907 21st St · Gretna, LA 70053

$170,000

3 bd · 2.0 ba · 1,264 sqft · SingleFamily · 143 Days on market

Built 1979 $134/sqft · 13% below area Est $196k · 13% under

---

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 +17.8/30.0
• ARV discount +13.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.7/10.0
• 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

3-bedroom, 2-bath home with solid potential for first-time buyers or investors. This property offers a functional layout with comfortable living spaces and nicely sized bedrooms. With its versatile floor plan and strong rental appeal, it works well as an affordable starter home or an addition to an investment portfolio. Conveniently located near local amenities, this home provides a great opportunity for a variety of buyers.

Key facts

• 2 parking spots
• Built 1979
• Listed 142 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/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 $165k (3.0% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $1,650/mo this rent would consume 50% 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 143 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 19y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1979 — 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: 0.97% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 8.6

CMA / ARV

• ARV (median comp): $196,327
• List price: $170,000
• Delta: -13.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2035 Huey P. Long Ave	0.08mi	3/2.0	1,266 (+0%)	1mo	$235,000	$186	95
2444 Huey P. Long Ave	0.27mi	3/2.0	1,266 (+0%)	1mo	$239,000	$189	86
2442 Huey P Long Ave	0.24mi	3/2.0	1,266 (+0%)	8mo	$195,000	$154	82
1020 Beechwood Dr	0.70mi	3/2.0	1,212 (-4%)	3mo	$150,000	$124	58
717 15th St	0.40mi	2/2.0 (-1)	1,320 (+4%)	15mo	$176,500	$134	56
1105 Beechwood Dr	0.66mi	3/2.0	1,370 (+8%)	3mo	$229,000	$167	52
1505 Weyer St	0.37mi	3/2.0	1,413 (+12%)	14mo	$211,000	$149	52
10 Mason St	0.70mi	3/2.0	1,277 (+1%)	17mo	$241,000	$189	52
1153 Sandalwood Dr	0.63mi	3/2.0	1,315 (+4%)	16mo	$180,000	$137	51
1 White Blvd	0.45mi	3/1.0	1,078 (-15%)	3mo	$143,500	$133	48
925 Weyer St	0.72mi	3/2.0	1,354 (+7%)	14mo	$330,000	$244	43
1032 11th St	0.63mi	2/1.5 (-1)	1,074 (-15%)	17mo	$241,000	$224	24

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-18,636
• Equity at exit: $25,348

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-4,704
• Equity at exit: $14,698

Cash invested: $47,600 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,650 high
• Mortgage (P&I): −$891
• Tax from tax record: −$201 /mo · $2,415/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $140

Break-even live

Break-even rent $1,473

Max offer price $170,000

Occupancy floor 87%

Sensitivity live

Price	-10% $236	-5% $188	+0% $140	+5% $92	+10% $43
Rent	-10% $9	-5% $74	+0% $140	+5% $205	+10% $270
Rate	-1.0pp $225	-0.5pp $183	base $140	+0.5pp $96	+1.0pp $51

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2310 Stafford St Gretna, LA	4.0	2.0	1530	$2,050	$1.34	25d	1	0.18mi
1124 Tallow Tree Ln #20 Harvey, LA	2.0	1.5	1020	$1,150	$1.13	4d	1	0.24mi
9 Gerard Ct Gretna, LA	3.0	1.5	1550	$1,600	$1.03	45d	1	0.30mi
2504 Claire Ave Gretna, LA	2.0	2.0	1032	$1,600	$1.55	45d	1	0.35mi
1013 Manhattan Blvd Harvey, LA	1.0–2.0	1.0–1.5	837	$1,789	$2.14	3d	10	0.39mi
1104 Huey P Long Ave Gretna, LA	2.0	1.0	1140	$1,800	$1.58	25d	1	0.60mi
1029 Dolhonde St Gretna, LA	2.0	1.0	1100	$1,600	$1.45	45d	1	0.66mi
1204 Amelia St Gretna, LA	2.0	1.0	950	$1,250	$1.32	15d	1	0.66mi
1157 Beechwood Dr Harvey, LA	2.0	2.0	1219	$1,600	$1.31	25d	1	0.66mi
1122 10th St Gretna, LA	2.0	1.0	973	$1,700	$1.75	5d	1	0.68mi
1145 Warren Dr Harvey, LA	4.0	2.0	1315	$1,750	$1.33	5d	1	0.76mi
822 Gulf Dr Gretna, LA	2.0	1.0	900	$1,300	$1.44	15d	1	0.78mi
1117 Whitney Ave Gretna, LA	1.0–3.0	1.0–2.0	951	$1,489	$1.57	3d	16	0.85mi
700 Derbigny St Gretna, LA	2.0	1.5	1064	$1,300	$1.22	25d	1	0.87mi
1625 Cooper Rd Unit D Terrytown, LA	2.0	1.5	1200	$1,300	$1.08	45d	1	0.94mi
1629 Cooper Rd Unit B Terrytown, LA	2.0	1.5	1200	$1,300	$1.08	45d	1	0.95mi
23 New England Ct Gretna, LA	3.0	1.5	1200	$1,600	$1.33	25d	1	0.96mi
532 Chalmette St Harvey, LA	3.0	1.0	1224	$1,450	$1.18	4d	1	0.96mi
1629 Gary Ct Unit B Terrytown, LA	2.0	1.5	1200	$1,300	$1.08	45d	1	0.97mi
2205 Argyll St Harvey, LA	3.0	2.0	1100	$1,750	$1.59	22d	1	1.02mi
612 Fried St Gretna, LA	3.0	2.0	1250	$1,600	$1.28	45d	1	1.03mi
1661 Alexander Ct Gretna, LA	2.0	1.5	1350	$1,295	$0.96	45d	1	1.05mi
1665 Alexander Ct Gretna, LA	2.0	1.5	1350	$1,295	$0.96	45d	1	1.06mi
1784 Carol Sue Ave Gretna, LA	1.0–3.0	1.0–1.5	850	$1,035	$1.22	45d	1	1.06mi
601 4th St Unit D Gretna, LA	2.0	1.0	987	$1,250	$1.27	45d	1	1.08mi
2407 Florence St Harvey, LA	2.0	2.0	945	$1,700	$1.80	25d	1	1.11mi
433 Olive Ave Harvey, LA	3.0	1.0	1104	$1,600	$1.45	25d	1	1.12mi
429 Olive Ave Harvey, LA	3.0	1.0	1067	$1,500	$1.41	25d	1	1.13mi
2110 Willow St Unit C Harvey, LA	2.0	1.0	975	$1,155	$1.18	45d	1	1.16mi
127 Hawkins St Terrytown, LA	2.0	1.0	989	$1,100	$1.11	45d	1	1.17mi
527 3rd St Gretna, LA	2.0	1.0	878	$1,350	$1.54	45d	1	1.18mi
1840 Mathis Ave Harvey, LA	3.0	2.0	1200	$1,800	$1.50	45d	1	1.20mi
1499 Central Park Blvd Harvey, LA	1.0–3.0	1.0–2.0	1002	$2,195	$2.19	4d	18	1.21mi
14 Gelbke Dr Gretna, LA	3.0	2.0	1327	$1,800	$1.36	25d	1	1.27mi
14 Gelbke Dr Gretna, LA	3.0	2.0	1327	$1,950	$1.47	45d	1	1.27mi
721 Hinyub Ave Unit D Gretna, LA	2.0	1.5	1200	$1,250	$1.04	45d	1	1.28mi
1225 Truxton St Unit 21 Gretna, LA	2.0	2.0	1000	$1,075	$1.07	25d	1	1.28mi
1014 Van Trump St Gretna, LA	2.0	2.0	932	$1,750	$1.88	22d	1	1.28mi
526 Brown Ave Harvey, LA	2.0	1.0	903	$1,350	$1.50	25d	1	1.30mi
1912 Concord Rd Gretna, LA	3.0	2.0	1535	$2,000	$1.30	25d	1	1.31mi

Listing history 48 events

1. 2026-06-21
   days on market $170,000 Active 143 DOM
2. 2026-06-18
   days on market $170,000 Active 140 DOM
3. 2026-06-17
   days on market $170,000 Active 139 DOM
4. 2026-06-16
   days on market $170,000 Active 138 DOM
5. 2026-06-15
   days on market $170,000 Active 137 DOM
6. 2026-06-13
   days on market $170,000 Active 135 DOM
7. 2026-06-10
   days on market $170,000 Active 132 DOM
8. 2026-06-09
   days on market $170,000 Active 131 DOM
9. 2026-06-08
   days on market $170,000 Active 130 DOM
10. 2026-06-07
    days on market $170,000 Active 129 DOM
11. 2026-06-03
    days on market $170,000 Active 125 DOM
12. 2026-06-02
    days on market $170,000 Active 124 DOM
13. 2026-06-01
    days on market $170,000 Active 123 DOM
14. 2026-05-31
    days on market $170,000 Active 122 DOM
15. 2026-02-20
    price $170,000 428-char remark

    Show marketing remark (428 chars)

    3-bedroom, 2-bath home with solid potential for first-time buyers or investors. This property offers a functional layout with comfortable living spaces and nicely sized bedrooms. With its versatile floor plan and strong rental appeal, it works well as an affordable starter home or an addition to an investment portfolio. Conveniently located near local amenities, this home provides a great opportunity for a variety of buyers.

16. 2026-02-20
    price $170,000 428-char remark

    Show marketing remark (428 chars)

    3-bedroom, 2-bath home with solid potential for first-time buyers or investors. This property offers a functional layout with comfortable living spaces and nicely sized bedrooms. With its versatile floor plan and strong rental appeal, it works well as an affordable starter home or an addition to an investment portfolio. Conveniently located near local amenities, this home provides a great opportunity for a variety of buyers.

17. 2026-02-06
    price $175,000 428-char remark

    Show marketing remark (428 chars)

    3-bedroom, 2-bath home with solid potential for first-time buyers or investors. This property offers a functional layout with comfortable living spaces and nicely sized bedrooms. With its versatile floor plan and strong rental appeal, it works well as an affordable starter home or an addition to an investment portfolio. Conveniently located near local amenities, this home provides a great opportunity for a variety of buyers.

18. 2026-02-06
    price $175,000 428-char remark

    Show marketing remark (428 chars)

    3-bedroom, 2-bath home with solid potential for first-time buyers or investors. This property offers a functional layout with comfortable living spaces and nicely sized bedrooms. With its versatile floor plan and strong rental appeal, it works well as an affordable starter home or an addition to an investment portfolio. Conveniently located near local amenities, this home provides a great opportunity for a variety of buyers.

19. 2026-01-29
    listed $180,000 Active 428-char remark

    Show marketing remark (428 chars)

    3-bedroom, 2-bath home with solid potential for first-time buyers or investors. This property offers a functional layout with comfortable living spaces and nicely sized bedrooms. With its versatile floor plan and strong rental appeal, it works well as an affordable starter home or an addition to an investment portfolio. Conveniently located near local amenities, this home provides a great opportunity for a variety of buyers.

20. 2026-01-29
    listed $180,000 Active 428-char remark

    Show marketing remark (428 chars)

    3-bedroom, 2-bath home with solid potential for first-time buyers or investors. This property offers a functional layout with comfortable living spaces and nicely sized bedrooms. With its versatile floor plan and strong rental appeal, it works well as an affordable starter home or an addition to an investment portfolio. Conveniently located near local amenities, this home provides a great opportunity for a variety of buyers.

21. 2021-11-29
    soldstatus $187,000
22. 2021-11-24
    soldstatus $187,000 Closed
23. 2021-10-13
    soldstatus $315,000
24. 2021-10-01
    status Pending
25. 2021-09-28
    listed $185,000 Active
26. 2021-09-28
    listed $185,000
27. 2019-02-22
    soldstatus $129,500
28. 2019-02-21
    soldstatus $129,500 Closed
29. 2019-01-26
    status Pending
30. 2019-01-17
    listed $129,900
31. 2019-01-17
    listed $129,900 Active
32. 2018-10-03
    historical
33. 2018-04-25
    price $119,500
34. 2018-04-02
    listed $124,500 Active
35. 2018-04-02
    listed $119,500
36. 2018-03-20
    historical
37. 2017-10-24
    listed $139,000 Active
38. 2017-10-24
    listed $139,000
39. 2014-04-24
    listed $132,500
40. 2014-04-24
    listed $132,500
41. 2008-05-20
    soldstatus $118,500
42. 2008-05-12
    soldstatus $118,500
43. 2008-04-10
    listed $129,900
44. 2008-04-10
    listed $129,900
45. 2007-11-24
    listed $139,500
46. 2007-11-24
    listed $139,500
47. 2007-06-25
    soldstatus $52,000
48. 1992-06-01
    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: $2,415 · $201/mo
• Projected year-2 tax: $2,415 · $201/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: $19,796
• − Mortgage interest: −$9,523
• − Property taxes: −$2,415
• − Insurance: −$850
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,945
• Taxable loss: −$1,105
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $1,941/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

+226.9% since first listed

34 events — show timeline

• 2026-02-20 Price Changed $170,000 AcadianaMLS
• 2026-02-20 Price Changed $170,000 GSREIN
• 2026-02-06 Price Changed $175,000 AcadianaMLS
• 2026-02-06 Price Changed $175,000 GSREIN
• 2026-01-29 Listed $180,000 GSREIN
• 2026-01-29 Listed $180,000 AcadianaMLS
• 2021-11-29 Sold (Public Records) $187,000 Public Records
• 2021-11-24 Sold (MLS) $187,000 GSREIN
• 2021-10-13 Sold (Public Records) $315,000 Public Records
• 2021-10-01 Pending — GSREIN
• 2021-09-28 Listed $185,000 AcadianaMLS
• 2021-09-28 Listed $185,000 GSREIN
• 2019-02-22 Sold (Public Records) $129,500 Public Records
• 2019-02-21 Sold (MLS) $129,500 GSREIN
• 2019-01-26 Pending — GSREIN
• 2019-01-17 Listed $129,900 GSREIN
• 2019-01-17 Listed $129,900 AcadianaMLS
• 2018-10-03 Listing Removed — GSREIN
• 2018-04-25 Price Changed $119,500 GSREIN
• 2018-04-02 Listed $119,500 AcadianaMLS
• 2018-04-02 Listed $124,500 GSREIN
• 2018-03-20 Listing Removed — GSREIN
• 2017-10-24 Listed $139,000 GSREIN
• 2017-10-24 Listed $139,000 AcadianaMLS
• 2014-04-24 Listed $132,500 GSREIN
• 2014-04-24 Listed $132,500 AcadianaMLS
• 2008-05-20 Sold (Public Records) $118,500 Public Records
• 2008-05-12 Sold (MLS) $118,500 GSREIN
• 2008-04-10 Listed $129,900 AcadianaMLS
• 2008-04-10 Listed $129,900 GSREIN
• 2007-11-24 Listed $139,500 GSREIN
• 2007-11-24 Listed $139,500 AcadianaMLS
• 2007-06-25 Sold (Public Records) $52,000 Public Records
• 1992-06-01 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,415 · -0.2% YoY. Source: county tax records.