712 Avenue F · Marrero, LA 70072

$80,000

3 bd · 2.0 ba · 1,772 sqft · SingleFamily · 161 Days on market

Built 1960 7,200 sqft lot $45/sqft · 68% below area ↓ 27% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• 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

Excellent opportunity for investors or renovators looking for their next project! This property is partially gutted, offering a true blank canvas to redesign and customize to your specifications. Large rear yard with rear yard access. The utilities are currently on, allowing for easier inspections and an immediate start to your renovation work. Located in Marrero, this home is ready to be brought back to life. Sold as-is. This is a Fannie Mae Property.

Key facts

• Rear yard access
• Large rear yard
• Utilities on

Tags

• LARGE REAR YARD
• REAR YARD ACCESS
• UTILITIES ON

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $962 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.7% vs local median 5.9% in Marrero — 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 67/100 on livability (#104 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; 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.
• Market conditions: Rents rising (+1.1%/yr); 294 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $2,091/mo this rent would consume 46% of the median local household income ($55k/yr) (locally 1807% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. 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: 2.61% ✓
• Cap rate: 21.72%
• Cash-on-cash: 55.09%
• DSCR: 3.45
• GRM: 3.2

CMA / ARV

• ARV (median comp): $251,363
• List price: $80,000
• Delta: -68.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 E Ave	0.19mi	3/3.0	1,825 (+3%)	1mo	$205,000	$112	81
814 Avenue A Dr	0.32mi	3/1.5	1,735 (-2%)	4mo	$200,000	$115	76
541 Allo Ave	0.42mi	3/1.5	1,687 (-5%)	1mo	$105,000	$62	69
705 5th Ave	0.72mi	3/2.0	1,716 (-3%)	1mo	$245,000	$143	60
601 Farrington Dr	0.53mi	4/2.0 (+1)	1,857 (+5%)	3mo	$270,000	$145	60
1119 Avenue A Ave	0.59mi	3/2.0	1,665 (-6%)	6mo	$315,000	$189	57
1121 Avenue A Ave	0.59mi	3/2.0	1,653 (-7%)	6mo	$315,000	$191	56
624 Rebenstich Dr	0.55mi	4/2.0 (+1)	1,700 (-4%)	8mo	$267,000	$157	56
4005 School Dr	0.50mi	3/2.0	1,590 (-10%)	10mo	$279,900	$176	51
1032 Curtis St	0.69mi	4/3.0 (+1)	1,852 (+4%)	8mo	$275,000	$148	45
502 Bellanger St	0.70mi	3/2.5	1,604 (-10%)	9mo	$238,000	$148	42
619 Bellanger St	0.68mi	4/2.5 (+1)	1,985 (+12%)	2mo	$267,000	$135	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 · 1.05% rent growth · sell at horizon

5-year hold

• IRR: 47.0%
• Equity multiple: 2.98×
• Total profit: $44,395
• Equity at exit: $11,928

10-year hold

• IRR: 51.9%
• Equity multiple: 5.56×
• Total profit: $102,142
• Equity at exit: $6,917

Cash invested: $22,400 (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: 3.2×

Monthly cashflow live

• Estimated rent: $2,091 high
• Mortgage (P&I): −$420
• Tax from tax record: −$170 /mo · $2,043/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $962

Break-even live

Break-even rent $873

Max offer price $80,000

Occupancy floor 49%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 Avenue G Unit G Marrero, LA	3.0	2.0	1418	$1,995	$1.41	14d	1	0.25mi
433 Avenue A Marrero, LA	3.0	2.0	1558	$1,750	$1.12	43d	1	0.50mi
728 Lydia Ct Marrero, LA	3.0	3.5	1500	$2,600	$1.73	4d	1	0.54mi
1028 Gaudet Dr Marrero, LA	3.0	1.5	1420	$1,800	$1.27	43d	1	0.57mi
1124 Orchid Dr Harvey, LA	4.0	2.0	2118	$2,328	$1.10	23d	1	0.86mi
4029 14th St Marrero, LA	3.0	1.5	1511	$1,650	$1.09	4d	1	0.94mi
4036 14th St Marrero, LA	4.0	2.0	1350	$1,950	$1.44	21d	1	0.96mi
4029 Chestnut St Marrero, LA	3.0	2.0	1600	$2,100	$1.31	4d	1	0.99mi
4000 Fir Ct Marrero, LA	3.0	2.0	1380	$1,800	$1.30	4d	1	1.26mi
4023 Tchoupitoulas St New Orleans, LA	3.0	2.0	1608	$3,200	$1.99	43d	1	1.36mi
529 Jena St New Orleans, LA	3.0	2.0	1665	$3,250	$1.95	43d	1	1.37mi
5027 Richland Dr Marrero, LA	2.0	1.5	1260	$1,500	$1.19	4d	1	1.40mi
4609 Annunciation St New Orleans, LA	3.0	2.0	1549	$2,300	$1.48	3d	1	1.40mi
5119 Oak Dr Marrero, LA	3.0	2.0	1624	$1,750	$1.08	14d	1	1.49mi

Listing history 49 events

1. 2026-06-16
   statusdays on market $80,000 Pending 161 DOM
2. 2026-06-15
   days on market $80,000 Active 160 DOM
3. 2026-06-13
   days on market $80,000 Active 158 DOM
4. 2026-06-10
   days on market $80,000 Active 155 DOM
5. 2026-06-09
   days on market $80,000 Active 154 DOM
6. 2026-06-08
   days on market $80,000 Active 153 DOM
7. 2026-06-07
   days on market $80,000 Active 152 DOM
8. 2026-06-03
   days on market $80,000 Active 148 DOM
9. 2026-06-02
   days on market $80,000 Active 147 DOM
10. 2026-06-01
    days on market $80,000 Active 146 DOM
11. 2026-05-31
    days on market $80,000 Active 145 DOM
12. 2026-05-17
    price $80,000 456-char remark

    Show marketing remark (457 chars)

    Excellent opportunity for investors or renovators looking for their next project! This property is partially gutted, offering a true blank canvas to redesign and customize to your specifications. Large rear yard with rear yard access. The utilities are currently on, allowing for easier inspections and an immediate start to your renovation work. Located in Marrero, this home is ready to be brought back to life. Sold as-is. This is a Fannie Mae Property.

13. 2026-05-17
    price $80,000 457-char remark

    Show marketing remark (457 chars)

    Excellent opportunity for investors or renovators looking for their next project! This property is partially gutted, offering a true blank canvas to redesign and customize to your specifications. Large rear yard with rear yard access. The utilities are currently on, allowing for easier inspections and an immediate start to your renovation work. Located in Marrero, this home is ready to be brought back to life. Sold as-is. This is a Fannie Mae Property.

14. 2026-04-17
    price $85,000 456-char remark

    Show marketing remark (457 chars)

    Excellent opportunity for investors or renovators looking for their next project! This property is partially gutted, offering a true blank canvas to redesign and customize to your specifications. Large rear yard with rear yard access. The utilities are currently on, allowing for easier inspections and an immediate start to your renovation work. Located in Marrero, this home is ready to be brought back to life. Sold as-is. This is a Fannie Mae Property.

15. 2026-04-17
    price $85,000 457-char remark

    Show marketing remark (457 chars)

    Excellent opportunity for investors or renovators looking for their next project! This property is partially gutted, offering a true blank canvas to redesign and customize to your specifications. Large rear yard with rear yard access. The utilities are currently on, allowing for easier inspections and an immediate start to your renovation work. Located in Marrero, this home is ready to be brought back to life. Sold as-is. This is a Fannie Mae Property.

16. 2026-03-07
    price $90,000 456-char remark

    Show marketing remark (457 chars)

    Excellent opportunity for investors or renovators looking for their next project! This property is partially gutted, offering a true blank canvas to redesign and customize to your specifications. Large rear yard with rear yard access. The utilities are currently on, allowing for easier inspections and an immediate start to your renovation work. Located in Marrero, this home is ready to be brought back to life. Sold as-is. This is a Fannie Mae Property.

17. 2026-03-07
    price $90,000 457-char remark

    Show marketing remark (457 chars)

    Excellent opportunity for investors or renovators looking for their next project! This property is partially gutted, offering a true blank canvas to redesign and customize to your specifications. Large rear yard with rear yard access. The utilities are currently on, allowing for easier inspections and an immediate start to your renovation work. Located in Marrero, this home is ready to be brought back to life. Sold as-is. This is a Fannie Mae Property.

18. 2026-01-30
    price $92,500 456-char remark

    Show marketing remark (456 chars)

    Excellent opportunity for investors or renovators looking for their next project! This property is partially gutted, offering a true blank canvas to redesign and customize to your specifications. Large rear yard with rear yard access. The utilities are currently on, allowing for easier inspections and an immediate start to your renovation work. Located in Marrero, this home is ready to be brought back to life. Sold as-is. This is a Fannie Mae Property.

19. 2026-01-28
    price $92,500 457-char remark

    Show marketing remark (457 chars)

    Excellent opportunity for investors or renovators looking for their next project! This property is partially gutted, offering a true blank canvas to redesign and customize to your specifications. Large rear yard with rear yard access. The utilities are currently on, allowing for easier inspections and an immediate start to your renovation work. Located in Marrero, this home is ready to be brought back to life. Sold as-is. This is a Fannie Mae Property.

20. 2026-01-06
    listed $95,000 Active 456-char remark

    Show marketing remark (457 chars)

    Excellent opportunity for investors or renovators looking for their next project! This property is partially gutted, offering a true blank canvas to redesign and customize to your specifications. Large rear yard with rear yard access. The utilities are currently on, allowing for easier inspections and an immediate start to your renovation work. Located in Marrero, this home is ready to be brought back to life. Sold as-is. This is a Fannie Mae Property.

21. 2026-01-06
    listed $95,000 Active 457-char remark

    Show marketing remark (457 chars)

    Excellent opportunity for investors or renovators looking for their next project! This property is partially gutted, offering a true blank canvas to redesign and customize to your specifications. Large rear yard with rear yard access. The utilities are currently on, allowing for easier inspections and an immediate start to your renovation work. Located in Marrero, this home is ready to be brought back to life. Sold as-is. This is a Fannie Mae Property.

22. 2024-06-28
    soldstatus $99,400
23. 2023-12-26
    price $145,000
24. 2023-12-19
    price $146,000
25. 2023-12-14
    price $147,000
26. 2023-12-09
    price $149,000
27. 2023-12-05
    price $151,000
28. 2023-12-04
    price $152,000
29. 2023-12-02
    price $153,000
30. 2023-11-28
    price $154,000
31. 2023-11-27
    price $155,000
32. 2023-11-25
    price $156,000
33. 2023-11-20
    price $157,000
34. 2023-11-17
    price $158,000
35. 2023-11-15
    price $158,700
36. 2023-11-13
    price $159,000
37. 2023-11-12
    price $165,000
38. 2023-11-11
    price $167,000
39. 2023-11-10
    price $169,000
40. 2023-11-08
    price $170,000
41. 2023-11-06
    price $176,000
42. 2023-11-04
    price $177,000
43. 2023-11-02
    price $179,000
44. 2023-10-29
    price $181,000
45. 2023-10-28
    price $182,000
46. 2023-10-26
    price $183,000
47. 2023-10-21
    listed $145,000
48. 2006-10-18
    soldstatus $149,000
49. 2003-12-01
    soldstatus $110,000

ⓘ 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: $2,043 · $170/mo
• Projected year-2 tax: $2,043 · $170/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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,086
• − Mortgage interest: −$4,481
• − Property taxes: −$2,043
• − Insurance: −$1,198
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$2,327
• Taxable income: $11,023
• Est. tax owed @ 24.0%: −$2,646
• After-tax cash flow: $8,898/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 — Marrero

• Score: 67/100
• State rank: #104
• US rank: #10146

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marrero, LA
• County: Jefferson Parish · 426,999 people
• City population: 55,693
• 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

-27.3% since first listed

38 events — show timeline

• 2026-05-17 Price Changed $80,000 AcadianaMLS
• 2026-05-17 Price Changed $80,000 GSREIN
• 2026-04-17 Price Changed $85,000 AcadianaMLS
• 2026-04-17 Price Changed $85,000 GSREIN
• 2026-03-07 Price Changed $90,000 AcadianaMLS
• 2026-03-07 Price Changed $90,000 GSREIN
• 2026-01-30 Price Changed $92,500 AcadianaMLS
• 2026-01-28 Price Changed $92,500 GSREIN
• 2026-01-06 Listed $95,000 GSREIN
• 2026-01-06 Listed $95,000 AcadianaMLS
• 2024-06-28 Sold (Public Records) $99,400 Public Records
• 2023-12-26 Price Changed $145,000 GSREIN
• 2023-12-19 Price Changed $146,000 GSREIN
• 2023-12-14 Price Changed $147,000 GSREIN
• 2023-12-09 Price Changed $149,000 GSREIN
• 2023-12-05 Price Changed $151,000 GSREIN
• 2023-12-04 Price Changed $152,000 GSREIN
• 2023-12-02 Price Changed $153,000 GSREIN
• 2023-11-28 Price Changed $154,000 GSREIN
• 2023-11-27 Price Changed $155,000 GSREIN
• 2023-11-25 Price Changed $156,000 GSREIN
• 2023-11-20 Price Changed $157,000 GSREIN
• 2023-11-17 Price Changed $158,000 GSREIN
• 2023-11-15 Price Changed $158,700 GSREIN
• 2023-11-13 Price Changed $159,000 GSREIN
• 2023-11-12 Price Changed $165,000 GSREIN
• 2023-11-11 Price Changed $167,000 GSREIN
• 2023-11-10 Price Changed $169,000 GSREIN
• 2023-11-08 Price Changed $170,000 GSREIN
• 2023-11-06 Price Changed $176,000 GSREIN
• 2023-11-04 Price Changed $177,000 GSREIN
• 2023-11-02 Price Changed $179,000 GSREIN
• 2023-10-29 Price Changed $181,000 GSREIN
• 2023-10-28 Price Changed $182,000 GSREIN
• 2023-10-26 Price Changed $183,000 GSREIN
• 2023-10-21 Listed $145,000 AcadianaMLS
• 2006-10-18 Sold (Public Records) $149,000 Public Records
• 2003-12-01 Sold (Public Records) $110,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,043 · +0.3% YoY. Source: county tax records.