620 Giuffrias Ave · Metairie, LA 70001

$140,000

2 bd · 2.0 ba · 1,206 sqft · SingleFamily · 11 Days on market

Built 1955 5,501 sqft lot Est $258k · 46% 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.7/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime investment and redevelopment opportunity in the heart of Metairie! Situated on an R-2 zoned lot, 620 Giuffrias Avenue offers exceptional potential for investors, builders, and developers alike. Whether you're seeking your next renovation project, rental investment, or new construction opportunity, this property presents a rare chance to create value in an established and highly desirable location. Ideally positioned just minutes from Clearview Parkway, Airline Hwy, I-10, Elmwood Shopping Center, Ochsner Medical Center, and Louis Armstrong International Airport, the property offers convenient access to shopping, dining, recreation, healthcare, and major commuter routes throughout the Greater New Orleans area. The R-2 (Two-Family Residential) zoning provides additional residential development possibilities beyond a traditional single-family homesite, offering flexibility for a variety of investment strategies. Purchasers should verify all intended uses with Jefferson Parish. Bring your vision and unlock the potential of this centrally located property with strong upside potential and endless possibilities. Located in Flood Zone X.

Key facts

• R-2 zoned lot
• Established location
• Convenient access

Tags

• R-2 ZONED LOT
• RENOVATION PROJECT
• NEW CONSTRUCTION OPPORTUNITY
• ESTABLISHED LOCATION
• CONVENIENT ACCESS
• SHOPPING DINING RECREATION

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation; Shingle roof; Year built reported as approximate; buyer to verify
• Construction: Property in poor condition
• Exterior features: Corner lot; City lot; Shed(s)

Interior

• Kitchen: Dishwasher; Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 10.0% 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.
• Zoned schools: Joseph C Moscona School (math 21% / reading 31%, grade F, #374 of 646 statewide, top 58%, 562 students, 60% FRL); East Jefferson High School (math 18% / reading 35%, grade F, #148 of 265 statewide, top 56%, 1,348 students, 55% FRL).
• Market conditions: Rents soft (-0.0%/yr); 211 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $140,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.18%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $258,084
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3821 Bauvais St	0.32mi	2/2.0	1,248 (+4%)	6mo	$285,000	$228	74
3714 Derbigny St	0.55mi	2/1.0	1,200 (-0%)	4mo	$145,000	$121	66
1108 Richland Ave	0.29mi	3/2.0 (+1)	1,300 (+8%)	6mo	$320,000	$246	63
4313 Lenora St	0.28mi	3/2.0 (+1)	1,360 (+13%)	2mo	$300,000	$221	59
1701 Madison St	0.64mi	3/2.0 (+1)	1,109 (-8%)	0mo	$309,000	$279	52
19 Tribune St	0.56mi	3/2.0 (+1)	1,300 (+8%)	8mo	$278,000	$214	49
3635 Cypress St	0.61mi	3/1.5 (+1)	1,308 (+8%)	2mo	$213,800	$163	49
1700 Madison St	0.62mi	3/2.0 (+1)	1,100 (-9%)	3mo	$215,000	$195	49
3621 47th St	0.72mi	3/2.0 (+1)	1,320 (+10%)	0mo	$200,000	$152	45
1800 Taft Park	0.69mi	3/2.0 (+1)	1,344 (+11%)	2mo	$329,000	$245	42
3713 Lausat St	0.74mi	3/1.0 (+1)	1,065 (-12%)	3mo	$190,000	$178	34
1010 Newman Ave	0.60mi	3/3.0 (+1)	1,383 (+15%)	6mo	$210,000	$152	34

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,312
• Equity at exit: $20,874

10-year hold

• IRR: 3.1%
• Equity multiple: 1.19×
• Total profit: $7,510
• Equity at exit: $12,105

Cash invested: $39,200 (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: 211
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$734
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $364

Break-even live

Break-even rent $1,182

Max offer price $140,000

Occupancy floor 73%

Sensitivity live

Price	-10% $443	-5% $404	+0% $364	+5% $324	+10% $285
Rent	-10% $234	-5% $299	+0% $364	+5% $429	+10% $494
Rate	-1.0pp $435	-0.5pp $400	base $364	+0.5pp $328	+1.0pp $291

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 Giuffrias Ave Metairie, LA	2.0	1.0	1000	$1,500	$1.50	5d	1	0.14mi
604 Houma Blvd Metairie, LA	3.0	1.0	902	$1,400	$1.55	45d	1	0.15mi
608 Houma Blvd Unit 604 Metairie, LA	3.0	1.0	902	$1,400	$1.55	45d	1	0.16mi
608 Houma Blvd Metairie, LA	2.0	1.0	900	$1,300	$1.44	25d	1	0.16mi
3916 W Metairie Ave Metairie, LA	3.0	2.5	1300	$1,850	$1.42	6d	1	0.17mi
3908 W Metairie Ave Metairie, LA	3.0	2.0	1350	$2,250	$1.67	25d	1	0.18mi
4317 Downs St Metairie, LA	2.0	1.5	1200	$1,550	$1.29	45d	1	0.20mi
3913 Bauvais St Unit 1 Metairie, LA	3.0	1.0	1495	$1,600	$1.07	45d	1	0.21mi
216 Pasadena Ave Metairie, LA	2.0	1.0	1019	$3,500	$3.43	25d	1	0.22mi
717 N Woodlawn Ave Metairie, LA	3.0	1.0	900	$1,850	$2.06	25d	1	0.25mi
717 N Woodlawn Ave Metairie, LA	3.0	1.0	900	$1,850	$2.06	45d	1	0.25mi
604 N Woodlawn Ave Metairie, LA	3.0	1.0	850	$1,600	$1.88	25d	1	0.25mi
614 N Woodlawn Ave Metairie, LA	2.0	1.0	700	$1,250	$1.79	23d	1	0.25mi
212 Manson Ave Unit A Metairie, LA	2.0	1.0	1000	$1,200	$1.20	23d	1	0.25mi
116 Colby St Metairie, LA	3.0	2.0	1343	$2,500	$1.86	45d	1	0.27mi
3832 Bauvais St Metairie, LA	3.0	2.0	1247	$2,250	$1.80	6d	1	0.28mi
4439 Calumet St Metairie, LA	1.0	1.0	1000	$1,300	$1.30	45d	1	0.34mi
4437 Calumet St Metairie, LA	2.0	1.0	1100	$1,600	$1.45	45d	1	0.34mi
217 Clearview Pkwy Unit A Metairie, LA	2.0	2.0	1200	$1,450	$1.21	25d	1	0.36mi
4516 18 Calumet St Metairie, LA	2.0	1.0	766	$1,400	$1.83	45d	1	0.38mi
3803 Derbigny St Metairie, LA	3.0	1.0	1010	$1,700	$1.68	25d	1	0.40mi
3728 Derbigny St Metairie, LA	1.0	1.0	719	$1,300	$1.81	45d	1	0.47mi
1221 Taft Park Metairie, LA	3.0	2.0	1202	$2,200	$1.83	45d	1	0.47mi
4532 King St Metairie, LA	2.0	1.0	800	$1,450	$1.81	45d	1	0.48mi
4445 Perkins St Metairie, LA	2.0	2.0	1100	$1,550	$1.41	5d	1	0.48mi
4445 Perkins St #110 Metairie, LA	2.0	2.0	1500	$1,650	$1.10	45d	1	0.48mi
204 Division St Metairie, LA	1.0	1.0	725	$900	$1.24	6d	1	0.50mi
721 Phlox Ave Metairie, LA	2.0	1.0	750	$1,300	$1.73	25d	1	0.52mi
3714 Johnson St Metairie, LA	2.0	1.5	1200	$1,700	$1.42	45d	1	0.56mi
4518 Park Dr S Metairie, LA	3.0	1.0	866	$1,400	$1.62	6d	1	0.57mi
4522 Park Dr S Metairie, LA	3.0	2.0	1340	$1,500	$1.12	22d	1	0.57mi
3650 Bauvais St Metairie, LA	3.0	2.0	1300	$2,800	$2.15	6d	1	0.58mi
1509 Taft Park Metairie, LA	2.0	1.0	1400	$2,200	$1.57	22d	1	0.59mi
4534 Park Dr S Metairie, LA	2.0	1.0	708	$1,150	$1.62	16d	1	0.61mi
3635 Derbigny St Metairie, LA	2.0	1.0	1000	$1,500	$1.50	25d	1	0.62mi
3707 W Bode Ct Metairie, LA	3.0	1.0	1300	$1,400	$1.08	45d	1	0.63mi
3717 W Bode Pkwy Metairie, LA	2.0	1.0	850	$1,285	$1.51	16d	1	0.63mi
1210 Edenborn Ave Unit Front Metairie, LA	2.0	1.0	887	$1,550	$1.75	5d	1	0.67mi
4502 Park Dr N Unit 4502 Metairie, LA	2.0	2.5	1452	$2,100	$1.45	5d	1	0.69mi
4807 Evangeline St Metairie, LA	2.0	2.0	1415	$1,850	$1.31	6d	1	0.70mi

Listing history 7 events

1. 2026-06-21
   days on market $140,000 Active 11 DOM
2. 2026-06-18
   days on market $140,000 Active 8 DOM
3. 2026-06-17
   days on market $140,000 Active 7 DOM
4. 2026-06-16
   days on market $140,000 Active 6 DOM
5. 2026-06-15
   days on market $140,000 Active 5 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $140,000 Active 3 DOM

ⓘ 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: $897 · $75/mo
• Projected year-2 tax: $897 · $75/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 ≥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: $19,713
• − Mortgage interest: −$7,842
• − Property taxes: −$897
• − Insurance: −$1,498
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$4,073
• Taxable income: $2,249
• Est. tax owed @ 24.0%: −$540
• After-tax cash flow: $3,828/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

+0.0% since first listed

5 events — show timeline

• 2026-06-10 Listed $140,000 AcadianaMLS
• 2026-06-10 Listed $140,000 GSREIN
• 2026-06-10 Listed $140,000 AcadianaMLS
• 2026-06-10 Listed $140,000 GSREIN
• 1987-09-01 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $897 · +0.2% YoY. Source: county tax records.