101 Felicia Dr · Avondale, LA 70094

$159,000

3 bd · 1.0 ba · 1,044 sqft · SingleFamily · 121 Days on market

Built 1964 6,298 sqft lot $152/sqft · 15% below area Est $188k · 15% 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 +24.0/30.0
• ARV discount +14.4/15.0
• DSCR +7.7/10.0
• 1% rule +5.7/10.0
• Livability +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home in Louisiana offering over 1,000 square feet of comfortable living space! This well-maintained property features updated flooring throughout and a beautifully renovated bathroom with modern finishes. A spacious backyard Located in an X Flood Zone. Great opportunity for first-time buyers, downsizers, or investors!

Key facts

• Renovated bathroom
• Spacious backyard
• Updated flooring

Tags

• UPDATED FLOORING
• RENOVATED BATHROOM
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#243 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime 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 soft (-0.8%/yr); 188 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 38% of the median local income ($54k/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 121 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $132k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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 1964 — 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. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 7.8

CMA / ARV

• ARV (median comp): $187,630
• List price: $159,000
• Delta: -15.26%
• 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
248 Jamie Blvd	0.04mi	3/1.0	996 (-5%)	10mo	$70,000	$70	82
173 S Tish Dr	0.32mi	3/2.0	1,058 (+1%)	1mo	$130,000	$123	78
168 N Betty Ln	0.20mi	3/1.5	1,100 (+5%)	3mo	$158,000	$144	77
108 Carmen Dr	0.08mi	3/1.5	1,009 (-3%)	20mo	$149,000	$148	72
164 Yvonne Dr	0.22mi	3/1.0	1,167 (+12%)	2mo	$139,500	$120	68
156 Felicia Dr	0.15mi	2/1.0 (-1)	935 (-10%)	10mo	$156,000	$167	62
181 Rosalie Dr	0.52mi	3/1.5	1,109 (+6%)	2mo	$105,000	$95	62
172 Cambay Dr	0.20mi	3/2.0	1,132 (+8%)	15mo	$179,000	$158	60
369 Pat Dr	0.69mi	3/1.0	990 (-5%)	3mo	$135,000	$136	57
245 W Tish Dr	0.28mi	3/1.5	1,190 (+14%)	9mo	$149,000	$125	54
101 Dialita Dr	0.54mi	3/2.0	1,195 (+14%)	2mo	$205,000	$172	46
112 Mandy Dr	0.46mi	3/1.0	940 (-10%)	20mo	$127,900	$136	45

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-10,946
• Equity at exit: $23,707

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-3,376
• Equity at exit: $13,747

Cash invested: $44,520 (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 70094

• Rents YoY: -0.8%
• Active inventory: 188
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,707 high
• Mortgage (P&I): −$834
• Tax from tax record: −$137 /mo · $1,646/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $311

Break-even live

Break-even rent $1,313

Max offer price $159,000

Occupancy floor 77%

Sensitivity live

Price	-10% $401	-5% $356	+0% $311	+5% $266	+10% $221
Rent	-10% $177	-5% $244	+0% $311	+5% $379	+10% $446
Rate	-1.0pp $391	-0.5pp $352	base $311	+0.5pp $270	+1.0pp $228

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 Carmen Dr Westwego, LA	3.0	1.0	900	$1,600	$1.78	45d	1	0.20mi
113 Jeanne Dr Westwego, LA	3.0	2.0	800	$1,950	$2.44	15d	1	0.70mi
304 Butler Dr Westwego, LA	4.0	2.0	1200	$2,300	$1.92	45d	1	0.75mi
441 Butler Dr Westwego, LA	3.0	1.5	1200	$1,450	$1.21	45d	1	0.76mi
441 Butler Dr Westwego, LA	3.0	2.0	1200	$1,450	$1.21	24d	1	0.76mi
101 Ursula Dr Westwego, LA	3.0	1.5	1400	$1,600	$1.14	15d	1	0.79mi
384 Layman St Westwego, LA	3.0	2.0	1258	$1,560	$1.24	45d	1	0.95mi
145 S Dexter Dr Westwego, LA	3.0	1.5	1200	$1,400	$1.17	24d	1	1.00mi
89 Marie Dr Westwego, LA	4.0	1.5	1100	$1,600	$1.45	45d	1	1.02mi
351 Glendella Dr Westwego, LA	3.0	1.5	1200	$1,600	$1.33	45d	1	1.09mi
351 Glendella Dr Westwego, LA	3.0	1.5	1350	$1,450	$1.07	5d	1	1.09mi
76 Elaine Dr Westwego, LA	3.0	1.5	1100	$1,500	$1.36	45d	1	1.19mi

Listing history 23 events

1. 2026-06-21
   days on market $159,000 Active 121 DOM
2. 2026-06-18
   days on market $159,000 Active 118 DOM
3. 2026-06-17
   days on market $159,000 Active 117 DOM
4. 2026-06-16
   days on market $159,000 Active 116 DOM
5. 2026-06-15
   days on market $159,000 Active 115 DOM
6. 2026-06-13
   days on market $159,000 Active 113 DOM
7. 2026-06-10
   days on market $159,000 Active 110 DOM
8. 2026-06-09
   days on market $159,000 Active 109 DOM
9. 2026-06-08
   days on market $159,000 Active 108 DOM
10. 2026-06-07
    days on market $159,000 Active 107 DOM
11. 2026-06-03
    days on market $159,000 Active 103 DOM
12. 2026-06-02
    days on market $159,000 Active 102 DOM
13. 2026-06-01
    days on market $159,000 Active 101 DOM
14. 2026-05-31
    days on market $159,000 Active 100 DOM
15. 2026-02-20
    listed $159,000 Active 346-char remark

    Show marketing remark (346 chars)

    Charming 3-bedroom, 1-bath home in Louisiana offering over 1,000 square feet of comfortable living space! This well-maintained property features updated flooring throughout and a beautifully renovated bathroom with modern finishes. A spacious backyard Located in an X Flood Zone. Great opportunity for first-time buyers, downsizers, or investors!

16. 2026-02-20
    listed $159,000 Active 346-char remark

    Show marketing remark (346 chars)

    Charming 3-bedroom, 1-bath home in Louisiana offering over 1,000 square feet of comfortable living space! This well-maintained property features updated flooring throughout and a beautifully renovated bathroom with modern finishes. A spacious backyard Located in an X Flood Zone. Great opportunity for first-time buyers, downsizers, or investors!

17. 2022-07-22
    soldstatus $132,000
18. 2022-07-21
    soldstatus $132,000 Closed
19. 2022-06-09
    status Pending
20. 2022-06-03
    listed $130,000 Active
21. 2022-06-03
    listed $130,000
22. 2019-03-25
    listed $115,000
23. 1994-07-01
    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: $1,646 · $137/mo
• Projected year-2 tax: $1,646 · $137/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: $20,486
• − Mortgage interest: −$8,906
• − Property taxes: −$1,646
• − Insurance: −$795
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$4,625
• Taxable income: $1,235
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $3,440/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 — Avondale

• Score: 61/100
• State rank: #243
• US rank: #18430

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avondale, LA
• County: Jefferson Parish · 426,999 people
• City population: 32,031
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 32,130
• Household income: $53,597
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 1457.0

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 0.65)
• Race & ethnicity: Black 46% White 36% Hispanic / Latino 13% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 9% Scottish 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 11% Vietnamese 2% 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: ▼ -111.56%
• Current HPI: 102.9992
• Rent YoY: ▼ -0.80%
• 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

+38.3% since first listed

9 events — show timeline

• 2026-02-20 Listed $159,000 AcadianaMLS
• 2026-02-20 Listed $159,000 GSREIN
• 2022-07-22 Sold (Public Records) $132,000 Public Records
• 2022-07-21 Sold (MLS) $132,000 GSREIN
• 2022-06-09 Pending — GSREIN
• 2022-06-03 Listed $130,000 AcadianaMLS
• 2022-06-03 Listed $130,000 GSREIN
• 2019-03-25 Listed $115,000 AcadianaMLS
• 1994-07-01 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,646 · +0.3% YoY. Source: county tax records.