2330 Edenborn Ave #301 · Metairie, LA 70001

$86,000

1 bd · 1.0 ba · 544 sqft · Townhouse · 53 Days on market

Built 1983 792 sqft lot $158/sqft · 9% below area Est $95k · 9% under $300/mo HOA · 26% of rent

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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 +15.3/30.0
• ARV discount +11.6/15.0
• 1% rule +8.4/10.0
• DSCR +4.7/10.0
• 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

Your next ideal condo in the heart of Metairie! Inside, you'll find vaulted ceilings, wood flooring, and a bright living room with a skylight that brings in great natural light. The kitchen features granite countertops, and the unit includes a washer and dryer along with the kitchen appliances for added convenience. This 1-bedroom, 1-bath condo also offers a private balcony with a storage locker, giving you a comfortable outdoor space and extra room for storage. Community amenities include a large inground pool with deck space and a barbecue area for relaxing and entertaining. Conveniently located with easy access to I-10, restaurants, and everyday shopping. The monthly condo fee includes water, sewer, and exterior insurance. Schedule your showing today!

Key facts

• Wood flooring
• Private balcony
• Bright living room

Tags

• VAULTED CEILINGS
• WOOD FLOORING
• BRIGHT LIVING ROOM
• SKYLIGHT
• GRANITE COUNTERTOPS
• PRIVATE BALCONY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $86k.

Deal economics

• At list price, monthly cash flow is $31 ($377/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $83k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $595 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 19 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.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $83,420 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.34% ✓
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 6.2

CMA / ARV

• ARV (median comp): $94,689
• List price: $86,000
• Delta: -9.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2330 Edenborn Ave #302	0.00mi	1/1.0	550 (+1%)	5mo	$78,000	$142	94
2330 Edenborn Ave #320	0.00mi	1/1.0	544 (0%)	12mo	$93,000	$171	90
2330 Edenborn Ave #305	0.00mi	1/1.0	550 (+1%)	11mo	$105,000	$191	89
2330 Edenborn Ave #224	0.00mi	1/1.0	544 (0%)	15mo	$95,000	$175	88
2330 Edenborn Ave #304	0.00mi	1/1.0	544 (0%)	18mo	$86,500	$159	85
2330 Edenborn Ave #221	0.00mi	1/1.0	544 (0%)	20mo	$95,000	$175	83
2330 Edenborn Ave #303	0.00mi	1/1.0	544 (0%)	21mo	$85,000	$156	82
2521 Metairie Lawn Dr #306	0.68mi	1/1.0	538 (-1%)	16mo	$133,000	$247	53
3030 Edenborn Ave #103	0.74mi	2/1.0 (+1)	623 (+14%)	8mo	$58,000	$93	30

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: -18.6%
• Equity multiple: 0.37×
• Total profit: $-15,114
• Equity at exit: $12,823

10-year hold

• IRR: -23.9%
• Equity multiple: 0.05×
• Total profit: $-22,825
• Equity at exit: $7,436

Cash invested: $24,080 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$451
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$36
• HOA: −$300
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $31

Break-even live

Break-even rent $1,109

Max offer price $86,000

Occupancy floor 92%

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2330 Edenborn Ave #227 Metairie, LA	1.0	1.0	550	$975	$1.77	44d	1	0.03mi
2330 Edenborn Ave #321 Metairie, LA	1.0	1.0	544	$1,100	$2.02	4d	1	0.03mi
2330 Edenborn Ave #107 Metairie, LA	1.0	1.0	550	$1,125	$2.05	44d	1	0.03mi
2330 Edenborn Ave #205 Metairie, LA	1.0	1.0	550	$1,100	$2.00	24d	1	0.03mi
2324 N Hullen St Metairie, LA	1.0–2.0	1.0	720	$1,390	$1.93	44d	1	0.25mi
3801 W Napoleon Ave Metairie, LA	1.0	1.0	450	$895	$1.99	24d	1	0.26mi
2301 Severn Ave Metairie, LA	1.0–2.0	1.0–2.0	809	$955	$1.18	3d	18	0.28mi
2121 Cleary Ave Unit 5 Metairie, LA	1.0	1.0	526	$875	$1.66	24d	1	0.49mi
2220 Cleary Ave Metairie, LA	1.0–2.0	1.0	806	$1,129	$1.40	2d	6	0.59mi
3901 N I 10 Service Rd E Unit C322 Metairie, LA	1.0	1.0	616	$995	$1.62	24d	1	0.63mi
2511 Metairie Lawn Dr #215 Metairie, LA	1.0	1.0	689	$1,600	$2.32	44d	1	0.70mi
3105 Edenborn Ave Metairie, LA	1.0	1.0	702	$1,025	$1.46	3d	1	0.76mi
2401 Pasadena Ave Unit 9 Metairie, LA	1.0	1.0	600	$950	$1.58	44d	1	0.77mi
2513 Pasadena Ave #203 Metairie, LA	1.0	1.0	643	$1,100	$1.71	24d	1	0.79mi
2224 Pasadena Ave Unit 208 Metairie, LA	1.0	1.0	550	$885	$1.61	44d	1	0.80mi
3700 Wanda Lynn Dr Unit B Metairie, LA	1.0	1.0	550	$1,100	$2.00	14d	1	0.85mi
3017 Lake Villa Dr Unit 4 Metairie, LA	2.0	1.0	655	$1,050	$1.60	44d	1	0.90mi
3900 Hessmer Ave Unit 10 Metairie, LA	1.0	1.5	650	$845	$1.30	44d	1	0.94mi
2500 Houma Blvd #320 Metairie, LA	1.0	1.0	590	$1,195	$2.03	20d	1	0.95mi
2500 Houma Blvd #322 Metairie, LA	1.0	1.0	625	$1,550	$2.48	44d	1	0.95mi
2500 Houma Blvd #222 Metairie, LA	1.0	1.0	590	$1,450	$2.46	44d	1	0.95mi
136 Metairie Ct Unit B Metairie, LA	1.0	1.0	600	$1,600	$2.67	2d	1	0.99mi
134 Metairie Ct Unit B Metairie, LA	1.0	1.0	600	$1,600	$2.67	3d	1	1.00mi
4101 Hessmer Ave #220 Metairie, LA	1.0	1.0	570	$995	$1.75	44d	1	1.06mi
4218 Hessmer Ave #115 Metairie, LA	1.0	1.0	571	$950	$1.66	24d	1	1.14mi
150 Labarre Dr Metairie, LA	—	1.0	450	$1,200	$2.67	44d	1	1.18mi
118 Metairie Heights Ave Unit F Metairie, LA	1.0	1.0	542	$1,600	$2.95	44d	1	1.18mi
130 Labarre Dr Metairie, LA	1.0	1.0	500	$1,250	$2.50	24d	1	1.22mi
130 Metairie Lawn Dr Metairie, LA	1.0	1.0	530	$1,200	$2.26	44d	1	1.23mi
3725 Derbigny St Unit B Metairie, LA	1.0	1.0	475	$1,100	$2.32	21d	1	1.31mi
1611 Hesiod St Apt 2 Metairie, LA	1.0	1.0	500	$995	$1.99	44d	1	1.31mi
123 Athania Pkwy Apt C2 Metairie, LA	1.0	1.0	528	$875	$1.66	14d	1	1.33mi
3531 Ridgelake Dr Unit 3 Metairie, LA	2.0	1.0	685	$1,250	$1.82	24d	1	1.35mi
3531 Ridgelake Dr Unit 3 Metairie, LA	2.0	1.0	638	$1,350	$2.12	44d	1	1.35mi
3531 Ridgelake Dr Unit 3 Metairie, LA	2.0	1.0	638	$1,350	$2.12	44d	1	1.35mi
3636 Derbigny St Metairie, LA	1.0	1.0	640	$1,400	$2.19	4d	1	1.35mi
3728 Derbigny St Metairie, LA	1.0	1.0	719	$1,300	$1.81	44d	1	1.35mi
204 Division St Metairie, LA	1.0	1.0	725	$900	$1.24	4d	1	1.36mi
212 Severn Ave Unit B Metairie, LA	—	1.0	465	$1,095	$2.35	44d	1	1.36mi
3301 W Esplanade Ave N Metairie, LA	1.0–3.0	1.0–2.0	931	$1,157	$1.24	4d	17	1.37mi

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: watersewerpool

Listing history 46 events

1. 2026-06-07
   status $86,000 Pending 53 DOM
2. 2026-06-03
   days on market $86,000 Active 53 DOM
3. 2026-06-02
   days on market $86,000 Active 52 DOM
4. 2026-06-01
   days on market $86,000 Active 51 DOM
5. 2026-05-31
   days on market $86,000 Active 50 DOM
6. 2026-04-11
   listed $86,000 Active 764-char remark

   Show marketing remark (770 chars)

   Your next ideal condo in the heart of Metairie! Inside, you’ll find vaulted ceilings, wood flooring, and a bright living room with a skylight that brings in great natural light. The kitchen features granite countertops, and the unit includes a washer and dryer along with the kitchen appliances for added convenience. This 1-bedroom, 1-bath condo also offers a private balcony with a storage locker, giving you a comfortable outdoor space and extra room for storage. Community amenities include a large inground pool with deck space and a barbecue area for relaxing and entertaining. Conveniently located with easy access to I-10, restaurants, and everyday shopping. The monthly condo fee includes water, sewer, and exterior insurance. Schedule your showing today!

7. 2026-04-11
   listed $86,000 Active 770-char remark

   Show marketing remark (770 chars)

   Your next ideal condo in the heart of Metairie! Inside, you’ll find vaulted ceilings, wood flooring, and a bright living room with a skylight that brings in great natural light. The kitchen features granite countertops, and the unit includes a washer and dryer along with the kitchen appliances for added convenience. This 1-bedroom, 1-bath condo also offers a private balcony with a storage locker, giving you a comfortable outdoor space and extra room for storage. Community amenities include a large inground pool with deck space and a barbecue area for relaxing and entertaining. Conveniently located with easy access to I-10, restaurants, and everyday shopping. The monthly condo fee includes water, sewer, and exterior insurance. Schedule your showing today!

8. 2026-03-11
   price $86,000
9. 2026-03-11
   price $86,000
10. 2025-12-22
    listed $89,500 Active
11. 2025-10-16
    listed $89,500 Active
12. 2025-08-19
    price $85,000
13. 2025-08-19
    price $85,000
14. 2025-07-19
    price $87,000
15. 2025-07-19
    price $87,000
16. 2025-06-23
    price $90,000
17. 2025-06-23
    price $90,000
18. 2025-05-22
    price $92,000
19. 2025-05-22
    price $92,000
20. 2025-04-10
    listed $95,000 Active
21. 2024-04-26
    soldstatus $85,000 Closed
22. 2024-04-26
    soldstatus $85,000
23. 2024-04-01
    price $93,500
24. 2024-02-28
    listed $93,500
25. 2024-02-28
    listed $95,000 Active
26. 2022-12-09
    soldstatus $92,000 Closed
27. 2022-12-09
    soldstatus $92,000
28. 2022-11-17
    status Pending
29. 2022-11-11
    listed $95,000
30. 2022-11-11
    listed $95,000 Active
31. 2021-10-06
    soldstatus $75,000
32. 2021-10-05
    soldstatus $75,000 Closed
33. 2021-09-22
    status Pending
34. 2021-09-15
    listed $77,000 Active
35. 2021-09-15
    listed $77,000
36. 2009-06-16
    soldstatus $68,000
37. 2009-06-16
    soldstatus $68,000
38. 2008-02-29
    listed $73,000
39. 2008-02-29
    listed $73,000
40. 2008-02-29
    listed $73,000
41. 2008-02-29
    listed $73,000
42. 2008-02-29
    listed $73,000
43. 2008-02-29
    listed $73,000
44. 1994-02-24
    soldstatus $21,500
45. 1994-02-03
    listed $21,500
46. 1994-02-03
    listed $21,500

ⓘ 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: $1,073 · $89/mo
• Projected year-2 tax: $1,073 · $89/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: $13,786
• − Mortgage interest: −$4,817
• − Property taxes: −$1,073
• − Insurance: −$430
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − HOA: −$3,600
• − Depreciation: −$2,502
• Taxable loss: −$841
• Est. tax savings @ 24.0%: +$202
• After-tax cash flow: $578/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

+300.0% since first listed

41 events — show timeline

• 2026-04-11 Listed $86,000 GSREIN
• 2026-04-11 Listed $86,000 AcadianaMLS
• 2026-03-11 Price Changed $86,000 AcadianaMLS
• 2026-03-11 Price Changed $86,000 GSREIN
• 2025-12-22 Listed $89,500 AcadianaMLS
• 2025-10-16 Listed $89,500 AcadianaMLS
• 2025-08-19 Price Changed $85,000 AcadianaMLS
• 2025-08-19 Price Changed $85,000 GSREIN
• 2025-07-19 Price Changed $87,000 AcadianaMLS
• 2025-07-19 Price Changed $87,000 GSREIN
• 2025-06-23 Price Changed $90,000 AcadianaMLS
• 2025-06-23 Price Changed $90,000 GSREIN
• 2025-05-22 Price Changed $92,000 AcadianaMLS
• 2025-05-22 Price Changed $92,000 GSREIN
• 2025-04-10 Listed $95,000 AcadianaMLS
• 2024-04-26 Sold (Public Records) $85,000 Public Records
• 2024-04-26 Sold (MLS) $85,000 GSREIN
• 2024-04-01 Price Changed $93,500 GSREIN
• 2024-02-28 Listed $95,000 GSREIN
• 2024-02-28 Listed $93,500 AcadianaMLS
• 2022-12-09 Sold (Public Records) $92,000 Public Records
• 2022-12-09 Sold (MLS) $92,000 GSREIN
• 2022-11-17 Pending — GSREIN
• 2022-11-11 Listed $95,000 GSREIN
• 2022-11-11 Listed $95,000 AcadianaMLS
• 2021-10-06 Sold (Public Records) $75,000 Public Records
• 2021-10-05 Sold (MLS) $75,000 GSREIN
• 2021-09-22 Pending — GSREIN
• 2021-09-15 Listed $77,000 AcadianaMLS
• 2021-09-15 Listed $77,000 GSREIN
• 2009-06-16 Sold (Public Records) $68,000 Public Records
• 2009-06-16 Sold (MLS) $68,000 GSREIN
• 2008-02-29 Listed $73,000 GSREIN
• 2008-02-29 Listed $73,000 GSREIN
• 2008-02-29 Listed $73,000 AcadianaMLS
• 2008-02-29 Listed $73,000 AcadianaMLS
• 2008-02-29 Listed $73,000 GSREIN
• 2008-02-29 Listed $73,000 AcadianaMLS
• 1994-02-24 Sold (MLS) $21,500 GSREIN
• 1994-02-03 Listed $21,500 GSREIN
• 1994-02-03 Listed $21,500 AcadianaMLS

Property tax history

+3.1%/yr

Latest (2025): $1,073 · +0.2% YoY. Source: county tax records.