7416 Pritchard St · Marrero, LA 70072

$58,500

1 bd · 1.0 ba · 817 sqft · SingleFamily · 59 Days on market

Built 1960 8,001 sqft lot Est $100k · 42% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

2 Bedroom/1 Bathroom home with 1,000 square feet of living space. Schedule your personal showing before this one gets away!

Key facts

• 8,001 sq ft lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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; 24 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $404 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 30y ago; this cycle's ask has dropped $6k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,745 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 2.03% ✓
• Cap rate: 17.69%
• Cash-on-cash: 40.69%
• DSCR: 2.81
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $100,491
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 Garden Rd	0.57mi	2/1.0 (+1)	807 (-1%)	11mo	$99,000	$123	58
524 Urbandale St	0.18mi	1/1.0	891 (+9%)	24mo	$75,000	$84	56
815 West Dr	0.65mi	2/1.0 (+1)	840 (+3%)	4mo	$145,900	$174	56

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: -5.6%
• Equity multiple: 0.80×
• Total profit: $-3,290
• Equity at exit: $8,723

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-228
• Equity at exit: $5,058

Cash invested: $16,380 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,187 high
• Mortgage (P&I): −$307
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$24
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $129

Break-even live

Break-even rent $1,024

Max offer price $58,500

Occupancy floor 84%

Sensitivity live

Price	-10% $162	-5% $145	+0% $129	+5% $112	+10% $96
Rent	-10% $35	-5% $82	+0% $129	+5% $176	+10% $223
Rate	-1.0pp $158	-0.5pp $144	base $129	+0.5pp $114	+1.0pp $98

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: $14,625
• Closing costs: $1,755
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7429 Pritchard St Marrero, LA	2.0	1.0	925	$1,150	$1.24	15d	1	0.05mi
7409 4th St Unit B Marrero, LA	1.0	1.0	665	$900	$1.35	24d	1	0.11mi
524 Bertucci St Marrero, LA	2.0	1.0	960	$1,300	$1.35	15d	1	0.34mi
710 West Dr Westwego, LA	2.0	1.0	941	$1,500	$1.59	5d	1	0.61mi
942 Francis St Marrero, LA	1.0	1.0	625	$1,125	$1.80	24d	1	0.70mi
1015 West Dr Westwego, LA	2.0	1.0	750	$1,200	$1.60	44d	1	0.79mi
1105 Magnolia Dr Unit H Westwego, LA	1.0	1.0	750	$950	$1.27	4d	1	0.91mi
1105 Magnolia Dr Apt E Westwego, LA	1.0	1.0	750	$950	$1.27	22d	1	0.91mi
1300 Tanglewood Dr Westwego, LA	1.0–3.0	1.0–1.5	781	$1,050	$1.34	3d	14	1.04mi
900 Avenue H Unit D Westwego, LA	2.0	1.5	992	$1,300	$1.31	20d	1	1.07mi
320 Marrero Rd Marrero, LA	2.0	1.0	900	$1,200	$1.33	44d	1	1.07mi
958 Avenue B Westwego, LA	2.0	1.0	1018	$1,500	$1.47	44d	1	1.09mi
322 Marrero Rd Marrero, LA	—	1.0	900	$1,200	$1.33	44d	1	1.09mi
1413 Central Ave Unit C Westwego, LA	2.0	1.5	1000	$1,200	$1.20	44d	1	1.14mi
412 Avenue A Westwego, LA	2.0	1.0	1103	$1,500	$1.36	44d	1	1.25mi
337 Nashville Ave New Orleans, LA	2.0	2.0	997	$6,000	$6.02	24d	1	1.31mi
5624 Annunciation St New Orleans, LA	1.0	1.0	910	$1,650	$1.81	17d	1	1.31mi
6072 Annunciation St New Orleans, LA	1.0	1.0	650	$1,800	$2.77	24d	1	1.32mi
196 Louisiana St Westwego, LA	1.0	1.0	600	$850	$1.42	22d	1	1.36mi
196 Louisiana St Unit A Westwego, LA	1.0	1.0	1000	$850	$0.85	24d	1	1.36mi
5416 Annunciation St New Orleans, LA	2.0	1.0	1000	$1,625	$1.62	17d	1	1.38mi
535 Jefferson Ave New Orleans, LA	1.0	1.0	950	$1,550	$1.63	24d	1	1.40mi
429 Calhoun St New Orleans, LA	2.0	1.0	1000	$1,700	$1.70	24d	1	1.42mi
627 Jefferson Ave New Orleans, LA	2.0	1.0	937	$1,295	$1.38	4d	1	1.47mi

Listing history 13 events

1. 2025-04-18
   status Pending
2. 2025-03-19
   price $58,500
3. 2025-03-19
   price $58,500
4. 2025-03-14
   status Active
5. 2025-03-10
   price $61,750
6. 2025-03-10
   price $61,750
7. 2025-01-17
   status Pending
8. 2024-12-22
   listed $65,000 Active
9. 2024-12-22
   listed $65,000 Active
10. 2003-04-01
    soldstatus $46,500
11. 1996-06-14
    soldstatus $10,800
12. 1996-03-13
    listed $12,900
13. 1996-03-13
    listed $12,900

ⓘ 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: $616 · $51/mo
• Projected year-2 tax: $616 · $51/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 · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 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: $14,247
• − Mortgage interest: −$3,277
• − Property taxes: −$616
• − Insurance: −$5,411
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$1,702
• Taxable income: $962
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $1,316/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
• 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

+353.5% since first listed

13 events — show timeline

• 2025-04-18 Pending — GSREIN
• 2025-03-19 Price Changed $58,500 AcadianaMLS
• 2025-03-19 Price Changed $58,500 GSREIN
• 2025-03-14 Relisted — GSREIN
• 2025-03-10 Price Changed $61,750 AcadianaMLS
• 2025-03-10 Price Changed $61,750 GSREIN
• 2025-01-17 Pending — GSREIN
• 2024-12-22 Listed $65,000 GSREIN
• 2024-12-22 Listed $65,000 AcadianaMLS
• 2003-04-01 Sold (Public Records) $46,500 Public Records
• 1996-06-14 Sold (MLS) $10,800 GSREIN
• 1996-03-13 Listed $12,900 GSREIN
• 1996-03-13 Listed $12,900 AcadianaMLS

Property tax history

+1.1%/yr

Latest (2025): $616 · +2.5% YoY. Source: county tax records.