5705 W Esplanade Ave · Metairie, LA 70003

$325,000

5 bd · 3.0 ba · 3,007 sqft · SingleFamily · 265 Days on market

Built 1980 $108/sqft · 21% below area Est $414k · 21% under

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.5/10.0
• Livability +4.4/5.0
• Rent growth +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and full of potential, this 5-bedroom, 3-bath home is located in the heart of Metairie and offers plenty of room for comfortable living. Perfect for a large or growing household, the flexible layout includes a convenient mother-in-law suite, providing privacy and versatility for extended family or guests. The property features a large detached garage, additional shed for storage, and rear yard access ideal for parking a boat, RV, or extra vehicles. A charming privacy courtyard with a brick patio creates the perfect spot for outdoor gatherings, dining, or simply relaxing. While this home does need some TLC, it presents a fantastic opportunity to customize and update to your style. With its generous space, desirable location, and valuable amenities, this property is a true hidden gem waiting to be brought back to its full potential. *Property is being sold "AS IS" without warranties and in current condition.

Key facts

• Mother-in-law suite
• Brick patio
• Rear yard access

Tags

• MOTHER-IN-LAW SUITE
• DETACHED GARAGE
• ADDITIONAL SHED
• REAR YARD ACCESS
• PRIVACY COURTYARD
• BRICK PATIO

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.6% in Metairie — 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 87/100 on livability (#1 in LA, #261 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+.
• 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 (+2.1%/yr); 224 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $3,423/mo this rent would consume 54% of the median local household income ($76k/yr) (locally 710% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 30y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; list at $325k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.05% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

• ARV (median comp): $413,589
• List price: $325,000
• Delta: -21.42%
• 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
4405 Burke Dr	0.45mi	5/3.5	3,070 (+2%)	6mo	$525,000	$171	69
3608 Cleveland Pl	0.57mi	5/3.5	2,994 (-0%)	5mo	$339,000	$113	66
4700 Cleveland Pl	0.23mi	4/2.0 (-1)	2,711 (-10%)	6mo	$567,500	$209	59
4917 Belle Dr	0.73mi	4/2.5 (-1)	2,970 (-1%)	1mo	$445,000	$150	56
4116 Cleveland Pl	0.19mi	6/3.5 (+1)	3,458 (+15%)	4mo	$482,000	$139	56
5028 Ithaca St	0.72mi	5/3.0	2,839 (-6%)	2mo	$195,500	$69	55
5120 Belle Dr	0.46mi	5/3.5	2,576 (-14%)	3mo	$535,000	$208	50
5112 Haring Ct	0.63mi	4/2.5 (-1)	3,233 (+8%)	3mo	$615,000	$190	49
4700 Barnett St	0.52mi	4/2.5 (-1)	2,650 (-12%)	2mo	$280,000	$106	47
4417 Senac Dr	0.62mi	4/2.0 (-1)	2,800 (-7%)	5mo	$305,000	$109	46
4817 Jeannette Dr	0.62mi	4/2.5 (-1)	2,654 (-12%)	2mo	$515,000	$194	43
12 Khan Ct	0.72mi	4/4.0 (-1)	3,383 (+12%)	6mo	$1,150,000	$340	32

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 · 2.15% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.52×
• Total profit: $-44,056
• Equity at exit: $48,459

10-year hold

• IRR: -6.1%
• Equity multiple: 0.62×
• Total profit: $-34,629
• Equity at exit: $28,100

Cash invested: $91,000 (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 70003

• Rents YoY: 2.1%
• Active inventory: 224
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,423 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$261 /mo · $3,129/yr
• Insurance: −$135
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $177

Break-even live

Break-even rent $3,199

Max offer price $325,000

Occupancy floor 90%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4824 W Esplanade Ave Metairie, LA	4.0	3.5	3221	$6,300	$1.96	44d	1	0.87mi
4908 Mayeaux St Metairie, LA	4.0	2.5	3029	$3,400	$1.12	44d	1	0.96mi
4824 Folse Dr Metairie, LA	5.0	4.5	3707	$3,900	$1.05	44d	1	0.98mi
3228 Lake Trail Dr Metairie, LA	5.0	2.5	2655	$2,950	$1.11	4d	1	0.99mi
3600 Lake Trail Dr Kenner, LA	4.0	2.5	2600	$2,800	$1.08	4d	1	1.11mi
4632 Ithaca St Metairie, LA	4.0	2.5	2860	$2,600	$0.91	24d	1	1.29mi
4405 Laplace St Metairie, LA	4.0	2.5	2686	$2,800	$1.04	4d	1	1.43mi
4444 W Esplanade Ave Metairie, LA	4.0	2.0	2226	$2,600	$1.17	14d	1	1.43mi
51 Emile Ave Kenner, LA	5.0	4.5	3599	$3,200	$0.89	2d	1	1.48mi

Listing history 28 events

1. 2026-06-18
   days on market $325,000 Active 265 DOM
2. 2026-06-17
   days on market $325,000 Active 264 DOM
3. 2026-06-16
   days on market $325,000 Active 263 DOM
4. 2026-06-15
   days on market $325,000 Active 262 DOM
5. 2026-06-13
   pricedays on market $325,000 Active 260 DOM
6. 2026-06-10
   days on market $335,000 Active 257 DOM
7. 2026-06-09
   days on market $335,000 Active 256 DOM
8. 2026-06-08
   days on market $335,000 Active 255 DOM
9. 2026-06-07
   days on market $335,000 Active 254 DOM
10. 2026-06-03
    days on market $335,000 Active 250 DOM
11. 2026-06-02
    days on market $335,000 Active 249 DOM
12. 2026-06-01
    days on market $335,000 Active 248 DOM
13. 2026-05-31
    days on market $335,000 Active 247 DOM
14. 2026-05-08
    status Active 938-char remark

    Show marketing remark (939 chars)

    Spacious and full of potential, this 5-bedroom, 3-bath home is located in the heart of Metairie and offers plenty of room for comfortable living. Perfect for a large or growing household, the flexible layout includes a convenient mother-in-law suite, providing privacy and versatility for extended family or guests. The property features a large detached garage, additional shed for storage, and rear yard access ideal for parking a boat, RV, or extra vehicles. A charming privacy courtyard with a brick patio creates the perfect spot for outdoor gatherings, dining, or simply relaxing. While this home does need some TLC, it presents a fantastic opportunity to customize and update to your style. With its generous space, desirable location, and valuable amenities, this property is a true hidden gem waiting to be brought back to its full potential. * Property is being sold "AS IS" without warranties and in current condition.

15. 2026-05-08
    status Active 939-char remark

    Show marketing remark (939 chars)

    Spacious and full of potential, this 5-bedroom, 3-bath home is located in the heart of Metairie and offers plenty of room for comfortable living. Perfect for a large or growing household, the flexible layout includes a convenient mother-in-law suite, providing privacy and versatility for extended family or guests. The property features a large detached garage, additional shed for storage, and rear yard access ideal for parking a boat, RV, or extra vehicles. A charming privacy courtyard with a brick patio creates the perfect spot for outdoor gatherings, dining, or simply relaxing. While this home does need some TLC, it presents a fantastic opportunity to customize and update to your style. With its generous space, desirable location, and valuable amenities, this property is a true hidden gem waiting to be brought back to its full potential. * Property is being sold "AS IS" without warranties and in current condition.

16. 2026-05-08
    historical 939-char remark

    Show marketing remark (939 chars)

    Spacious and full of potential, this 5-bedroom, 3-bath home is located in the heart of Metairie and offers plenty of room for comfortable living. Perfect for a large or growing household, the flexible layout includes a convenient mother-in-law suite, providing privacy and versatility for extended family or guests. The property features a large detached garage, additional shed for storage, and rear yard access ideal for parking a boat, RV, or extra vehicles. A charming privacy courtyard with a brick patio creates the perfect spot for outdoor gatherings, dining, or simply relaxing. While this home does need some TLC, it presents a fantastic opportunity to customize and update to your style. With its generous space, desirable location, and valuable amenities, this property is a true hidden gem waiting to be brought back to its full potential. * Property is being sold "AS IS" without warranties and in current condition.

17. 2026-03-03
    price $335,000 938-char remark

    Show marketing remark (939 chars)

    Spacious and full of potential, this 5-bedroom, 3-bath home is located in the heart of Metairie and offers plenty of room for comfortable living. Perfect for a large or growing household, the flexible layout includes a convenient mother-in-law suite, providing privacy and versatility for extended family or guests. The property features a large detached garage, additional shed for storage, and rear yard access ideal for parking a boat, RV, or extra vehicles. A charming privacy courtyard with a brick patio creates the perfect spot for outdoor gatherings, dining, or simply relaxing. While this home does need some TLC, it presents a fantastic opportunity to customize and update to your style. With its generous space, desirable location, and valuable amenities, this property is a true hidden gem waiting to be brought back to its full potential. * Property is being sold "AS IS" without warranties and in current condition.

18. 2026-03-03
    price $335,000 939-char remark

    Show marketing remark (939 chars)

    Spacious and full of potential, this 5-bedroom, 3-bath home is located in the heart of Metairie and offers plenty of room for comfortable living. Perfect for a large or growing household, the flexible layout includes a convenient mother-in-law suite, providing privacy and versatility for extended family or guests. The property features a large detached garage, additional shed for storage, and rear yard access ideal for parking a boat, RV, or extra vehicles. A charming privacy courtyard with a brick patio creates the perfect spot for outdoor gatherings, dining, or simply relaxing. While this home does need some TLC, it presents a fantastic opportunity to customize and update to your style. With its generous space, desirable location, and valuable amenities, this property is a true hidden gem waiting to be brought back to its full potential. * Property is being sold "AS IS" without warranties and in current condition.

19. 2026-01-07
    status Active 939-char remark

    Show marketing remark (939 chars)

    Spacious and full of potential, this 5-bedroom, 3-bath home is located in the heart of Metairie and offers plenty of room for comfortable living. Perfect for a large or growing household, the flexible layout includes a convenient mother-in-law suite, providing privacy and versatility for extended family or guests. The property features a large detached garage, additional shed for storage, and rear yard access ideal for parking a boat, RV, or extra vehicles. A charming privacy courtyard with a brick patio creates the perfect spot for outdoor gatherings, dining, or simply relaxing. While this home does need some TLC, it presents a fantastic opportunity to customize and update to your style. With its generous space, desirable location, and valuable amenities, this property is a true hidden gem waiting to be brought back to its full potential. * Property is being sold "AS IS" without warranties and in current condition.

20. 2025-11-03
    historical Active Under Contract 939-char remark

    Show marketing remark (939 chars)

    Spacious and full of potential, this 5-bedroom, 3-bath home is located in the heart of Metairie and offers plenty of room for comfortable living. Perfect for a large or growing household, the flexible layout includes a convenient mother-in-law suite, providing privacy and versatility for extended family or guests. The property features a large detached garage, additional shed for storage, and rear yard access ideal for parking a boat, RV, or extra vehicles. A charming privacy courtyard with a brick patio creates the perfect spot for outdoor gatherings, dining, or simply relaxing. While this home does need some TLC, it presents a fantastic opportunity to customize and update to your style. With its generous space, desirable location, and valuable amenities, this property is a true hidden gem waiting to be brought back to its full potential. * Property is being sold "AS IS" without warranties and in current condition.

21. 2025-09-25
    listed $350,000 Active 938-char remark

    Show marketing remark (939 chars)

    Spacious and full of potential, this 5-bedroom, 3-bath home is located in the heart of Metairie and offers plenty of room for comfortable living. Perfect for a large or growing household, the flexible layout includes a convenient mother-in-law suite, providing privacy and versatility for extended family or guests. The property features a large detached garage, additional shed for storage, and rear yard access ideal for parking a boat, RV, or extra vehicles. A charming privacy courtyard with a brick patio creates the perfect spot for outdoor gatherings, dining, or simply relaxing. While this home does need some TLC, it presents a fantastic opportunity to customize and update to your style. With its generous space, desirable location, and valuable amenities, this property is a true hidden gem waiting to be brought back to its full potential. * Property is being sold "AS IS" without warranties and in current condition.

22. 2025-09-25
    listed $350,000 Active 939-char remark

    Show marketing remark (939 chars)

    Spacious and full of potential, this 5-bedroom, 3-bath home is located in the heart of Metairie and offers plenty of room for comfortable living. Perfect for a large or growing household, the flexible layout includes a convenient mother-in-law suite, providing privacy and versatility for extended family or guests. The property features a large detached garage, additional shed for storage, and rear yard access ideal for parking a boat, RV, or extra vehicles. A charming privacy courtyard with a brick patio creates the perfect spot for outdoor gatherings, dining, or simply relaxing. While this home does need some TLC, it presents a fantastic opportunity to customize and update to your style. With its generous space, desirable location, and valuable amenities, this property is a true hidden gem waiting to be brought back to its full potential. * Property is being sold "AS IS" without warranties and in current condition.

23. 2013-04-26
    listed $275,000
24. 2013-04-26
    listed $275,000
25. 1997-11-17
    soldstatus $160,000
26. 1997-11-01
    soldstatus $160,000
27. 1996-03-28
    listed $160,000
28. 1996-03-28
    listed $160,000

ⓘ 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: $3,129 · $261/mo
• Projected year-2 tax: $3,129 · $261/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 AE · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 19 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: $41,077
• − Mortgage interest: −$18,205
• − Property taxes: −$3,129
• − Insurance: −$6,744
• − Repairs & maintenance: −$3,286
• − Management: −$3,286
• − Depreciation: −$9,455
• Taxable loss: −$3,027
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $2,853/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 — Metairie

• Score: 87/100
• State rank: #1
• US rank: #261

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Metairie, LA
• County: Jefferson Parish · 426,999 people
• City population: 137,978
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 39,344
• Household income: $76,261
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 710.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Two or more races 12% Black 8% Asian 5%
• Hispanic origin (detail): Mexican 3% Cuban 1%
• Common ancestry: Lithuanian 12% Scotch-Irish 1% Slovak 1%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 12% Other Indo-European 3% Arabic 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: ▼ -252.03%
• Current HPI: 138.5632
• Rent YoY: ▲ 2.15%
• 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

+109.4% since first listed

15 events — show timeline

• 2026-05-08 Relisted — AcadianaMLS
• 2026-05-08 Relisted — GSREIN
• 2026-05-08 Listing Removed — GSREIN
• 2026-03-03 Price Changed $335,000 AcadianaMLS
• 2026-03-03 Price Changed $335,000 GSREIN
• 2026-01-07 Relisted — GSREIN
• 2025-11-03 Contingent — GSREIN
• 2025-09-25 Listed $350,000 GSREIN
• 2025-09-25 Listed $350,000 AcadianaMLS
• 2013-04-26 Listed $275,000 GSREIN
• 2013-04-26 Listed $275,000 AcadianaMLS
• 1997-11-17 Sold (MLS) $160,000 GSREIN
• 1997-11-01 Sold (Public Records) $160,000 Public Records
• 1996-03-28 Listed $160,000 GSREIN
• 1996-03-28 Listed $160,000 AcadianaMLS

Property tax history

+1.0%/yr

Latest (2025): $3,129 · +0.2% YoY. Source: county tax records.