2100-02 Caswell Ln · Metairie, LA 70001

$349,000

None bd · None ba · 3,600 sqft · MultiFamily · 126 Days on market

Good condition $97/sqft · 8% below area Est $380k · 8% 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 +22.6/30.0
• ARV discount +11.2/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Livability +4.4/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Income producing brick townhouse double located in Metairie just off of Causeway! Each side has 3 bds., 2 1/2 baths, with inside laundry and off street parking. New roof - September 2021. All bedrooms are upstairs and master has private bath. Great for owner-occupancy with income or good income for investor.

Key facts

• Off street parking
• Private bath
• Brick townhouse

Tags

• BRICK TOWNHOUSE
• INSIDE LAUNDRY
• OFF STREET PARKING
• NEW ROOF
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a multifamily listed at $349k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $349k).
• Recommended offer: $307k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 soft (-0.0%/yr); 208 active listings in the ZIP; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $3,801/mo this rent would consume 67% of the median local household income ($68k/yr) (locally 1988% 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 126 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 20429% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $307,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 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: 1.09% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $380,276
• List price: $349,000
• Delta: -8.22%
• 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
2104-06 Caswell Ln	0.01mi	—/—	3,600 (0%)	5mo	$340,000	$94	95
3812-14 Canterbury Ln	0.02mi	—/—	3,600 (0%)	7mo	$337,000	$94	93
2200-02 Caswell Ln	0.03mi	—/—	3,600 (0%)	7mo	$317,000	$88	92
2200-02 Division St	0.12mi	—/—	3,600 (0%)	7mo	$340,000	$94	88
2508 10 Caswell Ln	0.23mi	6/5.0	3,600 (0%)	2mo	$339,000	$94	87
2508-10 Caswell Ln	0.23mi	—/—	3,600 (0%)	2mo	$339,000	$94	87
3729 31 Lilac Ln	0.23mi	6/5.0	3,532 (-2%)	12mo	$365,000	$103	76
3713-15 N I-10 Service Rd	0.34mi	6/5.0	3,552 (-1%)	8mo	$350,000	$99	75
2804 06 Lexington Dr	0.39mi	6/5.0	3,456 (-4%)	3mo	$305,000	$88	73
3725 27 Lilac Ln	0.23mi	6/5.0	3,820 (+6%)	12mo	$387,850	$102	69
3720 22 S I10 Service Rd	0.26mi	6/5.0	3,232 (-10%)	7mo	$335,000	$104	65
2328 Giuffrias Ave	0.57mi	8/4.0	3,900 (+8%)	8mo	$340,000	$87	53

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.42×
• Total profit: $-56,903
• Equity at exit: $52,037

10-year hold

• IRR: -17.2%
• Equity multiple: 0.20×
• Total profit: $-77,819
• Equity at exit: $30,175

Cash invested: $97,720 (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 70001

• Rents YoY: -0.0%
• Active inventory: 208
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $3,801 high
• Mortgage (P&I): −$1,830
• Tax est. 1.5%: −$436 /mo · $5,235/yr
• Insurance: −$145
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $164

Break-even live

Break-even rent $3,593

Max offer price $349,000

Occupancy floor 91%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.5	$3,802
Total (2 units)			$3,801

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-16
   days on market $349,000 Active 126 DOM
2. 2026-06-15
   days on market $349,000 Active 125 DOM
3. 2026-06-13
   days on market $349,000 Active 123 DOM
4. 2026-06-10
   days on market $349,000 Active 120 DOM
5. 2026-06-09
   days on market $349,000 Active 119 DOM
6. 2026-06-08
   days on market $349,000 Active 118 DOM
7. 2026-06-07
   days on market $349,000 Active 117 DOM
8. 2026-06-03
   days on market $349,000 Active 113 DOM
9. 2026-06-02
   days on market $349,000 Active 112 DOM
10. 2026-06-01
    days on market $349,000 Active 111 DOM
11. 2026-05-31
    days on market $349,000 Active 110 DOM
12. 2026-02-19
    listed $1,700
13. 2026-02-19
    historical $1,700
14. 2026-02-10
    listed $349,000 Active 309-char remark

    Show marketing remark (309 chars)

    Income producing brick townhouse double located in Metairie just off of Causeway! Each side has 3 bds., 2 1/2 baths, with inside laundry and off street parking. New roof - September 2021. All bedrooms are upstairs and master has private bath. Great for owner-occupancy with income or good income for investor.

15. 2025-11-29
    listed $1,700
16. 2025-06-02
    price $362,000
17. 2025-01-31
    price $367,000
18. 2024-10-17
    listed $375,000 Active

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 75% 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: $45,612
• − Mortgage interest: −$19,549
• − Property taxes: −$5,235
• − Insurance: −$6,864
• − Repairs & maintenance: −$3,649
• − Management: −$3,649
• − Depreciation: −$10,153
• Taxable loss: −$3,487
• Est. tax savings @ 24.0%: +$837
• After-tax cash flow: $2,809/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 · 11 photos

Good 80/100 Cosmetic rehab

This well-maintained, single-family home in Metairie, LA, is in good condition with a new roof and hardwood floors. It offers a good investment opportunity with potential for rental or resale value enhancement through minor updates.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves aesthetics and value
• Both Update kitchen appliances — Modernizes and increases value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and value ↑
• Both Update kitchen appliances — Modernizes and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 38,950
• Household income: $67,923
• Rent vs Own: 48.6% rent · 51.4% own
• Severe rent burden: 1988.0

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 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 17% Black 15% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 1% Cuban 2%
• Common ancestry: Lithuanian 13% Italian 1% Hispanic 1%
• Foreign-born: 12% · Canada, China, Philippines
• Languages at home: 84% English-only · Spanish 12% Arabic 1% Other Indo-European 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: ▼ -296.45%
• Current HPI: 151.4615
• Rent YoY: ▬ -0.04%
• 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

-99.5% since first listed

7 events — show timeline

• 2026-02-19 Listed for Rent $1,700 RAAMLS
• 2026-02-19 Rental Removed $1,700 GSREIN
• 2026-02-10 Listed $349,000 AcadianaMLS
• 2025-11-29 Listed for Rent $1,700 GSREIN
• 2025-06-02 Price Changed $362,000 AcadianaMLS
• 2025-01-31 Price Changed $367,000 AcadianaMLS
• 2024-10-17 Listed $375,000 AcadianaMLS