4542 Ligustrum St · Metairie, LA 70001

$219,990

2 bd · 1.5 ba · 1,080 sqft · SingleFamily · 49 Days on market

Built 1960 5,998 sqft lot $204/sqft · 17% below area Est $266k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.1/30.0
• Livability +4.4/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 4542 Ligustrum St, a well-maintained 2-bedroom, 1-bath single-family home located in a convenient Metairie neighborhood. This property offers a functional layout with comfortable living spaces and a clean interior that is ready for immediate occupancy. The home features a practical kitchen with ample cabinet space and a layout that flows into the living area, creating an easy setup for everyday living. Both bedrooms provide good space and natural light, while the full bathroom offers a straightforward and functional design. The property includes a yard area for outdoor use and added flexibility, along with off-street parking for convenience. The home is move-in ready and provides a simple, low-maintenance living option. Situated in Metairie, the location offers access to nearby shopping, dining, grocery stores, and major roadways for commuting throughout the area. With its clean condition, functional layout, and convenient setting, 4542 Ligustrum St offers a comfortable place to call home.

Key facts

• Practical kitchen
• Ample cabinet space
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• PRACTICAL KITCHEN
• AMPLE CABINET SPACE
• YARD AREA
• OFF-STREET PARKING
• CONVENIENT SETTING

Property features AI

Exterior

• Parking: Off-street parking for two vehicles
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Brick and stucco exterior; Shingle roof; Slab foundation; Built with average condition
• Exterior features: Fenced yard; Covered patio/porch; City lot; Oversized lot; Lot dimensions approximately 50 x 120

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 5 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (28.8% below list).
• Recommended offer: $157k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 32y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $146k; list at $220k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $156,549 (28.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.71% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.28%
• DSCR: 0.85
• GRM: 11.7

CMA / ARV

• ARV (median comp): $265,562
• List price: $219,990
• Delta: -17.16%
• 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
4417 Temple St	0.27mi	2/1.0	1,075 (-0%)	12mo	$171,300	$159	75
208 Radiance Ave	0.30mi	2/1.0	1,010 (-6%)	8mo	$165,000	$163	67
4833 Evangeline St	0.30mi	2/1.0	1,033 (-4%)	15mo	$245,000	$237	64
500 Transcontinental Dr	0.41mi	3/1.0 (+1)	1,158 (+7%)	10mo	$165,000	$142	54
4204 Anthony St	0.42mi	3/1.0 (+1)	1,138 (+5%)	15mo	$185,000	$163	52
237 Carnation Ave	0.41mi	3/2.0 (+1)	1,211 (+12%)	2mo	$263,000	$217	52
705 Pasadena Ave	0.44mi	2/1.5	1,200 (+11%)	11mo	$275,000	$229	51
1016 Carnation Ave	0.71mi	3/1.0 (+1)	1,104 (+2%)	7mo	$232,500	$211	50
600 Kent Ave	0.54mi	3/1.0 (+1)	975 (-10%)	2mo	$140,000	$144	50
620 Carnation Ave	0.51mi	3/2.0 (+1)	1,185 (+10%)	5mo	$265,000	$224	49
4416 Calumet St	0.25mi	3/1.0 (+1)	1,236 (+14%)	14mo	$260,000	$210	45
718 Green Acres Rd	0.73mi	3/1.0 (+1)	1,232 (+14%)	1mo	$217,000	$176	35

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: -24.9%
• Equity multiple: 0.17×
• Total profit: $-50,998
• Equity at exit: $32,801

10-year hold

• IRR: -31.9%
• Equity multiple: -0.24×
• Total profit: $-76,127
• Equity at exit: $19,021

Cash invested: $61,597 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$160 /mo · $1,916/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-168

Break-even live

Break-even rent $1,778

Max offer price $190,271

Occupancy floor —

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: $54,998
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4532 King St Metairie, LA	2.0	1.0	800	$1,450	$1.81	43d	1	0.07mi
721 Phlox Ave Metairie, LA	2.0	1.0	750	$1,300	$1.73	23d	1	0.14mi
4516 18 Calumet St Metairie, LA	2.0	1.0	766	$1,400	$1.83	43d	1	0.18mi
4437 Calumet St Metairie, LA	2.0	1.0	1100	$1,600	$1.45	43d	1	0.19mi
4439 Calumet St Metairie, LA	1.0	1.0	1000	$1,300	$1.30	43d	1	0.19mi
217 Clearview Pkwy Unit A Metairie, LA	2.0	2.0	1200	$1,450	$1.21	23d	1	0.20mi
604 N Woodlawn Ave Metairie, LA	3.0	1.0	850	$1,600	$1.88	23d	1	0.23mi
614 N Woodlawn Ave Metairie, LA	2.0	1.0	700	$1,250	$1.79	21d	1	0.23mi
4807 Evangeline St Metairie, LA	2.0	2.0	1415	$1,850	$1.31	4d	1	0.24mi
4832 Finch St Unit A Metairie, LA	2.0	1.5	1200	$1,400	$1.17	44d	1	0.26mi
717 N Woodlawn Ave Metairie, LA	3.0	1.0	900	$1,850	$2.06	23d	1	0.28mi
717 N Woodlawn Ave Metairie, LA	3.0	1.0	900	$1,850	$2.06	43d	1	0.28mi
4317 Downs St Metairie, LA	2.0	1.5	1200	$1,550	$1.29	43d	1	0.29mi
4445 Perkins St Metairie, LA	2.0	2.0	1100	$1,550	$1.41	2d	1	0.32mi
4445 Perkins St #110 Metairie, LA	2.0	2.0	1500	$1,650	$1.10	43d	1	0.32mi
4518 Park Dr S Metairie, LA	3.0	1.0	866	$1,400	$1.62	4d	1	0.32mi
4522 Park Dr S Metairie, LA	3.0	2.0	1340	$1,500	$1.12	20d	1	0.32mi
608 Houma Blvd Metairie, LA	2.0	1.0	900	$1,300	$1.44	23d	1	0.33mi
608 Houma Blvd Unit 604 Metairie, LA	3.0	1.0	902	$1,400	$1.55	43d	1	0.33mi
604 Houma Blvd Metairie, LA	3.0	1.0	902	$1,400	$1.55	43d	1	0.33mi
4534 Park Dr S Metairie, LA	2.0	1.0	708	$1,150	$1.62	14d	1	0.35mi
628 Radiance Ave Metairie, LA	2.0	2.0	900	$1,500	$1.67	43d	1	0.40mi
116 Colby St Metairie, LA	3.0	2.0	1343	$2,500	$1.86	43d	1	0.46mi
216 Pasadena Ave Metairie, LA	2.0	1.0	1019	$3,500	$3.43	23d	1	0.47mi
820 Giuffrias Ave Metairie, LA	2.0	1.0	1000	$1,500	$1.50	3d	1	0.49mi
1101 Field Ave Metairie, LA	3.0	2.0	1290	$2,250	$1.74	43d	1	0.54mi
4502 Park Dr N Unit 4502 Metairie, LA	2.0	2.5	1452	$2,100	$1.45	2d	1	0.54mi
212 Manson Ave Unit A Metairie, LA	2.0	1.0	1000	$1,200	$1.20	21d	1	0.57mi
1420 Clearview Pkwy Metairie, LA	2.0	1.5	1200	$1,450	$1.21	43d	1	0.61mi
3916 W Metairie Ave Metairie, LA	3.0	2.5	1300	$1,850	$1.42	4d	1	0.63mi
3913 Bauvais St Unit 1 Metairie, LA	3.0	1.0	1495	$1,600	$1.07	43d	1	0.64mi
3908 W Metairie Ave Metairie, LA	3.0	2.0	1350	$2,250	$1.67	23d	1	0.64mi
3832 Bauvais St Metairie, LA	3.0	2.0	1247	$2,250	$1.80	4d	1	0.71mi
3803 Derbigny St Metairie, LA	3.0	1.0	1010	$1,700	$1.68	23d	1	0.83mi
1221 Taft Park Metairie, LA	3.0	2.0	1202	$2,200	$1.83	43d	1	0.87mi
804 Canton St New Orleans, LA	3.0	1.0	1100	$1,700	$1.55	43d	1	0.88mi
3728 Derbigny St Metairie, LA	1.0	1.0	719	$1,300	$1.81	43d	1	0.90mi
5101 Citrus Blvd Unit 118 River Ridge, LA	1.0	1.0	1049	$1,370	$1.31	20d	1	0.90mi
5101 Citrus Blvd Unit 308 River Ridge, LA	2.0	2.0	1327	$1,680	$1.27	43d	1	0.90mi
5101 Citrus Blvd Unit 200 River Ridge, LA	2.0	2.0	1327	$1,595	$1.20	43d	1	0.90mi

Listing history 25 events

1. 2026-06-18
   days on market $219,990 Active 49 DOM
2. 2026-06-17
   days on market $219,990 Active 48 DOM
3. 2026-06-16
   days on market $219,990 Active 47 DOM
4. 2026-06-15
   days on market $219,990 Active 46 DOM
5. 2026-06-13
   days on market $219,990 Active 44 DOM
6. 2026-06-10
   days on market $219,990 Active 41 DOM
7. 2026-06-09
   days on market $219,990 Active 40 DOM
8. 2026-06-08
   days on market $219,990 Active 39 DOM
9. 2026-06-07
   days on market $219,990 Active 38 DOM
10. 2026-06-03
    days on market $219,990 Active 34 DOM
11. 2026-06-02
    days on market $219,990 Active 33 DOM
12. 2026-06-01
    days on market $219,990 Active 32 DOM
13. 2026-05-31
    days on market $219,990 Active 31 DOM
14. 2026-04-30
    listed $225,000 Active 1015-char remark

    Show marketing remark (1015 chars)

    Welcome to 4542 Ligustrum St, a well-maintained 2-bedroom, 1-bath single-family home located in a convenient Metairie neighborhood. This property offers a functional layout with comfortable living spaces and a clean interior that is ready for immediate occupancy. The home features a practical kitchen with ample cabinet space and a layout that flows into the living area, creating an easy setup for everyday living. Both bedrooms provide good space and natural light, while the full bathroom offers a straightforward and functional design. The property includes a yard area for outdoor use and added flexibility, along with off-street parking for convenience. The home is move-in ready and provides a simple, low-maintenance living option. Situated in Metairie, the location offers access to nearby shopping, dining, grocery stores, and major roadways for commuting throughout the area. With its clean condition, functional layout, and convenient setting, 4542 Ligustrum St offers a comfortable place to call home.

15. 2026-04-30
    listed $225,000 Active 1015-char remark

    Show marketing remark (1015 chars)

    Welcome to 4542 Ligustrum St, a well-maintained 2-bedroom, 1-bath single-family home located in a convenient Metairie neighborhood. This property offers a functional layout with comfortable living spaces and a clean interior that is ready for immediate occupancy. The home features a practical kitchen with ample cabinet space and a layout that flows into the living area, creating an easy setup for everyday living. Both bedrooms provide good space and natural light, while the full bathroom offers a straightforward and functional design. The property includes a yard area for outdoor use and added flexibility, along with off-street parking for convenience. The home is move-in ready and provides a simple, low-maintenance living option. Situated in Metairie, the location offers access to nearby shopping, dining, grocery stores, and major roadways for commuting throughout the area. With its clean condition, functional layout, and convenient setting, 4542 Ligustrum St offers a comfortable place to call home.

16. 2005-04-18
    soldstatus $146,000
17. 2005-03-31
    soldstatus $146,000
18. 2005-02-13
    listed $149,000
19. 2005-02-13
    listed $149,000
20. 1996-04-26
    soldstatus $82,000
21. 1996-03-08
    listed $87,500
22. 1996-03-08
    listed $87,500
23. 1994-09-27
    soldstatus $73,500
24. 1994-09-08
    listed $72,900
25. 1994-09-08
    listed $72,900

ⓘ 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: $1,916 · $160/mo
• Projected year-2 tax: $1,916 · $160/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,786
• − Mortgage interest: −$12,323
• − Property taxes: −$1,916
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$6,400
• Taxable loss: −$5,958
• Est. tax savings @ 24.0%: +$1,430
• After-tax cash flow: $-589/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): 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

+201.8% since first listed

14 events — show timeline

• 2026-05-23 Price Changed $219,990 GSREIN
• 2026-05-23 Price Changed $219,990 AcadianaMLS
• 2026-04-30 Listed $225,000 AcadianaMLS
• 2026-04-30 Listed $225,000 GSREIN
• 2005-04-18 Sold (Public Records) $146,000 Public Records
• 2005-03-31 Sold (MLS) $146,000 GSREIN
• 2005-02-13 Listed $149,000 GSREIN
• 2005-02-13 Listed $149,000 AcadianaMLS
• 1996-04-26 Sold (MLS) $82,000 GSREIN
• 1996-03-08 Listed $87,500 GSREIN
• 1996-03-08 Listed $87,500 AcadianaMLS
• 1994-09-27 Sold (MLS) $73,500 GSREIN
• 1994-09-08 Listed $72,900 AcadianaMLS
• 1994-09-08 Listed $72,900 GSREIN

Property tax history

+1.2%/yr

Latest (2025): $1,916 · +0.2% YoY. Source: county tax records.