ave · Jefferson, LA 70121

$175,000

3 bd · 1.0 ba · 1,348 sqft · SingleFamily · 2 Days on market

Built 1900 5,998 sqft lot Est $291k · 40% 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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.7/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on one of Jefferson's most storied streets, this 125-year-old Craftsman is among the original homes on historic Brooklyn Avenue, and it's ready for its next chapter. Behind the classic lines and welcoming front porch is a rare opportunity: a characterful home on a generous lot, in a location that's tough to beat. You're minutes from Ochsner Medical Center, Audubon Zoo, and a quick ride into the heart of New Orleans. Inside, large light-filled front rooms set the tone for easy living, while the oversized kitchen and dining area give you real space to gather. The home offers 2-3 flexible bedrooms, a full bath, a covered carport, and ample parking. The standout is the lot itself, room to garden, relax, or expand and build equity over time. A true blank canvas. Whether you're a buyer dreaming of a timeless home to make your own or an investor looking to add value in an established, high-demand area, the bones and location are here. Bring your vision and write yourself into Brooklyn Avenue's history. Showings available now!

Key facts

• Generous lot
• Covered carport
• Craftsman home

Tags

• CRAFTSMAN HOME
• HISTORIC BROOKLYN AVENUE
• LARGE LIGHT-FILLED FRONT ROOMS
• GENEROUS LOT
• ROOM TO GARDEN
• COVERED CARPORT

Property features AI

Exterior

• Parking: Driveway with three or more spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation; Average condition
• Construction: Wood siding; Asphalt shingle roof; Built with interior painted
• Exterior features: Wood patio/porch; Fence; Shed(s)

Interior

• Kitchen: New panel in kitchen
• Bedrooms: 5 total rooms (bedrooms and living spaces combined)
• Flooring: New bathroom flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Window unit(s)
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.7% vs local median 4.6% in Jefferson — 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 72/100 on livability (#42 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment 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.
• Market conditions: Rents rising fast (+5.1%/yr); 100 active listings in the ZIP; 40 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 ($60k/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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 3y 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 $79k; list at $175k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $175,000

Questions for the listing agent

1. Built in 1900 — 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. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $291,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 Jules Ave	0.27mi	3/2.0	1,309 (-3%)	4mo	$262,000	$200	76
290 Brooklyn Ave	0.22mi	3/3.0	1,326 (-2%)	5mo	$320,000	$241	75
505 Betz Ave	0.44mi	3/2.0	1,435 (+6%)	1mo	$310,000	$216	64
913 Odwyer Pl	0.39mi	2/3.0 (-1)	1,400 (+4%)	5mo	$250,000	$179	58
222 Harding St	0.32mi	2/2.0 (-1)	1,210 (-10%)	2mo	$295,000	$244	58
1721 Eagle St	0.71mi	3/2.0	1,424 (+6%)	6mo	$280,000	$197	48
2510 General Ogden St	0.75mi	3/1.0	1,500 (+11%)	2mo	$55,000	$37	45
501 Betz Ave	0.44mi	3/2.0	1,148 (-15%)	7mo	$225,000	$196	45
4 Sonia Pl	0.64mi	3/1.5	1,187 (-12%)	4mo	$309,000	$260	44
8817 Birch St	0.69mi	3/3.0	1,430 (+6%)	12mo	$335,000	$234	40
2101 Neely St	0.71mi	2/2.0 (-1)	1,171 (-13%)	1mo	$205,765	$176	36
2109 James St	0.70mi	3/3.0	1,500 (+11%)	9mo	$375,000	$250	33

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 · 5.1% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-6,112
• Equity at exit: $26,093

10-year hold

• IRR: 8.7%
• Equity multiple: 1.72×
• Total profit: $35,521
• Equity at exit: $15,131

Cash invested: $49,000 (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 70121

• Rents YoY: 5.1%
• Active inventory: 100
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$918
• Tax from tax record: −$141 /mo · $1,696/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $285

Break-even live

Break-even rent $1,517

Max offer price $175,000

Occupancy floor 80%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
439 Brooklyn Ave New Orleans, LA	2.0	1.0	1000	$1,650	$1.65	43d	1	0.02mi
212 Harding St New Orleans, LA	3.0	2.0	1400	$2,100	$1.50	23d	1	0.32mi
419 Betz Ave New Orleans, LA	3.0	2.0	1100	$2,500	$2.27	21d	1	0.42mi
113 Harding St New Orleans, LA	2.0	1.0	1188	$2,075	$1.75	4d	1	0.43mi
912 Monticello Ave New Orleans, LA	3.0	2.0	1750	$2,500	$1.43	43d	1	0.44mi
335 Deckbar Ave Unit B Jefferson, LA	2.0	2.5	1300	$1,800	$1.38	23d	1	0.48mi
339 Deckbar Ave Unit A Jefferson, LA	2.0	2.5	1344	$1,600	$1.19	43d	1	0.48mi
319 Deckbar Ave #102 New Orleans, LA	2.0	1.0	1300	$1,550	$1.19	14d	1	0.49mi
424 Deckbar Ave Unit D Jefferson, LA	2.0	2.5	1100	$1,550	$1.41	4d	1	0.50mi
425 Rio Vista Ave New Orleans, LA	3.0	1.0	1450	$2,100	$1.45	3d	1	0.54mi
9215 S Claiborne Ave New Orleans, LA	2.0	2.0	1100	$2,000	$1.82	11d	1	0.55mi
117 Addison St New Orleans, LA	2.0	1.5	1088	$1,350	$1.24	23d	1	0.58mi
8927 Hickory St New Orleans, LA	2.0	1.0	1440	$1,500	$1.04	23d	1	0.61mi
1836 General Ogden St New Orleans, LA	3.0	2.0	1368	$1,675	$1.22	23d	1	0.63mi
9129 Nelson St New Orleans, LA	2.0	1.5	1434	$1,900	$1.32	23d	1	0.63mi
8943 Jeannette St New Orleans, LA	2.0	2.0	1040	$1,375	$1.32	11d	1	0.63mi
9122 Nelson St New Orleans, LA	2.0	2.0	1100	$1,550	$1.41	23d	1	0.63mi
2013 James St Jefferson, LA	2.0	2.0	1000	$2,000	$2.00	3d	1	0.64mi
1916 Eagle St New Orleans, LA	3.0	2.0	1000	$1,250	$1.25	2d	1	0.70mi
1916 Eagle St New Orleans, LA	3.0	2.0	1000	$1,250	$1.25	23d	1	0.70mi
8728 Jeannette St New Orleans, LA	3.0	2.0	1511	$1,995	$1.32	3d	1	0.78mi
8635 Green St New Orleans, LA	3.0	1.0	950	$950	$1.00	14d	1	0.80mi
8626 Green St New Orleans, LA	3.0	1.5	1450	$1,500	$1.03	16d	1	0.81mi
8609 Green St New Orleans, LA	3.0	2.0	1009	$1,800	$1.78	16d	1	0.83mi
8812 Apple St New Orleans, LA	3.0	2.0	1085	$1,650	$1.52	15d	1	0.83mi
2527 Eagle St New Orleans, LA	3.0	2.0	1571	$2,200	$1.40	23d	1	0.87mi
9107 Fig St New Orleans, LA	3.0	3.0	1230	$2,000	$1.63	3d	1	0.91mi
8515 Jeannette St New Orleans, LA	2.0	2.0	1215	$2,000	$1.65	15d	1	0.92mi
8537 S Claiborne Ave New Orleans, LA	2.0	1.0	1450	$1,400	$0.97	3d	1	0.93mi
8526 Willow St New Orleans, LA	2.0	1.0	1056	$1,475	$1.40	23d	1	0.93mi
8426 Spruce St New Orleans, LA	3.0	2.0	1700	$3,000	$1.76	43d	1	0.94mi
8423 Cohn St New Orleans, LA	2.0	2.0	887	$1,700	$1.92	23d	1	0.95mi
8421 Cohn St New Orleans, LA	2.0	2.0	887	$1,750	$1.97	23d	1	0.95mi
1820 Cambronne St New Orleans, LA	2.0	1.5	900	$1,600	$1.78	14d	1	0.96mi
1822 Cambronne St New Orleans, LA	2.0	1.5	900	$1,600	$1.78	14d	1	0.96mi
2305 Joliet St New Orleans, LA	3.0	2.0	1451	$2,500	$1.72	43d	1	0.96mi
2311 Joliet St New Orleans, LA	2.0	2.0	950	$1,900	$2.00	23d	1	0.97mi
9438 Forshey St New Orleans, LA	3.0	2.0	1274	$2,000	$1.57	23d	1	0.98mi
300 Maine St Unit A Jefferson, LA	2.0	1.0	875	$1,600	$1.83	4d	1	0.99mi
300 Maine St New Orleans, LA	3.0	2.0	1169	$2,300	$1.97	43d	1	0.99mi

Listing history 3 events

1. 2026-06-18
   days on market $175,000 Active 2 DOM
2. 2026-06-17
   remarks 693-char remark
3. 2026-06-17
   listed $175,000 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: $1,696 · $141/mo
• Projected year-2 tax: $1,696 · $141/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 · 73% 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,538
• − Mortgage interest: −$9,803
• − Property taxes: −$1,696
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$5,091
• Taxable income: $670
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $3,263/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 — Jefferson

• Score: 72/100
• State rank: #42
• US rank: #6166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson, LA
• County: Jefferson Parish · 426,999 people
• City population: 10,558
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 10,558
• Household income: $59,562
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 593.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 19% Hispanic / Latino 13% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Lithuanian 14% Slovak 2% Italian 1%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% 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: ▼ -134.66%
• Current HPI: 107.0611
• Rent YoY: ▲ 5.10%
• 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

+121.5% since first listed

13 events — show timeline

• 2026-06-16 Listed $175,000 AcadianaMLS
• 2026-06-16 Listed $175,000 GSREIN
• 2026-05-15 Rental Removed $1,650 GSREIN
• 2025-11-18 Listed for Rent $1,650 GSREIN
• 2025-11-14 Rental Removed $1,650 GSREIN
• 2025-10-23 Listed for Rent $1,650 GSREIN
• 2025-01-25 Price Changed $175,000 GSREIN
• 2024-12-10 Rental Removed $1,650 GSREIN
• 2024-12-10 Listed $175,000 AcadianaMLS
• 2024-06-06 Listed for Rent $1,650 GSREIN
• 2024-04-01 Rental Removed $1,650 GSREIN
• 2023-12-07 Listed for Rent $1,650 GSREIN
• 2000-03-01 Sold (Public Records) $79,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,696 · +0.2% YoY. Source: county tax records.