172 Dorothy Dr · Avondale, LA 70094

$139,000

3 bd · 1.0 ba · 919 sqft · SingleFamily · 78 Days on market

Built 1978 5,227 sqft lot Est $140k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.7/15.0
• 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

Move-in ready and Investment Friendly! This well maintained home is ready for its new owner. Featuring durable ceramic tile throughout and a stylish kitchen with new cabinetry and granite countertops. Functional floor plan with lots of windows which affords lots of natural lighting. Large fenced yard and covered back patio are perfect for relaxing and get togethers. With strong rental potential, this home would be a great addition to any rental portfolio. Rent-ready condition allows for quick cash flow potential. Schedule your private showing today!

Key facts

• Large fenced yard
• Ceramic tile
• New cabinetry

Tags

• CERAMIC TILE
• NEW CABINETRY
• GRANITE COUNTERTOPS
• LARGE FENCED YARD
• COVERED BACK PATIO
• STRONG RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 7.5% in Avondale — 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 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 40% 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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 1.28% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.92%
• DSCR: 1.75
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $139,688
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
172 Dorothy Dr	0.00mi	3/1.0	919 (0%)	1mo	$139,000	$151	99
141 Blanche Dr	0.09mi	3/1.0	913 (-1%)	4mo	$152,000	$166	91
536 Ruth Dr	0.22mi	3/1.0	1,000 (+9%)	2mo	$169,000	$169	74
369 Pat Dr	0.38mi	3/1.0	990 (+8%)	3mo	$135,000	$136	66
180 Blanche Dr	0.05mi	3/1.5	1,056 (+15%)	12mo	$160,000	$152	61
112 Mandy Dr	0.45mi	3/1.0	940 (+2%)	20mo	$127,900	$136	59
156 Blanche Dr	0.07mi	3/2.0	1,012 (+10%)	21mo	$189,000	$187	58
804 Ruth Dr	0.49mi	3/1.0	980 (+7%)	10mo	$80,000	$82	57
177 Madeira Dr	0.41mi	3/1.5	1,018 (+11%)	16mo	$186,500	$183	48
120 Helen Dr	0.42mi	2/1.5 (-1)	1,030 (+12%)	23mo	$66,200	$64	34

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: 4.9%
• Equity multiple: 1.18×
• Total profit: $7,164
• Equity at exit: $20,725

10-year hold

• IRR: 11.6%
• Equity multiple: 1.79×
• Total profit: $30,887
• Equity at exit: $12,018

Cash invested: $38,920 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,786 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $549

Break-even live

Break-even rent $1,091

Max offer price $139,000

Occupancy floor 64%

Sensitivity live

Price	-10% $627	-5% $588	+0% $549	+5% $509	+10% $470
Rent	-10% $408	-5% $478	+0% $549	+5% $619	+10% $690
Rate	-1.0pp $619	-0.5pp $584	base $549	+0.5pp $513	+1.0pp $476

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
89 Marie Dr Westwego, LA	4.0	1.5	1100	$1,600	$1.45	45d	1	0.26mi
113 Jeanne Dr Westwego, LA	3.0	2.0	800	$1,950	$2.44	15d	1	0.28mi
76 Elaine Dr Westwego, LA	3.0	1.5	1100	$1,500	$1.36	45d	1	0.38mi
185 Carmen Dr Westwego, LA	3.0	1.0	900	$1,600	$1.78	45d	1	0.91mi

Listing history 15 events

1. 2026-05-22
   soldstatus Closed

   Show marketing remark (555 chars)

   Move-in ready and Investment Friendly! This well maintained home is ready for its new owner. Featuring durable ceramic tile throughout and a stylish kitchen with new cabinetry and granite countertops. Functional floor plan with lots of windows which affords lots of natural lighting. Large fenced yard and covered back patio are perfect for relaxing and get togethers. With strong rental potential, this home would be a great addition to any rental portfolio. Rent-ready condition allows for quick cash flow potential. Schedule your private showing today!

2. 2026-05-22
   soldstatus Sold 555-char remark

   Show marketing remark (555 chars)

   Move-in ready and Investment Friendly! This well maintained home is ready for its new owner. Featuring durable ceramic tile throughout and a stylish kitchen with new cabinetry and granite countertops. Functional floor plan with lots of windows which affords lots of natural lighting. Large fenced yard and covered back patio are perfect for relaxing and get togethers. With strong rental potential, this home would be a great addition to any rental portfolio. Rent-ready condition allows for quick cash flow potential. Schedule your private showing today!

3. 2026-04-13
   status Pending

   Show marketing remark (555 chars)

   Move-in ready and Investment Friendly! This well maintained home is ready for its new owner. Featuring durable ceramic tile throughout and a stylish kitchen with new cabinetry and granite countertops. Functional floor plan with lots of windows which affords lots of natural lighting. Large fenced yard and covered back patio are perfect for relaxing and get togethers. With strong rental potential, this home would be a great addition to any rental portfolio. Rent-ready condition allows for quick cash flow potential. Schedule your private showing today!

4. 2026-04-13
   status Pending 555-char remark

   Show marketing remark (555 chars)

   Move-in ready and Investment Friendly! This well maintained home is ready for its new owner. Featuring durable ceramic tile throughout and a stylish kitchen with new cabinetry and granite countertops. Functional floor plan with lots of windows which affords lots of natural lighting. Large fenced yard and covered back patio are perfect for relaxing and get togethers. With strong rental potential, this home would be a great addition to any rental portfolio. Rent-ready condition allows for quick cash flow potential. Schedule your private showing today!

5. 2026-03-24
   status Active 555-char remark

   Show marketing remark (555 chars)

   Move-in ready and Investment Friendly! This well maintained home is ready for its new owner. Featuring durable ceramic tile throughout and a stylish kitchen with new cabinetry and granite countertops. Functional floor plan with lots of windows which affords lots of natural lighting. Large fenced yard and covered back patio are perfect for relaxing and get togethers. With strong rental potential, this home would be a great addition to any rental portfolio. Rent-ready condition allows for quick cash flow potential. Schedule your private showing today!

6. 2026-03-24
   status Active

   Show marketing remark (555 chars)

   Move-in ready and Investment Friendly! This well maintained home is ready for its new owner. Featuring durable ceramic tile throughout and a stylish kitchen with new cabinetry and granite countertops. Functional floor plan with lots of windows which affords lots of natural lighting. Large fenced yard and covered back patio are perfect for relaxing and get togethers. With strong rental potential, this home would be a great addition to any rental portfolio. Rent-ready condition allows for quick cash flow potential. Schedule your private showing today!

7. 2026-02-13
   status Pending 555-char remark

   Show marketing remark (555 chars)

   Move-in ready and Investment Friendly! This well maintained home is ready for its new owner. Featuring durable ceramic tile throughout and a stylish kitchen with new cabinetry and granite countertops. Functional floor plan with lots of windows which affords lots of natural lighting. Large fenced yard and covered back patio are perfect for relaxing and get togethers. With strong rental potential, this home would be a great addition to any rental portfolio. Rent-ready condition allows for quick cash flow potential. Schedule your private showing today!

8. 2026-02-13
   status Pending

   Show marketing remark (555 chars)

   Move-in ready and Investment Friendly! This well maintained home is ready for its new owner. Featuring durable ceramic tile throughout and a stylish kitchen with new cabinetry and granite countertops. Functional floor plan with lots of windows which affords lots of natural lighting. Large fenced yard and covered back patio are perfect for relaxing and get togethers. With strong rental potential, this home would be a great addition to any rental portfolio. Rent-ready condition allows for quick cash flow potential. Schedule your private showing today!

9. 2026-01-26
   price $139,000 555-char remark

   Show marketing remark (555 chars)

   Move-in ready and Investment Friendly! This well maintained home is ready for its new owner. Featuring durable ceramic tile throughout and a stylish kitchen with new cabinetry and granite countertops. Functional floor plan with lots of windows which affords lots of natural lighting. Large fenced yard and covered back patio are perfect for relaxing and get togethers. With strong rental potential, this home would be a great addition to any rental portfolio. Rent-ready condition allows for quick cash flow potential. Schedule your private showing today!

10. 2026-01-26
    price $139,000

    Show marketing remark (555 chars)

    Move-in ready and Investment Friendly! This well maintained home is ready for its new owner. Featuring durable ceramic tile throughout and a stylish kitchen with new cabinetry and granite countertops. Functional floor plan with lots of windows which affords lots of natural lighting. Large fenced yard and covered back patio are perfect for relaxing and get togethers. With strong rental potential, this home would be a great addition to any rental portfolio. Rent-ready condition allows for quick cash flow potential. Schedule your private showing today!

11. 2025-12-17
    listed $149,000 Active

    Show marketing remark (555 chars)

    Move-in ready and Investment Friendly! This well maintained home is ready for its new owner. Featuring durable ceramic tile throughout and a stylish kitchen with new cabinetry and granite countertops. Functional floor plan with lots of windows which affords lots of natural lighting. Large fenced yard and covered back patio are perfect for relaxing and get togethers. With strong rental potential, this home would be a great addition to any rental portfolio. Rent-ready condition allows for quick cash flow potential. Schedule your private showing today!

12. 2025-12-17
    listed $149,000 Active 555-char remark

    Show marketing remark (555 chars)

    Move-in ready and Investment Friendly! This well maintained home is ready for its new owner. Featuring durable ceramic tile throughout and a stylish kitchen with new cabinetry and granite countertops. Functional floor plan with lots of windows which affords lots of natural lighting. Large fenced yard and covered back patio are perfect for relaxing and get togethers. With strong rental potential, this home would be a great addition to any rental portfolio. Rent-ready condition allows for quick cash flow potential. Schedule your private showing today!

13. 2013-06-03
    listed $85,500
14. 2013-06-03
    listed $85,500
15. 1985-12-01
    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: $899 · $75/mo
• Projected year-2 tax: $899 · $75/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: $21,427
• − Mortgage interest: −$7,786
• − Property taxes: −$899
• − Insurance: −$695
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$4,044
• Taxable income: $4,574
• Est. tax owed @ 24.0%: −$1,098
• After-tax cash flow: $5,488/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

+62.6% since first listed

15 events — show timeline

• 2026-05-22 Sold (MLS) — AcadianaMLS
• 2026-05-22 Sold (MLS) — GBRMLS
• 2026-04-13 Pending — GBRMLS
• 2026-04-13 Pending — AcadianaMLS
• 2026-03-24 Relisted — AcadianaMLS
• 2026-03-24 Relisted — GBRMLS
• 2026-02-13 Pending — AcadianaMLS
• 2026-02-13 Pending — GBRMLS
• 2026-01-26 Price Changed $139,000 AcadianaMLS
• 2026-01-26 Price Changed $139,000 GBRMLS
• 2025-12-17 Listed $149,000 AcadianaMLS
• 2025-12-17 Listed $149,000 GBRMLS
• 2013-06-03 Listed $85,500 GSREIN
• 2013-06-03 Listed $85,500 AcadianaMLS
• 1985-12-01 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $899 · +0.3% YoY. Source: county tax records.