2813 River Rd Unit A · Jefferson, LA 70121

$149,000

2 bd · 1.0 ba · 990 sqft · Condo · 111 Days on market

Built 1980 Fair condition $151/sqft · 30% below area Est $213k · 30% under $150/mo HOA · 9% of rent

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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 +16.3/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• DSCR +5.1/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this beautifully maintained 2 bedroom, 1 bathroom condo in the heart of Old Jefferson. This unit features a newer roof (just 4 years old), updated kitchen appliances including a refrigerator and dishwasher and an in-unit washer and dryer. Conveniently located just off Causeway Boulevard, you'll be minutes from Ochsner Hospital, I-10, the Causeway Bridge, shopping, restaurants, and everything Metairie has to offer. Enjoy easy access to Uptown New Orleans while still having the peaceful feel of riverfront living. Take a short walk to local coffee shops or enjoy the levee trail along the Mississippi River. The community also offers a beautiful courtyard and swimming pool for residents to enjoy. Whether you're looking for a primary residence, a second home, or an investment property, this condo is a great opportunity in a highly desirable location.

Key facts

• Newer roof
• Swimming pool
• Beautiful courtyard

Tags

• NEWER ROOF
• UPDATED KITCHEN APPLIANCES
• IN UNIT WASHER AND DRYER
• BEAUTIFUL COURTYARD
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $149k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $83 ($993/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.8% in Jefferson — 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 72/100 on livability (#42 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment 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.
• Zoned schools: Jefferson School (math 13% / reading 31%, grade F, #415 of 646 statewide, top 67%, 666 students, 61% FRL); Riverdale High School (math 36% / reading 52%, grade F, #62 of 265 statewide, top 23%, 1,019 students, 50% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 139 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 68d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 32% of the median local income ($60k/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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Recommended offer $135,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 7.8

CMA / ARV

• ARV (median comp): $213,201
• List price: $149,000
• Delta: -30.11%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Sonia Pl	0.53mi	3/1.0 (+1)	988 (-0%)	0mo	$229,000	$232	70
204 Claiborne Ct	0.25mi	2/1.0	1,224 (+24%)	0mo	$227,000	$185	63
4208 Heaslip Ave	1.32mi	2/1.0	1,044 (+6%)	2mo	$185,000	$177	54
1020 Marian Ave	1.01mi	2/1.0	911 (-8%)	1mo	$176,135	$193	51
100 Jefferson Heights Ave	1.13mi	2/1.0	896 (-10%)	1mo	$227,250	$254	48
520 Betz St	0.75mi	2/1.0	900 (-9%)	3mo	$100,000	$111	48
532 Gelpi Ave	0.84mi	3/1.0 (+1)	1,066 (+8%)	0mo	$160,000	$150	47
28 San Carlos Ave	0.61mi	2/1.0	845 (-15%)	0mo	$225,000	$266	47
3515 Derbigny St	1.22mi	2/1.0	1,159 (+17%)	3mo	$204,000	$176	38
3714 Derbigny St	1.28mi	3/1.0 (+1)	1,200 (+21%)	0mo	$295,000	$246	35
604 Carol Dr	0.79mi	2/2.0	1,183 (+20%)	2mo	$279,500	$236	34
1615 Hollygrove St	1.34mi	3/2.0 (+1)	1,146 (+16%)	2mo	$290,000	$253	29

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 · 5.1% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.63×
• Total profit: $-15,309
• Equity at exit: $22,216

10-year hold

• IRR: 2.6%
• Equity multiple: 1.21×
• Total profit: $8,697
• Equity at exit: $12,883

Cash invested: $41,720 (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 70121

• Rents YoY: 5.1%
• Active inventory: 139
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,598 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$150
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $83

Break-even live

Break-even rent $1,493

Max offer price $149,000

Occupancy floor 90%

Sensitivity live

Price	-10% $186	-5% $134	+0% $83	+5% $31	+10% $-20
Rent	-10% $-43	-5% $20	+0% $83	+5% $146	+10% $209
Rate	-1.0pp $158	-0.5pp $121	base $83	+0.5pp $44	+1.0pp $5

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: $37,250
• Closing costs: $4,470
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Maine St Unit A Jefferson, LA	2.0	1.0	875	$1,600	$1.83	100d	1	0.09mi
212 Claiborne Ct Jefferson, LA	2.0	1.0	878	$1,500	$1.71	10d	1	0.23mi
2215 James St New Orleans, LA	1.0	1.0	820	$1,325	$1.62	6d	1	0.45mi
1202 Claiborne Dr Jefferson, LA	2.0	1.0	900	$1,500	$1.67	10d	1	0.50mi
2013 James St Jefferson, LA	2.0	2.0	1000	$2,000	$2.00	99d	1	0.51mi
2013 James St Jefferson, LA	2.0	2.0	1000	$2,000	$2.00	82d	1	0.51mi
256 Lions St Jefferson, LA	2.0	1.0	1000	$1,875	$1.88	10d	1	0.51mi
2921 Burns St Apt D Jefferson, LA	3.0	1.0	800	$1,500	$1.88	10d	1	0.60mi
2921 Burns St Unit A Jefferson, LA	3.0	1.0	800	$1,500	$1.88	139d	1	0.60mi
424 Deckbar Ave Unit D Jefferson, LA	2.0	2.5	1100	$1,550	$1.41	100d	1	0.67mi
39 Davis Blvd Jefferson, LA	2.0	1.0	901	$2,000	$2.22	10d	1	0.71mi
39 Davis Blvd New Orleans, LA	2.0	1.0	901	$2,100	$2.33	62d	1	0.71mi
419 Betz Ave New Orleans, LA	3.0	2.0	1100	$2,500	$2.27	117d	1	0.71mi
3812 Audubon Trce Jefferson, LA	2.0	1.0	1078	$2,000	$1.86	139d	1	0.76mi
103 Central Ave Unit 103 Jefferson, LA	2.0	1.0	1056	$1,550	$1.47	10d	1	0.82mi
142 Brooklyn Ave Apt C Jefferson, LA	1.0	1.0	800	$1,200	$1.50	4d	1	0.89mi
600 Gelpi Ave New Orleans, LA	2.0	1.0	855	$1,500	$1.75	88d	1	0.92mi
237 Vinet Ave New Orleans, LA	1.0	1.0	775	$1,200	$1.55	67d	1	0.93mi
557 Central Ave Unit 308 Jefferson, LA	1.0	1.0	567	$975	$1.72	6d	1	0.94mi
261 Jules Ave Jefferson, LA	1.0–2.0	1.0–2.0	577	$1,850	$3.20	10d	1	0.94mi
626 Terrace St Jefferson, LA	3.0	1.0	840	$1,780	$2.12	139d	1	0.98mi
622 Terrace St Jefferson, LA	3.0	1.0	1050	$1,500	$1.43	10d	1	0.98mi
562 Central Ave New Orleans, LA	2.0	1.0	1010	$1,500	$1.49	119d	1	0.99mi
4325 Morris Pl New Orleans, LA	2.0	1.0	750	$1,250	$1.67	82d	1	1.06mi
439 Brooklyn Ave New Orleans, LA	2.0	1.0	1000	$1,650	$1.65	139d	1	1.08mi
236 Dodge Ave Jefferson, LA	2.0	1.0	896	$1,400	$1.56	10d	1	1.09mi
680 Central Ave Unit P Jefferson, LA	1.0	1.0	725	$925	$1.28	10d	1	1.10mi
114 N Arnoult Rd Unit 120 Metairie, LA	1.0	1.0	600	$850	$1.42	9d	1	1.13mi
804 Canton St New Orleans, LA	3.0	1.0	1100	$1,700	$1.55	139d	1	1.13mi
122 Athania Pkwy Unit B Metairie, LA	2.0	1.0	800	$1,200	$1.50	110d	1	1.16mi
115 1/2 Gennaro Pl Metairie, LA	1.0	1.0	600	$1,100	$1.83	10d	1	1.17mi
305 N Hullen St Unit B Metairie, LA	2.0	1.0	783	$1,075	$1.37	99d	1	1.17mi
237 Saint George Ave Unit A New Orleans, LA	1.0	1.0	786	$1,100	$1.40	67d	1	1.18mi
237 Saint George Ave Unit A New Orleans, LA	1.0	1.0	786	$1,050	$1.34	10d	1	1.18mi
123 Athania Pkwy Apt C2 Metairie, LA	1.0	1.0	528	$875	$1.66	110d	1	1.19mi
3109 Metairie Rd Unit B Metairie, LA	2.0	1.5	993	$1,500	$1.51	7d	1	1.21mi
309 Severn Ave Metairie, LA	2.0	1.0	950	$1,600	$1.68	82d	1	1.21mi
3714 Johnson St Unit 1/2 Metairie, LA	1.0	1.0	600	$1,200	$2.00	119d	1	1.21mi
3636 Derbigny St Metairie, LA	1.0	1.0	640	$1,500	$2.34	93d	1	1.22mi
127 Addison St Jefferson, LA	2.0	1.0	800	$1,400	$1.75	5d	1	1.24mi

Property features AI

Finance

• Other: Pets allowed (cats and dogs) with restrictionsProperty is one of 4 total units
• HOA & community: Association fee: $150 (covers common areas)Community features include common grounds and a pool

Exterior

• Parking: Assigned parking (1 space)Additional parking available
• Utilities: Public waterPublic sewer
• Home design: CondoPrimary building: 1 storyTotal stories on property: 2Shingle roofFacing/entry level not specified
• Construction: Vinyl sidingSlab foundationVery good condition
• Exterior features: Concrete patio/porchApartment structureCommunity in-ground poolCity lot (condo)

Interior

• Kitchen: Stainless steel appliances
• Bedrooms: Total rooms: 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Stainless steel appliancesCable TV
• Laundry & utility: Washer hookupDryer hookup

HOA detail $150/mo · $1,800/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-24
   days on market $149,000 Active 111 DOM
2. 2026-09-23
   days on market $149,000 Active 110 DOM
3. 2026-09-22
   days on market $149,000 Active 109 DOM
4. 2026-09-21
   days on market $149,000 Active 108 DOM
5. 2026-09-20
   days on market $149,000 Active 107 DOM
6. 2026-09-19
   days on market $149,000 Active 106 DOM
7. 2026-09-17
   days on market $149,000 Active 104 DOM
8. 2026-09-16
   days on market $149,000 Active 103 DOM
9. 2026-09-15
   days on market $149,000 Active 102 DOM
10. 2026-09-14
    days on market $149,000 Active 101 DOM
11. 2026-09-13
    days on market $149,000 Active 100 DOM
12. 2026-09-12
    days on market $149,000 Active 99 DOM
13. 2026-09-11
    days on market $149,000 Active 98 DOM
14. 2026-09-05
    days on market $149,000 Active 92 DOM
15. 2026-09-04
    days on market $149,000 Active 91 DOM
16. 2026-09-03
    days on market $149,000 Active 90 DOM
17. 2026-08-31
    days on market $149,000 Active 87 DOM
18. 2026-08-29
    days on market $149,000 Active 85 DOM
19. 2026-08-28
    days on market $149,000 Active 84 DOM
20. 2026-08-27
    days on market $149,000 Active 83 DOM
21. 2026-08-26
    days on market $149,000 Active 82 DOM
22. 2026-08-25
    days on market $149,000 Active 81 DOM
23. 2026-08-24
    days on market $149,000 Active 80 DOM
24. 2026-08-23
    days on market $149,000 Active 79 DOM
25. 2026-08-22
    days on market $149,000 Active 78 DOM
26. 2026-08-21
    days on market $149,000 Active 77 DOM
27. 2026-08-20
    days on market $149,000 Active 76 DOM
28. 2026-08-19
    days on market $149,000 Active 75 DOM
29. 2026-08-18
    days on market $149,000 Active 74 DOM
30. 2026-08-17
    days on market $149,000 Active 73 DOM
31. 2026-08-16
    days on market $149,000 Active 72 DOM
32. 2026-08-15
    days on market $149,000 Active 71 DOM
33. 2026-08-14
    days on market $149,000 Active 70 DOM
34. 2026-08-12
    days on market $149,000 Active 68 DOM
35. 2026-08-12
    price $149,000 Active 67 DOM
36. 2026-08-11
    days on market $155,000 Active 67 DOM
37. 2026-08-10
    days on market $155,000 Active 66 DOM
38. 2026-08-09
    days on market $155,000 Active 65 DOM
39. 2026-08-08
    days on market $155,000 Active 64 DOM
40. 2026-08-07
    days on market $155,000 Active 63 DOM
41. 2026-08-06
    days on market $155,000 Active 62 DOM
42. 2026-08-05
    days on market $155,000 Active 61 DOM
43. 2026-08-04
    days on market $155,000 Active 60 DOM
44. 2026-08-03
    days on market $155,000 Active 59 DOM
45. 2026-07-31
    days on market $155,000 Active 56 DOM
46. 2026-07-30
    days on market $155,000 Active 54 DOM
47. 2026-07-28
    days on market $155,000 Active 53 DOM
48. 2026-07-24
    days on market $155,000 Active 49 DOM
49. 2026-07-23
    days on market $155,000 Active 48 DOM
50. 2026-07-22
    days on market $155,000 Active 47 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,177
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − HOA: −$1,800
• − Depreciation: −$4,335
• Taxable loss: −$1,352
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $1,318/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab Est. rehab $24,750–$44,550 screening

This 2-bedroom condo requires moderate repairs and maintenance, particularly in the kitchen and exterior. Painting and updating the kitchen cabinets, along with new flooring and landscaping, would significantly enhance its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Minor Bathtub — Visible wear
• Moderate Exterior paint — Discoloration and wear

Value-add opportunities

• Both Painting and updating kitchen cabinets — Enhances curb appeal and interior aesthetics ↑
• Both New flooring in bathrooms — Improves functionality and appearance ↑
• Both Landscaping and curb appeal improvements — Enhances overall property value and appeal ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Jefferson School F LA #415/646 Nat'l #32,000/41,679 High Riverdale High School F LA #62/265 Nat'l #7,320/17,239

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

B Composite livability gradescore 72/100

Livability — Jefferson

• Score: 72/100
• State rank: #42
• US rank: #6166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson, LA
• County: Jefferson Parish · 451,696 people
• City population: 10,558
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 10,558
• Household income: $59,562
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 19% Hispanic / Latino 13% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Lithuanian 14% Slovak 2% Italian 1%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% French/Haitian/Cajun 1%

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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: ▼ -134.66%
• Current HPI: 107.0611
• Rent YoY: ▲ 5.10%
• Metro: New Orleans-Metairie, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• Other: Pets allowed (cats and dogs) with restrictionsProperty is one of 4 total units
• HOA & community: Association fee: $150 (covers common areas)Community features include common grounds and a pool

Exterior

• Parking: Assigned parking (1 space)Additional parking available
• Utilities: Public waterPublic sewer
• Home design: CondoPrimary building: 1 storyTotal stories on property: 2Shingle roofFacing/entry level not specified
• Construction: Vinyl sidingSlab foundationVery good condition
• Exterior features: Concrete patio/porchApartment structureCommunity in-ground poolCity lot (condo)

Interior

• Kitchen: Stainless steel appliances
• Bedrooms: Total rooms: 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Stainless steel appliancesCable TV
• Laundry & utility: Washer hookupDryer hookup

Price history

+0.0% since first listed

6 events — show timeline

• 2026-06-05 Listed $155,000 AcadianaMLS
• 2026-06-05 Listed $155,000 GSREIN
• 2024-10-15 Sold (MLS) $145,000 GSREIN
• 2024-09-06 Pending — GSREIN
• 2024-07-30 Listed $155,000 AcadianaMLS
• 2024-07-30 Listed $155,000 GSREIN