2429 Ramsey Dr · Estelle, LA 70072

$179,900

3 bd · 1.5 ba · 1,040 sqft · SingleFamily · 93 Days on market

Built 1973 5,227 sqft lot $173/sqft · 18% below area Est $219k · 18% 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 3-bedroom, 1.5-bath ranch-style home available for sale or lease in Estelle Heights. Features include vinyl windows, central HVAC, updated flooring throughout, renovated bathrooms with tile finishes, stainless steel appliances, and washer/dryer hookups. Spacious living and dining areas with a functional layout. Two-car driveway plus single carport. Owner/Agent

Key facts

• Central hvac
• Vinyl windows
• Renovated bathrooms

Tags

• VINYL WINDOWS
• CENTRAL HVAC
• UPDATED FLOORING
• RENOVATED BATHROOMS
• TILE FINISHES
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/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 $177k (1.7% below list).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 5.6% in Estelle — 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 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); 298 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 39% 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask is 11144% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $34k; list at $180k implies a 437% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (median comp): $218,994
• List price: $179,900
• Delta: -17.85%
• 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
2548 Pritchard Rd	0.21mi	3/1.5	1,042 (+0%)	6mo	$175,000	$168	85
2720 Amigo Ave	0.47mi	3/2.0	1,045 (+0%)	0mo	$85,000	$81	75
2625 Bay Adams Dr	0.56mi	3/1.0	1,095 (+5%)	1mo	$123,000	$112	62
4141 Ames Blvd	0.57mi	3/2.0	1,100 (+6%)	1mo	$196,900	$179	61
2876 Barataria Blvd	0.64mi	2/2.0 (-1)	1,050 (+1%)	4mo	$115,000	$110	59
4136 Ames Blvd	0.54mi	3/2.0	1,095 (+5%)	9mo	$160,000	$146	56
4149 Ames Blvd	0.60mi	3/2.0	1,134 (+9%)	6mo	$188,000	$166	50
4150 E Ames Blvd	0.44mi	3/2.0	1,196 (+15%)	3mo	$71,500	$60	50
2525 Joy Ann Dr	0.73mi	3/2.0	1,073 (+3%)	11mo	$180,000	$168	50
5120 Mount Shasta Dr	0.69mi	3/1.0	920 (-12%)	0mo	$155,000	$168	46
2521 Buccaneer Dr	0.66mi	2/1.0 (-1)	1,152 (+11%)	9mo	$175,000	$152	37
2625 Long Branch Dr	0.62mi	3/2.0	1,189 (+14%)	11mo	$125,300	$105	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 · 1.05% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-17,064
• Equity at exit: $26,824

10-year hold

• IRR: -2.7%
• Equity multiple: 0.83×
• Total profit: $-8,423
• Equity at exit: $15,554

Cash invested: $50,372 (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: 298
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$943
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $244

Break-even live

Break-even rent $1,461

Max offer price $179,900

Occupancy floor 81%

Sensitivity live

Price	-10% $346	-5% $295	+0% $244	+5% $193	+10% $142
Rent	-10% $104	-5% $174	+0% $244	+5% $314	+10% $383
Rate	-1.0pp $334	-0.5pp $289	base $244	+0.5pp $197	+1.0pp $150

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2425 Ramsey Dr Marrero, LA	4.0	2.0	1500	$1,800	$1.20	3d	1	0.01mi
116 Sunrise Dr Marrero, LA	3.0	1.5	1225	$1,750	$1.43	45d	1	0.42mi
2417 Highland Meadows Dr Marrero, LA	4.0	2.0	1400	$1,950	$1.39	45d	1	0.54mi
5160 Mount Matterhorn St Marrero, LA	2.0	1.0	1000	$1,050	$1.05	25d	1	0.71mi
5162 Mount Matterhorn Ave Marrero, LA	2.0	1.0	1000	$1,050	$1.05	5d	1	0.71mi
2632 Dove Ave Unit NA Marrero, LA	3.0	2.0	1250	$1,650	$1.32	45d	1	0.76mi
2544 Jeanne St Marrero, LA	4.0	2.0	1158	$2,300	$1.99	25d	1	0.81mi
5913 S Oak Dr Marrero, LA	4.0	2.0	1300	$1,950	$1.50	25d	1	0.84mi
2325 Wilton St Unit A Marrero, LA	2.0	1.0	1000	$1,200	$1.20	45d	1	0.99mi
5118 Ehret Rd Unit B Marrero, LA	3.0	2.5	1275	$1,800	$1.41	5d	1	0.99mi
2748 Erin Dr Marrero, LA	3.0	2.0	1460	$1,850	$1.27	25d	1	1.18mi
2704 Sieglinde Ct Marrero, LA	3.0	2.0	1122	$1,850	$1.65	25d	1	1.38mi
5128 Eden Roc Dr Marrero, LA	3.0	2.0	1400	$1,750	$1.25	5d	1	1.49mi

Listing history 24 events

1. 2026-06-07
   statusdays on market $179,900 Pending 93 DOM
2. 2026-06-03
   days on market $179,900 Active 92 DOM
3. 2026-06-02
   days on market $179,900 Active 91 DOM
4. 2026-06-01
   days on market $179,900 Active 90 DOM
5. 2026-05-31
   days on market $179,900 Active 89 DOM
6. 2026-05-08
   listed $1,600
7. 2026-05-06
   historical $1,600
8. 2026-05-01
   price $1,600
9. 2026-04-02
   price $1,700
10. 2026-03-19
    listed $1,750
11. 2026-03-16
    status Active 370-char remark

    Show marketing remark (370 chars)

    Updated 3-bedroom, 1.5-bath ranch-style home available for sale or lease in Estelle Heights. Features include vinyl windows, central HVAC, updated flooring throughout, renovated bathrooms with tile finishes, stainless steel appliances, and washer/dryer hookups. Spacious living and dining areas with a functional layout. Two-car driveway plus single carport. Owner/Agent

12. 2026-03-16
    status Active 370-char remark

    Show marketing remark (370 chars)

    Updated 3-bedroom, 1.5-bath ranch-style home available for sale or lease in Estelle Heights. Features include vinyl windows, central HVAC, updated flooring throughout, renovated bathrooms with tile finishes, stainless steel appliances, and washer/dryer hookups. Spacious living and dining areas with a functional layout. Two-car driveway plus single carport. Owner/Agent

13. 2026-03-09
    historical $1,750

    Show marketing remark (370 chars)

    Updated 3-bedroom, 1.5-bath ranch-style home available for sale or lease in Estelle Heights. Features include vinyl windows, central HVAC, updated flooring throughout, renovated bathrooms with tile finishes, stainless steel appliances, and washer/dryer hookups. Spacious living and dining areas with a functional layout. Two-car driveway plus single carport. Owner/Agent

14. 2026-03-09
    status Pending 370-char remark

    Show marketing remark (370 chars)

    Updated 3-bedroom, 1.5-bath ranch-style home available for sale or lease in Estelle Heights. Features include vinyl windows, central HVAC, updated flooring throughout, renovated bathrooms with tile finishes, stainless steel appliances, and washer/dryer hookups. Spacious living and dining areas with a functional layout. Two-car driveway plus single carport. Owner/Agent

15. 2026-03-09
    status Pending 370-char remark

    Show marketing remark (370 chars)

    Updated 3-bedroom, 1.5-bath ranch-style home available for sale or lease in Estelle Heights. Features include vinyl windows, central HVAC, updated flooring throughout, renovated bathrooms with tile finishes, stainless steel appliances, and washer/dryer hookups. Spacious living and dining areas with a functional layout. Two-car driveway plus single carport. Owner/Agent

16. 2026-02-24
    listed $179,900 Active 370-char remark

    Show marketing remark (370 chars)

    Updated 3-bedroom, 1.5-bath ranch-style home available for sale or lease in Estelle Heights. Features include vinyl windows, central HVAC, updated flooring throughout, renovated bathrooms with tile finishes, stainless steel appliances, and washer/dryer hookups. Spacious living and dining areas with a functional layout. Two-car driveway plus single carport. Owner/Agent

17. 2026-02-24
    listed $179,900 Active 370-char remark

    Show marketing remark (370 chars)

    Updated 3-bedroom, 1.5-bath ranch-style home available for sale or lease in Estelle Heights. Features include vinyl windows, central HVAC, updated flooring throughout, renovated bathrooms with tile finishes, stainless steel appliances, and washer/dryer hookups. Spacious living and dining areas with a functional layout. Two-car driveway plus single carport. Owner/Agent

18. 2026-02-13
    price $1,750
19. 2026-02-09
    listed $1,800
20. 2026-02-09
    historical $1,800
21. 2026-01-08
    listed $1,800
22. 2023-09-15
    historical $1,800
23. 2023-09-11
    listed $1,800
24. 1990-06-01
    soldstatus $33,500

ⓘ 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: $829 · $69/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$160/yr (+$13/mo · 19.3%)

ⓘ 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 · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,230
• − Mortgage interest: −$10,077
• − Property taxes: −$829
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$5,233
• Taxable loss: −$4
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $2,925/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

-95.2% since first listed

19 events — show timeline

• 2026-05-08 Listed for Rent $1,600 GSREIN
• 2026-05-06 Rental Removed $1,600 RAAMLS
• 2026-05-01 Price Changed $1,600 RAAMLS
• 2026-04-02 Price Changed $1,700 RAAMLS
• 2026-03-19 Listed for Rent $1,750 RAAMLS
• 2026-03-16 Relisted — AcadianaMLS
• 2026-03-16 Relisted — GSREIN
• 2026-03-09 Rental Removed $1,750 RAAMLS
• 2026-03-09 Pending — AcadianaMLS
• 2026-03-09 Pending — GSREIN
• 2026-02-24 Listed $179,900 GSREIN
• 2026-02-24 Listed $179,900 AcadianaMLS
• 2026-02-13 Price Changed $1,750 RAAMLS
• 2026-02-09 Listed for Rent $1,800 RAAMLS
• 2026-02-09 Rental Removed $1,800 GSREIN
• 2026-01-08 Listed for Rent $1,800 GSREIN
• 2023-09-15 Rental Removed $1,800 GSREIN
• 2023-09-11 Listed for Rent $1,800 GSREIN
• 1990-06-01 Sold (Public Records) $33,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $829 · +0.3% YoY. Source: county tax records.