2501 Jeanne St · Estelle, LA 70072

$189,000

3 bd · 2.0 ba · 1,112 sqft · SingleFamily · 63 Days on market

Built 1986 5,828 sqft lot $170/sqft · at area comps Est $186k · at est.

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +6.8/15.0
• 1% rule +5.8/10.0
• 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

If you're looking for a home that delivers real value without the usual trade-offs, this one stands out. Sitting proudly on a corner lot, this 3-bedroom, 2-bath home offers a functional layout and features that make everyday living easy. A new roof installed in early 2022 is a major plus, giving peace of mind from day one. Inside, tile flooring runs throughout--durable, low-maintenance, and great for a busy household. Step outside and you'll find one of the home's best features: a huge backyard with rear access and space for a driveway. Whether you need extra parking, room to entertain, or space to grow, this yard gives you options. A brand-new shed adds even more flexibility for storage or projects. A great family home with practical upgrades, usable space, and room to make it your own.

Key facts

• Huge backyard
• Brand-new shed
• Tile flooring

Tags

• CORNER LOT
• NEW ROOF
• TILE FLOORING
• HUGE BACKYARD
• REAR ACCESS
• BRAND-NEW SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 5.7% 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); 294 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 44% 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 63 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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 $115k; list at $189k implies a 64% 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 $177,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (median comp): $185,941
• List price: $189,000
• Delta: 1.65%
• 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
2812 Dolores Dr	0.49mi	3/2.0	1,072 (-4%)	1mo	$199,000	$186	70
2521 Buccaneer Dr	0.19mi	2/1.0 (-1)	1,152 (+4%)	9mo	$175,000	$152	69
4141 Ames Blvd	0.67mi	3/2.0	1,100 (-1%)	1mo	$196,900	$179	66
2724 Bayou Teche Dr	0.62mi	3/2.0	1,089 (-2%)	2mo	$180,000	$165	66
2784 Isabelle Dr	0.53mi	3/1.0	1,120 (+1%)	5mo	$152,000	$136	66
2717 Corinne Dr	0.36mi	3/2.0	1,200 (+8%)	7mo	$225,000	$188	64
4149 Ames Blvd	0.63mi	3/2.0	1,134 (+2%)	6mo	$188,000	$166	62
4150 E Ames Blvd	0.56mi	3/2.0	1,196 (+8%)	3mo	$71,500	$60	59
4136 Ames Blvd	0.68mi	3/2.0	1,095 (-2%)	9mo	$160,000	$146	58
2776 Russell Dr	0.56mi	3/1.0	1,033 (-7%)	8mo	$218,400	$211	51
4016 Regina Coeli Ct	0.58mi	3/2.0	1,265 (+14%)	9mo	$210,500	$166	42
2745 Bayou Lours Ct	0.70mi	3/2.0	1,235 (+11%)	9mo	$225,000	$182	41

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-11,570
• Equity at exit: $28,181

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $4,039
• Equity at exit: $16,341

Cash invested: $52,920 (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 70072

• Rents YoY: 1.1%
• Active inventory: 294
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$991
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $361

Break-even live

Break-even rent $1,577

Max offer price $189,000

Occupancy floor 77%

Sensitivity live

Price	-10% $468	-5% $414	+0% $361	+5% $307	+10% $254
Rent	-10% $200	-5% $280	+0% $361	+5% $441	+10% $521
Rate	-1.0pp $456	-0.5pp $409	base $361	+0.5pp $312	+1.0pp $262

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2544 Jeanne St Marrero, LA	4.0	2.0	1158	$2,300	$1.99	24d	1	0.11mi
2417 Highland Meadows Dr Marrero, LA	4.0	2.0	1400	$1,950	$1.39	44d	1	0.29mi
2748 Erin Dr Marrero, LA	3.0	2.0	1460	$1,850	$1.27	24d	1	0.42mi
2704 Sieglinde Ct Marrero, LA	3.0	2.0	1122	$1,850	$1.65	24d	1	0.55mi
2425 Ramsey Dr Marrero, LA	4.0	2.0	1500	$1,800	$1.20	2d	1	0.84mi
4613 Ames Blvd Marrero, LA	3.0	2.0	1461	$2,350	$1.61	44d	1	0.84mi
116 Sunrise Dr Marrero, LA	3.0	1.5	1225	$1,750	$1.43	44d	1	1.14mi
5160 Mount Matterhorn St Marrero, LA	2.0	1.0	1000	$1,050	$1.05	24d	1	1.37mi
5162 Mount Matterhorn Ave Marrero, LA	2.0	1.0	1000	$1,050	$1.05	4d	1	1.37mi

Listing history 28 events

1. 2026-06-18
   days on market $189,000 Active 63 DOM
2. 2026-06-17
   days on market $189,000 Active 62 DOM
3. 2026-06-16
   days on market $189,000 Active 61 DOM
4. 2026-06-15
   days on market $189,000 Active 60 DOM
5. 2026-06-13
   days on market $189,000 Active 58 DOM
6. 2026-06-10
   days on market $189,000 Active 55 DOM
7. 2026-06-09
   days on market $189,000 Active 54 DOM
8. 2026-06-08
   days on market $189,000 Active 53 DOM
9. 2026-06-07
   days on market $189,000 Active 52 DOM
10. 2026-06-03
    days on market $189,000 Active 48 DOM
11. 2026-06-02
    days on market $189,000 Active 47 DOM
12. 2026-06-01
    days on market $189,000 Active 46 DOM
13. 2026-05-31
    days on market $189,000 Active 45 DOM
14. 2026-04-16
    listed $189,000 Active 798-char remark

    Show marketing remark (821 chars)

    If you’re looking for a home that delivers real value without the usual trade-offs, this one stands out. Sitting proudly on a corner lot, this 3-bedroom, 2-bath home offers a functional layout and features that make everyday living easy. A new roof installed in early 2022 is a major plus, giving peace of mind from day one. Inside, tile flooring runs throughout—durable, low-maintenance, and great for a busy household. Step outside and you’ll find one of the home’s best features: a huge backyard with rear access and space for a driveway. Whether you need extra parking, room to entertain, or space to grow, this yard gives you options. A brand-new shed adds even more flexibility for storage or projects. A great family home with practical upgrades, usable space, and room to make it your own.

15. 2026-04-16
    listed $189,000 Active 821-char remark

    Show marketing remark (821 chars)

    If you’re looking for a home that delivers real value without the usual trade-offs, this one stands out. Sitting proudly on a corner lot, this 3-bedroom, 2-bath home offers a functional layout and features that make everyday living easy. A new roof installed in early 2022 is a major plus, giving peace of mind from day one. Inside, tile flooring runs throughout—durable, low-maintenance, and great for a busy household. Step outside and you’ll find one of the home’s best features: a huge backyard with rear access and space for a driveway. Whether you need extra parking, room to entertain, or space to grow, this yard gives you options. A brand-new shed adds even more flexibility for storage or projects. A great family home with practical upgrades, usable space, and room to make it your own.

16. 2016-08-17
    soldstatus $115,000
17. 2016-08-16
    soldstatus $115,000 Sold
18. 2016-06-29
    historical Pending Continue to Show
19. 2016-06-08
    listed $115,000 Active
20. 2016-06-08
    listed $115,000
21. 2013-05-15
    soldstatus $100,000
22. 2013-05-09
    soldstatus $100,000
23. 2012-09-11
    listed $99,000
24. 2012-09-11
    listed $99,000
25. 2009-08-21
    soldstatus $70,000
26. 2009-05-01
    listed $69,660
27. 2009-05-01
    listed $69,660
28. 1990-10-01
    soldstatus $42,502

ⓘ 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: $1,316 · $110/mo
• Projected year-2 tax: $1,316 · $110/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 · 74% 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: $24,407
• − Mortgage interest: −$10,587
• − Property taxes: −$1,316
• − Insurance: −$1,742
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − Depreciation: −$5,498
• Taxable income: $1,358
• Est. tax owed @ 24.0%: −$326
• After-tax cash flow: $4,003/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

+344.7% since first listed

15 events — show timeline

• 2026-04-16 Listed $189,000 GSREIN
• 2026-04-16 Listed $189,000 AcadianaMLS
• 2016-08-17 Sold (Public Records) $115,000 Public Records
• 2016-08-16 Sold (MLS) $115,000 GSREIN
• 2016-06-29 Contingent — GSREIN
• 2016-06-08 Listed $115,000 GSREIN
• 2016-06-08 Listed $115,000 AcadianaMLS
• 2013-05-15 Sold (Public Records) $100,000 Public Records
• 2013-05-09 Sold (MLS) $100,000 GSREIN
• 2012-09-11 Listed $99,000 AcadianaMLS
• 2012-09-11 Listed $99,000 GSREIN
• 2009-08-21 Sold (MLS) $70,000 GSREIN
• 2009-05-01 Listed $69,660 AcadianaMLS
• 2009-05-01 Listed $69,660 GSREIN
• 1990-10-01 Sold (Public Records) $42,502 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,316 · +0.3% YoY. Source: county tax records.