173 S Tish Dr · Avondale, LA 70094

$139,000

3 bd · 2.0 ba · 1,058 sqft · SingleFamily · 6 Days on market

Built 1960 6,298 sqft lot Est $144k · at est.

---

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 +28.8/30.0
• DSCR +10.0/10.0
• ARV discount +9.0/15.0
• 1% rule +7.4/10.0
• 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

This ranch-style Avondale home is ready to be revived! Don't miss this mid-century time capsule. Features include: a entry-way coat closet, a defined kitchen with access to the primary bathroom and two full bathrooms with blue mid-century features and functional medicine cabinets. While you make the interior your own, the exterior is ready with all brick siding, hurricane shutters, screen doors and an electric garage door.

Key facts

• Primary bathroom
• All brick siding
• Hurricane shutters

Tags

• ENTRY-WAY COAT CLOSET
• DEFINED KITCHEN
• PRIMARY BATHROOM
• TWO FULL BATHROOMS
• ALL BRICK SIDING
• HURRICANE SHUTTERS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Cap rate 10.3% 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); 186 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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 $100k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $139,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.41%
• DSCR: 1.64
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $143,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
173 S Tish Dr	0.00mi	3/2.0	1,058 (0%)	1mo	$130,000	$123	99
181 Rosalie Dr	0.22mi	3/1.5	1,109 (+5%)	2mo	$105,000	$95	78
164 Yvonne Dr	0.10mi	3/1.0	1,167 (+10%)	2mo	$139,500	$120	72
168 N Betty Ln	0.37mi	3/1.5	1,100 (+4%)	3mo	$158,000	$144	72
245 W Tish Dr	0.12mi	3/1.5	1,190 (+12%)	9mo	$149,000	$125	64
248 Jamie Blvd	0.31mi	3/1.0	996 (-6%)	10mo	$70,000	$70	64
101 Dialita Dr	0.34mi	3/2.0	1,195 (+13%)	2mo	$205,000	$172	61
369 Pat Dr	0.54mi	3/1.0	990 (-6%)	3mo	$135,000	$136	57
156 Felicia Dr	0.24mi	2/1.0 (-1)	935 (-12%)	10mo	$156,000	$167	52
172 Dorothy Dr	0.64mi	3/1.0	919 (-13%)	1mo	$139,000	$151	44
141 Blanche Dr	0.60mi	3/1.0	913 (-14%)	4mo	$152,000	$166	41
156 Grambling Ct	0.72mi	3/1.0	1,159 (+10%)	10mo	$115,000	$99	39

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,178
• Equity at exit: $20,725

10-year hold

• IRR: 8.0%
• Equity multiple: 1.53×
• Total profit: $20,676
• 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: 186
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,719 high
• Mortgage (P&I): −$729
• Tax from tax record: −$104 /mo · $1,247/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $467

Break-even live

Break-even rent $1,128

Max offer price $139,000

Occupancy floor 68%

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 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	43d	1	0.25mi
113 Jeanne Dr Westwego, LA	3.0	2.0	800	$1,950	$2.44	14d	1	0.45mi
101 Ursula Dr Westwego, LA	3.0	1.5	1400	$1,600	$1.14	14d	1	0.55mi
304 Butler Dr Westwego, LA	4.0	2.0	1200	$2,300	$1.92	43d	1	0.58mi
441 Butler Dr Westwego, LA	3.0	1.5	1200	$1,450	$1.21	43d	1	0.68mi
441 Butler Dr Westwego, LA	3.0	2.0	1200	$1,450	$1.21	23d	1	0.68mi
145 S Dexter Dr Westwego, LA	3.0	1.5	1200	$1,400	$1.17	23d	1	0.75mi
89 Marie Dr Westwego, LA	4.0	1.5	1100	$1,600	$1.45	43d	1	0.78mi
384 Layman St Westwego, LA	3.0	2.0	1258	$1,560	$1.24	43d	1	0.84mi
76 Elaine Dr Westwego, LA	3.0	1.5	1100	$1,500	$1.36	43d	1	0.95mi
351 Glendella Dr Westwego, LA	3.0	1.5	1200	$1,600	$1.33	43d	1	0.97mi
351 Glendella Dr Westwego, LA	3.0	1.5	1350	$1,450	$1.07	4d	1	0.97mi

Listing history 10 events

1. 2026-04-22
   status Pending 426-char remark

   Show marketing remark (426 chars)

   This ranch-style Avondale home is ready to be revived! Don't miss this mid-century time capsule. Features include: a entry-way coat closet, a defined kitchen with access to the primary bathroom and two full bathrooms with blue mid-century features and functional medicine cabinets. While you make the interior your own, the exterior is ready with all brick siding, hurricane shutters, screen doors and an electric garage door.

2. 2026-04-22
   status Pending

   Show marketing remark (426 chars)

   This ranch-style Avondale home is ready to be revived! Don't miss this mid-century time capsule. Features include: a entry-way coat closet, a defined kitchen with access to the primary bathroom and two full bathrooms with blue mid-century features and functional medicine cabinets. While you make the interior your own, the exterior is ready with all brick siding, hurricane shutters, screen doors and an electric garage door.

3. 2026-04-16
   listed $139,000 Active 426-char remark

   Show marketing remark (426 chars)

   This ranch-style Avondale home is ready to be revived! Don't miss this mid-century time capsule. Features include: a entry-way coat closet, a defined kitchen with access to the primary bathroom and two full bathrooms with blue mid-century features and functional medicine cabinets. While you make the interior your own, the exterior is ready with all brick siding, hurricane shutters, screen doors and an electric garage door.

4. 2026-04-16
   listed $139,000 Active

   Show marketing remark (426 chars)

   This ranch-style Avondale home is ready to be revived! Don't miss this mid-century time capsule. Features include: a entry-way coat closet, a defined kitchen with access to the primary bathroom and two full bathrooms with blue mid-century features and functional medicine cabinets. While you make the interior your own, the exterior is ready with all brick siding, hurricane shutters, screen doors and an electric garage door.

5. 2019-01-28
   soldstatus $100,000
6. 2019-01-25
   soldstatus $100,000 Closed
7. 2018-12-21
   status Pending
8. 2018-12-13
   listed $105,000
9. 2018-12-13
   listed $105,000 Active
10. 1992-12-01
    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: $1,247 · $104/mo
• Projected year-2 tax: $1,247 · $104/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: $20,628
• − Mortgage interest: −$7,786
• − Property taxes: −$1,247
• − Insurance: −$695
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$4,044
• Taxable income: $3,555
• Est. tax owed @ 24.0%: −$853
• After-tax cash flow: $4,753/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

+32.4% since first listed

10 events — show timeline

• 2026-04-22 Pending — AcadianaMLS
• 2026-04-22 Pending — GSREIN
• 2026-04-16 Listed $139,000 GSREIN
• 2026-04-16 Listed $139,000 AcadianaMLS
• 2019-01-28 Sold (Public Records) $100,000 Public Records
• 2019-01-25 Sold (MLS) $100,000 GSREIN
• 2018-12-21 Pending — GSREIN
• 2018-12-13 Listed $105,000 GSREIN
• 2018-12-13 Listed $105,000 AcadianaMLS
• 1992-12-01 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,247 · +0.3% YoY. Source: county tax records.