2031 Sauvage St · Marrero, LA 70072

$189,000

3 bd · 2.0 ba · 1,325 sqft · SingleFamily · 50 Days on market

Built 1982 $143/sqft · 6% above area Est $179k · 6% over

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Why this score? — see what drove the D 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 +18.6/30.0
• DSCR +5.8/10.0
• ARV discount +5.0/15.0
• 1% rule +4.2/10.0
• 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 MLS

Three-bedroom, two-bath home located in Marrero. This well-maintained property features open floor plan, no carpet, with laminate wood flooring throughout. The home offers a large backyard, double-pane insulated windows, and a custom tile shower/tub surround.<BR><BR> Major updates include an HVAC system approximately 4 years old and a roof approximately 5 years old. Brand new double driveway just poured, converting from single driveway . Termite contract is currently in place. Video surveillance cameras around the home are included and in working condition.<BR><BR> X Flood Zone<BR><BR>

Key facts

• Open floor plan
• Large backyard
• Hvac system

Tags

• OPEN FLOOR PLAN
• LAMINATE WOOD FLOORING
• LARGE BACKYARD
• DOUBLE-PANE INSULATED WINDOWS
• HVAC SYSTEM
• VIDEO SURVEILLANCE CAMERAS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: One-story home; Brick and wood siding exterior; Slab foundation
• Construction: Shingle roof
• Exterior features: Concrete patio/porch; City lot; Rectangular lot

Interior

• Kitchen: Oven; Range; Dishwasher; Refrigerator
• Bedrooms: Total of 4 rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Excellent condition
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (7.9% below list).
• Recommended offer: $174k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 6.0% in Marrero — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Ray St. Pierre Academy For Advanced Studies (math 82% / reading 82%, grade A+, #9 of 646 statewide, top 1%, 336 students, 26% FRL); Stella Worley Middle School (math 7% / reading 19%, grade F, #189 of 218 statewide, top 87%, 470 students, 80% FRL); John Ehret High School (math 19% / reading 27%, grade F, #169 of 265 statewide, top 64%, 1,579 students, 66% FRL).
• Market conditions: Rents rising (+1.1%/yr); 299 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 38% of the median local income ($55k/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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $11k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: 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 $173,998 (7.9% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

• ARV (median comp): $179,122
• List price: $189,000
• Delta: 5.51%
• 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
2039 Sauvage Ave	0.02mi	3/2.0	1,400 (+6%)	8mo	$175,000	$125	83
6444 Millender Dr	0.23mi	4/2.0 (+1)	1,417 (+7%)	5mo	$160,000	$113	68
5521 Wabash Dr	0.47mi	3/2.0	1,357 (+2%)	8mo	$215,000	$158	68
2232 Potomac Dr	0.54mi	3/2.0	1,478 (+12%)	1mo	$225,000	$152	55
5841 Milladorn Ave	0.70mi	3/2.0	1,235 (-7%)	3mo	$205,000	$166	54
2020 Bonnie Ann Dr	0.39mi	2/2.0 (-1)	1,187 (-10%)	11mo	$138,000	$116	51
2205 Sauvage Ave	0.44mi	4/2.0 (+1)	1,485 (+12%)	6mo	$195,000	$131	50
5816 Glasco Dr	0.73mi	3/2.0	1,225 (-8%)	6mo	$183,000	$149	49
1652 Hope Dr	0.54mi	3/1.0	1,150 (-13%)	1mo	$115,000	$100	48
1632 Haydel Dr	0.70mi	4/2.0 (+1)	1,419 (+7%)	3mo	$122,000	$86	48
2329 Caddy Dr	0.72mi	3/2.0	1,495 (+13%)	3mo	$270,000	$181	42
1677 Plaza Dr	0.68mi	3/2.5	1,500 (+13%)	7mo	$115,300	$77	38

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: -14.3%
• Equity multiple: 0.50×
• Total profit: $-26,609
• Equity at exit: $28,181

10-year hold

• IRR: -9.0%
• Equity multiple: 0.49×
• Total profit: $-26,907
• Equity at exit: $16,341

Cash invested: $52,920 (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: 299
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$991
• Tax from tax record: −$123 /mo · $1,470/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $116

Break-even live

Break-even rent $1,594

Max offer price $189,000

Occupancy floor 88%

Sensitivity live

Price	-10% $223	-5% $169	+0% $116	+5% $62	+10% $9
Rent	-10% $-22	-5% $47	+0% $116	+5% $184	+10% $253
Rate	-1.0pp $211	-0.5pp $164	base $116	+0.5pp $67	+1.0pp $17

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1728 Irma St Marrero, LA	3.0	2.0	1450	$1,550	$1.07	25d	1	0.32mi
1836 Plaza Dr Unit C Marrero, LA	3.0	1.0	1040	$1,700	$1.63	6d	1	0.45mi
1836 Plaza Dr Unit A Marrero, LA	3.0	1.0	1040	$1,700	$1.63	45d	1	0.45mi
5504 Randolph St Marrero, LA	3.0	2.0	1800	$1,800	$1.00	25d	1	0.53mi
5128 Eden Roc Dr Marrero, LA	3.0	2.0	1400	$1,750	$1.25	6d	1	0.76mi
5119 Oak Dr Marrero, LA	3.0	2.0	1624	$1,750	$1.08	16d	1	0.78mi
1510 Javez St Marrero, LA	3.0	2.0	1578	$2,200	$1.39	25d	1	0.81mi
5045 Dueling Oaks Ave Marrero, LA	3.0	2.0	1300	$1,700	$1.31	25d	1	0.86mi
5027 Richland Dr Marrero, LA	2.0	1.5	1260	$1,500	$1.19	6d	1	0.89mi
5007 Towering Oaks Ave Marrero, LA	3.0	2.0	1400	$1,700	$1.21	45d	1	0.94mi
1917 Gladstone Dr Marrero, LA	3.0	2.0	1090	$1,600	$1.47	25d	1	0.99mi
2325 Wilton St Unit A Marrero, LA	2.0	1.0	1000	$1,200	$1.20	45d	1	1.03mi
5118 Ehret Rd Unit B Marrero, LA	3.0	2.5	1275	$1,800	$1.41	6d	1	1.09mi
5160 Evans Dr Marrero, LA	3.0	1.0	1000	$1,500	$1.50	45d	1	1.16mi
5913 S Oak Dr Marrero, LA	4.0	2.0	1300	$1,950	$1.50	25d	1	1.17mi
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	25d	1	1.24mi
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	45d	1	1.24mi
5162 Mount Matterhorn Ave Marrero, LA	2.0	1.0	1000	$1,050	$1.05	6d	1	1.34mi
5160 Mount Matterhorn St Marrero, LA	2.0	1.0	1000	$1,050	$1.05	25d	1	1.34mi
2632 Dove Ave Unit NA Marrero, LA	3.0	2.0	1250	$1,650	$1.32	45d	1	1.45mi

Listing history 27 events

1. 2026-06-21
   days on market $189,000 Active 50 DOM
2. 2026-06-18
   days on market $189,000 Active 47 DOM
3. 2026-06-17
   days on market $189,000 Active 46 DOM
4. 2026-06-16
   days on market $189,000 Active 45 DOM
5. 2026-06-15
   days on market $189,000 Active 44 DOM
6. 2026-06-13
   days on market $189,000 Active 42 DOM
7. 2026-06-10
   days on market $189,000 Active 39 DOM
8. 2026-06-09
   days on market $189,000 Active 38 DOM
9. 2026-06-08
   days on market $189,000 Active 37 DOM
10. 2026-06-07
    days on market $189,000 Active 36 DOM
11. 2026-06-03
    days on market $189,000 Active 32 DOM
12. 2026-06-02
    days on market $189,000 Active 31 DOM
13. 2026-06-02
    remarks 570-char remark
14. 2026-06-01
    days on market $189,000 Active 30 DOM
15. 2026-05-31
    statusdays on market $189,000 Active 29 DOM
16. 2026-05-14
    price $189,000 292-char remark

    Show marketing remark (592 chars)

    Three-bedroom, two-bath home located in Marrero. This well-maintained property features open floor plan, no carpet, with laminate wood flooring throughout. The home offers a large backyard, double-pane insulated windows, and a custom tile shower/tub surround.<BR><BR> Major updates include an HVAC system approximately 4 years old and a roof approximately 5 years old. Brand new double driveway just poured, converting from single driveway . Termite contract is currently in place. Video surveillance cameras around the home are included and in working condition.<BR><BR> X Flood Zone<BR><BR>

17. 2026-05-14
    price $189,000 529-char remark

    Show marketing remark (592 chars)

    Three-bedroom, two-bath home located in Marrero. This well-maintained property features open floor plan, no carpet, with laminate wood flooring throughout. The home offers a large backyard, double-pane insulated windows, and a custom tile shower/tub surround.<BR><BR> Major updates include an HVAC system approximately 4 years old and a roof approximately 5 years old. Brand new double driveway just poured, converting from single driveway . Termite contract is currently in place. Video surveillance cameras around the home are included and in working condition.<BR><BR> X Flood Zone<BR><BR>

18. 2026-04-27
    listed $199,900 Active 292-char remark

    Show marketing remark (592 chars)

    Three-bedroom, two-bath home located in Marrero. This well-maintained property features open floor plan, no carpet, with laminate wood flooring throughout. The home offers a large backyard, double-pane insulated windows, and a custom tile shower/tub surround.<BR><BR> Major updates include an HVAC system approximately 4 years old and a roof approximately 5 years old. Brand new double driveway just poured, converting from single driveway . Termite contract is currently in place. Video surveillance cameras around the home are included and in working condition.<BR><BR> X Flood Zone<BR><BR>

19. 2026-04-27
    listed $199,900 Active 529-char remark

    Show marketing remark (592 chars)

    Three-bedroom, two-bath home located in Marrero. This well-maintained property features open floor plan, no carpet, with laminate wood flooring throughout. The home offers a large backyard, double-pane insulated windows, and a custom tile shower/tub surround.<BR><BR> Major updates include an HVAC system approximately 4 years old and a roof approximately 5 years old. Brand new double driveway just poured, converting from single driveway . Termite contract is currently in place. Video surveillance cameras around the home are included and in working condition.<BR><BR> X Flood Zone<BR><BR>

20. 2022-07-05
    soldstatus $165,000
21. 2022-06-30
    soldstatus $165,000 Closed
22. 2022-06-05
    status Pending
23. 2022-06-03
    price $169,900
24. 2022-06-03
    listed $169,900
25. 2022-06-03
    listed $169,000 Active
26. 2021-10-26
    soldstatus $65,000
27. 1977-07-01
    soldstatus

ⓘ 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: $1,470 · $123/mo
• Projected year-2 tax: $1,470 · $123/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 ≥109°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: $20,880
• − Mortgage interest: −$10,587
• − Property taxes: −$1,470
• − Insurance: −$1,742
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$5,498
• Taxable loss: −$1,759
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $1,811/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

+190.8% since first listed

16 events — show timeline

• 2026-05-30 Relisted — AcadianaMLS
• 2026-05-30 Relisted — GSREIN
• 2026-05-25 Pending — AcadianaMLS
• 2026-05-25 Pending — GSREIN
• 2026-05-14 Price Changed $189,000 AcadianaMLS
• 2026-05-14 Price Changed $189,000 GSREIN
• 2026-04-27 Listed $199,900 GSREIN
• 2026-04-27 Listed $199,900 AcadianaMLS
• 2022-07-05 Sold (Public Records) $165,000 Public Records
• 2022-06-30 Sold (MLS) $165,000 GSREIN
• 2022-06-05 Pending — GSREIN
• 2022-06-03 Price Changed $169,900 GSREIN
• 2022-06-03 Listed $169,000 GSREIN
• 2022-06-03 Listed $169,900 AcadianaMLS
• 2021-10-26 Sold (Public Records) $65,000 Public Records
• 1977-07-01 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,470 · +0.3% YoY. Source: county tax records.