2808 Pritchard Rd · Estelle, LA 70072

$205,900

3 bd · 2.0 ba · 1,262 sqft · SingleFamily · 81 Days on market

$163/sqft · at area comps Est $215k · at est.

---

Why this score? — see what drove the D+ 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 +16.8/30.0
• ARV discount +9.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.6/10.0
• 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

This 3bd/2bath home has so much to offer you. The home features a newer kitchen cabinetry and countertops, fresh painting inside and outside. Large living room, with an open kitchen and private dining room area. Spacious laundry room, new kitchen appliances remain with the property. Rear yard is huge and accessible from the street behind it. Owner is a Lic. realtor in Louisiana.

Key facts

• Private dining room
• Huge rear yard
• Parking

Tags

• NEWER KITCHEN CABINETRY
• NEW KITCHEN APPLIANCES
• PRIVATE DINING ROOM
• HUGE REAR YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $206k.

Deal economics

• At list price, monthly cash flow is $67 ($805/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 $178k (13.7% below list).
• Recommended offer: $178k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 5.6% in Estelle — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: crime F, 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.
• Zoned schools: Allen Ellender School (math 28% / reading 43%, grade F, #278 of 646 statewide, top 43%, 678 students, 65% FRL); John Ehret High School (math 19% / reading 27%, grade F, #169 of 265 statewide, top 64%, 1,579 students, 66% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 299 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 33y 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 $136k; list at $206k implies a 52% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,788 (13.7% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

• ARV (median comp): $215,458
• List price: $205,900
• Delta: -4.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5153 Mount Shasta Dr	0.45mi	3/1.0	1,220 (-3%)	1mo	$165,000	$135	68
2420 Taffy Dr	0.52mi	3/2.0	1,211 (-4%)	2mo	$196,000	$162	67
4141 Ames Blvd	0.22mi	3/2.0	1,100 (-13%)	1mo	$196,900	$179	67
5109 Mount Rushmore Dr	0.39mi	3/2.0	1,383 (+10%)	2mo	$189,000	$137	65
3520 Bastian Dr	0.57mi	4/2.0 (+1)	1,300 (+3%)	2mo	$115,000	$88	62
5009 Rochester Dr	0.41mi	3/2.0	1,112 (-12%)	1mo	$180,000	$162	61
3008 Mount Kennedy Dr	0.67mi	3/2.0	1,345 (+7%)	2mo	$188,900	$140	56
5220 Mt Shasta Ln	0.64mi	3/1.0	1,398 (+11%)	2mo	$86,000	$62	46
2625 Bay Adams Dr	0.58mi	3/1.0	1,095 (-13%)	1mo	$123,000	$112	46
2700 Dolores Dr	0.73mi	4/2.0 (+1)	1,400 (+11%)	2mo	$207,000	$148	41
3021 Mount Kennedy Dr	0.67mi	4/2.0 (+1)	1,450 (+15%)	1mo	$145,000	$100	38
5937 S Oak Dr	0.71mi	2/2.0 (-1)	1,450 (+15%)	0mo	$171,500	$118	37

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: -16.2%
• Equity multiple: 0.44×
• Total profit: $-32,539
• Equity at exit: $30,700

10-year hold

• IRR: -11.5%
• Equity multiple: 0.37×
• Total profit: $-36,439
• Equity at exit: $17,802

Cash invested: $57,652 (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: 299
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$1,080
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$86
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $67

Break-even live

Break-even rent $1,693

Max offer price $205,900

Occupancy floor 91%

Sensitivity live

Price	-10% $184	-5% $125	+0% $67	+5% $9	+10% $-49
Rent	-10% $-73	-5% $-3	+0% $67	+5% $137	+10% $208
Rate	-1.0pp $171	-0.5pp $119	base $67	+0.5pp $14	+1.0pp $-41

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: $51,475
• Closing costs: $6,177
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Sunrise Dr Marrero, LA	3.0	1.5	1225	$1,750	$1.43	45d	1	0.39mi
2425 Ramsey Dr Marrero, LA	4.0	2.0	1500	$1,800	$1.20	3d	1	0.49mi
5160 Mount Matterhorn St Marrero, LA	2.0	1.0	1000	$1,050	$1.05	25d	1	0.53mi
5162 Mount Matterhorn Ave Marrero, LA	2.0	1.0	1000	$1,050	$1.05	6d	1	0.53mi
2417 Highland Meadows Dr Marrero, LA	4.0	2.0	1400	$1,950	$1.39	45d	1	0.65mi
5913 S Oak Dr Marrero, LA	4.0	2.0	1300	$1,950	$1.50	25d	1	0.69mi
2544 Jeanne St Marrero, LA	4.0	2.0	1158	$2,300	$1.99	25d	1	0.79mi
5300 Alpaca Dr Marrero, LA	4.0	2.0	1650	$1,995	$1.21	16d	1	0.89mi
2748 Erin Dr Marrero, LA	3.0	2.0	1460	$1,850	$1.27	25d	1	1.06mi
2612 Susie Ct Marrero, LA	3.0	2.0	1852	$2,200	$1.19	21d	1	1.08mi
2632 Dove Ave Unit NA Marrero, LA	3.0	2.0	1250	$1,650	$1.32	45d	1	1.09mi
2325 Wilton St Unit A Marrero, LA	2.0	1.0	1000	$1,200	$1.20	45d	1	1.15mi
5118 Ehret Rd Unit B Marrero, LA	3.0	2.5	1275	$1,800	$1.41	6d	1	1.19mi
2704 Sieglinde Ct Marrero, LA	3.0	2.0	1122	$1,850	$1.65	25d	1	1.35mi

Listing history 41 events

1. 2026-06-21
   days on market $205,900 Active 81 DOM
2. 2026-06-18
   days on market $205,900 Active 78 DOM
3. 2026-06-17
   days on market $205,900 Active 77 DOM
4. 2026-06-16
   days on market $205,900 Active 76 DOM
5. 2026-06-15
   days on market $205,900 Active 75 DOM
6. 2026-06-13
   days on market $205,900 Active 73 DOM
7. 2026-06-10
   days on market $205,900 Active 70 DOM
8. 2026-06-09
   days on market $205,900 Active 69 DOM
9. 2026-06-08
   days on market $205,900 Active 68 DOM
10. 2026-06-07
    days on market $205,900 Active 67 DOM
11. 2026-06-03
    days on market $205,900 Active 63 DOM
12. 2026-06-02
    days on market $205,900 Active 62 DOM
13. 2026-06-01
    days on market $205,900 Active 61 DOM
14. 2026-05-31
    days on market $205,900 Active 60 DOM
15. 2026-03-29
    listed $205,900 Active 381-char remark

    Show marketing remark (381 chars)

    This 3bd/2bath home has so much to offer you. The home features a newer kitchen cabinetry and countertops, fresh painting inside and outside. Large living room, with an open kitchen and private dining room area. Spacious laundry room, new kitchen appliances remain with the property. Rear yard is huge and accessible from the street behind it. Owner is a Lic. realtor in Louisiana.

16. 2026-03-29
    listed $205,900 Active 381-char remark

    Show marketing remark (381 chars)

    This 3bd/2bath home has so much to offer you. The home features a newer kitchen cabinetry and countertops, fresh painting inside and outside. Large living room, with an open kitchen and private dining room area. Spacious laundry room, new kitchen appliances remain with the property. Rear yard is huge and accessible from the street behind it. Owner is a Lic. realtor in Louisiana.

17. 2025-10-26
    listed $2,150
18. 2025-05-05
    historical $2,000
19. 2025-04-02
    listed $2,000
20. 2025-04-02
    price $199,900
21. 2025-04-02
    price $199,900
22. 2025-03-20
    historical $2,000
23. 2025-03-04
    listed $219,900 Active
24. 2025-02-18
    price $2,000
25. 2025-01-16
    listed $2,600
26. 2024-02-25
    price $215,900
27. 2024-02-15
    price $219,900
28. 2023-12-27
    price $229,900
29. 2023-12-06
    listed $215,900
30. 2013-05-22
    listed $135,000
31. 2013-05-22
    listed $135,000
32. 2010-04-16
    soldstatus $135,900
33. 2010-01-10
    listed $135,900
34. 2010-01-10
    listed $135,900
35. 1994-08-01
    soldstatus $47,600
36. 1994-07-29
    soldstatus $47,600
37. 1994-03-25
    listed $49,900
38. 1994-03-25
    listed $49,900
39. 1993-12-08
    soldstatus $44,900
40. 1993-12-07
    listed $44,900
41. 1993-12-07
    listed $44,900

ⓘ 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: $1,265 · $105/mo
• Projected year-2 tax: $1,265 · $105/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 · 60% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,335
• − Mortgage interest: −$11,534
• − Property taxes: −$1,265
• − Insurance: −$1,827
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$5,990
• Taxable loss: −$2,694
• Est. tax savings @ 24.0%: +$647
• After-tax cash flow: $1,452/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

+358.6% since first listed

27 events — show timeline

• 2026-03-29 Listed $205,900 AcadianaMLS
• 2026-03-29 Listed $205,900 GSREIN
• 2025-10-26 Listed for Rent $2,150 GSREIN
• 2025-05-05 Rental Removed $2,000 GSREIN
• 2025-04-02 Listed for Rent $2,000 GSREIN
• 2025-04-02 Price Changed $199,900 AcadianaMLS
• 2025-04-02 Price Changed $199,900 GSREIN
• 2025-03-20 Rental Removed $2,000 GSREIN
• 2025-03-04 Listed $219,900 AcadianaMLS
• 2025-02-18 Price Changed $2,000 GSREIN
• 2025-01-16 Listed for Rent $2,600 GSREIN
• 2024-02-25 Price Changed $215,900 GSREIN
• 2024-02-15 Price Changed $219,900 GSREIN
• 2023-12-27 Price Changed $229,900 GSREIN
• 2023-12-06 Listed $215,900 AcadianaMLS
• 2013-05-22 Listed $135,000 GSREIN
• 2013-05-22 Listed $135,000 AcadianaMLS
• 2010-04-16 Sold (MLS) $135,900 GSREIN
• 2010-01-10 Listed $135,900 AcadianaMLS
• 2010-01-10 Listed $135,900 GSREIN
• 1994-08-01 Sold (Public Records) $47,600 Public Records
• 1994-07-29 Sold (MLS) $47,600 GSREIN
• 1994-03-25 Listed $49,900 AcadianaMLS
• 1994-03-25 Listed $49,900 GSREIN
• 1993-12-08 Sold (MLS) $44,900 GSREIN
• 1993-12-07 Listed $44,900 AcadianaMLS
• 1993-12-07 Listed $44,900 GSREIN

Property tax history

+1.4%/yr

Latest (2025): $1,265 · +0.3% YoY. Source: county tax records.