2301 Edenborn Ave #507 · Metairie, LA 70001

$109,000

2 bd · 1.0 ba · 830 sqft · Condo · 6 Days on market

Built 1981

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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 +19.0/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 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

Newly updated condominium in the heart of Metairie! This 2 bed, 1 bath condo is feature din a gated complex with an assigned parking spot, washer, dryer in unit, and a pool as well! This condo is featured in right off of West Napoleon, offering quick accessibility to I-10! Don't miss out on this amazing opportunity!

Key facts

• Parking
• Pool
• Built 1981

Property features AI

Finance

• Other: Part of a 96-unit building; Pets allowed (cats and dogs; no pet restrictions indicated)
• HOA & community: Monthly association fee of $223 covering water; Community common grounds/area

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer
• Home design: Condo; One-level unit in a 3-story building
• Exterior features: City lot; Common grounds/area

Interior

• Bedrooms: 2 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Excellent condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $109k.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (3.7% below list).
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $105k (3.7% below list) — sets the bar for cash-flow.
• Cap rate 7.5% 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: J.C. Ellis School (math 40% / reading 48%, grade F, #191 of 646 statewide, top 30%, 613 students, 49% FRL); J.D. Meisler Middle School (math 13% / reading 28%, grade F, #161 of 218 statewide, top 76%, 753 students, 50% FRL); Grace King High School (math 16% / reading 23%, grade F, #186 of 265 statewide, top 73%, 1,463 students, 47% FRL) — zoned schools average 49% FRL vs 70% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• 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); 40% 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 $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 7y 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 $76k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 21% of rent.
• 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,948 (3.7% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.26% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -46.6%
• Equity multiple: -0.35×
• Total profit: $-41,199
• Equity at exit: $16,252

10-year hold

• IRR: —
• Equity multiple: -1.47×
• Total profit: $-75,390
• Equity at exit: $9,424

Cash invested: $30,520 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$572
• Tax from tax record: −$63 /mo · $761/yr
• Insurance: −$45
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 5 same-building comps: −$290
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-313

Break-even live

Break-even rent $1,768

Max offer price $53,718

Occupancy floor —

Sensitivity live

Price	-10% $-251	-5% $-282	+0% $-313	+5% $-344	+10% $-375
Rent	-10% $-421	-5% $-367	+0% $-313	+5% $-259	+10% $-205
Rate	-1.0pp $-258	-0.5pp $-285	base $-313	+0.5pp $-341	+1.0pp $-370

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2301 Edenborn Ave #507 Metairie, LA	2.0	1.0	830	$1,450	$1.75	45d	1	0.03mi
2301 Edenborn Ave #1007 Metairie, LA	2.0	1.0	864	$1,200	$1.39	45d	1	0.03mi
2330 Edenborn Ave #321 Metairie, LA	1.0	1.0	544	$1,100	$2.02	6d	1	0.12mi
2330 Edenborn Ave #205 Metairie, LA	1.0	1.0	550	$1,100	$2.00	25d	1	0.12mi
2330 Edenborn Ave #107 Metairie, LA	1.0	1.0	550	$1,125	$2.05	45d	1	0.12mi
2330 Edenborn Ave #227 Metairie, LA	1.0	1.0	550	$975	$1.77	45d	1	0.12mi
2301 Severn Ave Metairie, LA	1.0–2.0	1.0–2.0	809	$1,645	$2.03	5d	18	0.17mi
2324 N Hullen St Metairie, LA	1.0–2.0	1.0	720	$1,995	$2.77	45d	1	0.21mi
2404 Athania Pkwy Metairie, LA	2.0	1.0	1000	$1,250	$1.25	25d	1	0.26mi
2009 Athania Pkwy Unit 1 Metairie, LA	2.0	1.0	850	$1,495	$1.76	45d	1	0.28mi
2121 Cleary Ave Unit 5 Metairie, LA	1.0	1.0	526	$875	$1.66	25d	1	0.53mi
3015 Jodie Pl Metairie, LA	2.0	1.0	1000	$1,275	$1.27	25d	1	0.58mi
3901 N I 10 Service Rd E Unit C322 Metairie, LA	1.0	1.0	616	$995	$1.62	25d	1	0.64mi
3901 N I 10 Service Rd E Unit F343 Metairie, LA	2.0	1.0	865	$1,225	$1.42	25d	1	0.64mi
3901 N I 10 Service Rd E Unit F243 Metairie, LA	2.0	1.0	865	$1,250	$1.45	25d	1	0.64mi
2220 Cleary Ave Metairie, LA	1.0–2.0	1.0	806	$1,429	$1.77	3d	6	0.64mi
1210 Edenborn Ave Unit Front Metairie, LA	2.0	1.0	887	$1,550	$1.75	5d	1	0.66mi
3717 W Bode Pkwy Metairie, LA	2.0	1.0	850	$1,285	$1.51	16d	1	0.68mi
2511 Metairie Lawn Dr #215 Metairie, LA	1.0	1.0	689	$1,600	$2.32	45d	1	0.70mi
4056 Durand St Unit 2 Metairie, LA	2.0	1.5	1000	$1,300	$1.30	45d	1	0.74mi
4048 Durand St Apt 3 Metairie, LA	2.0	1.5	1000	$1,300	$1.30	45d	1	0.75mi
2500 Richland Ave Unit D Metairie, LA	2.0	1.5	980	$1,375	$1.40	6d	1	0.76mi
2732 Whitney Pl #209 Metairie, LA	1.0	1.0	756	$1,250	$1.65	45d	1	0.80mi
3113 Cleary Ave Metairie, LA	2.0	1.0	946	$1,148	$1.21	45d	1	0.80mi
2500 Manson Ave Metairie, LA	2.0	1.5	1000	$1,350	$1.35	25d	1	0.80mi
2129 Pasadena Ave Apt C Metairie, LA	2.0	1.0	1085	$1,250	$1.15	45d	1	0.81mi
2509 Giuffrias Ave #516 Metairie, LA	1.0	1.0	900	$1,175	$1.31	25d	1	0.81mi
2509 Giuffrias Ave #510 Metairie, LA	1.0	1.0	900	$1,175	$1.31	45d	1	0.81mi
3001 46th St Metairie, LA	3.0	1.0	1056	$1,950	$1.85	21d	1	0.81mi
2724 Whitney Pl #229 Metairie, LA	1.0	1.0	756	$1,195	$1.58	45d	1	0.83mi
2401 Pasadena Ave Unit 9 Metairie, LA	1.0	1.0	600	$950	$1.58	45d	1	0.85mi
2224 Pasadena Ave Unit 208 Metairie, LA	1.0	1.0	550	$885	$1.61	45d	1	0.86mi
2513 Pasadena Ave #303 Metairie, LA	1.0	1.0	800	$1,100	$1.38	6d	1	0.88mi
2513 Pasadena Ave #203 Metairie, LA	1.0	1.0	643	$1,100	$1.71	25d	1	0.88mi
136 Metairie Ct Unit B Metairie, LA	1.0	1.0	600	$1,600	$2.67	4d	1	0.88mi
2416 Pasadena Ave Unit 308-2 Metairie, LA	2.0	1.0	775	$1,195	$1.54	6d	1	0.89mi
134 Metairie Ct Unit B Metairie, LA	1.0	1.0	600	$1,600	$2.67	5d	1	0.89mi
3105 Edenborn Ave Metairie, LA	1.0	1.0	702	$1,025	$1.46	5d	1	0.89mi
301 Labarre Dr Unit B Metairie, LA	3.0	2.0	1000	$2,450	$2.45	4d	1	0.91mi
2955 Ridgelake Dr Ste 108 Metairie, LA	3.0	1.0	1000	$1,625	$1.62	25d	1	0.91mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $109,000 Active 6 DOM
2. 2026-06-18
   days on market $109,000 Active 3 DOM
3. 2026-06-17
   days on market $109,000 Active 2 DOM
4. 2026-06-16
   remarks 530-char remark
5. 2026-06-16
   days on marketlisting id $109,000 Active 1 DOM
6. 2026-06-08
   days on market $109,000 Active 21 DOM
7. 2026-06-07
   days on market $109,000 Active 20 DOM
8. 2026-06-03
   days on market $109,000 Active 16 DOM
9. 2026-06-02
   days on market $109,000 Active 15 DOM
10. 2026-06-01
    days on market $109,000 Active 14 DOM
11. 2026-05-31
    days on market $109,000 Active 13 DOM
12. 2026-05-18
    listed $109,000 Active 317-char remark

    Show marketing remark (317 chars)

    Newly updated condominium in the heart of Metairie! This 2 bed, 1 bath condo is feature din a gated complex with an assigned parking spot, washer, dryer in unit, and a pool as well! This condo is featured in right off of West Napoleon, offering quick accessibility to I-10! Don't miss out on this amazing opportunity!

13. 2026-05-18
    listed $109,000 Active

    Show marketing remark (317 chars)

    Newly updated condominium in the heart of Metairie! This 2 bed, 1 bath condo is feature din a gated complex with an assigned parking spot, washer, dryer in unit, and a pool as well! This condo is featured in right off of West Napoleon, offering quick accessibility to I-10! Don't miss out on this amazing opportunity!

14. 2026-03-30
    price $109,000
15. 2026-03-30
    price $109,000
16. 2026-03-10
    price $1,450
17. 2026-03-09
    price $112,500
18. 2026-03-09
    price $112,500
19. 2026-02-26
    listed $1,500
20. 2026-02-26
    historical $1,500
21. 2026-02-26
    listed $1,500
22. 2025-12-23
    price $117,500
23. 2025-12-23
    price $117,500
24. 2025-10-17
    listed $120,000 Active
25. 2023-07-24
    historical
26. 2020-05-26
    soldstatus $75,500
27. 2020-05-21
    soldstatus $75,500 Closed
28. 2020-04-06
    status Pending
29. 2020-02-21
    price $76,900
30. 2020-01-31
    price $79,500
31. 2020-01-16
    price $82,000
32. 2019-11-06
    listed $85,000 Active
33. 2019-11-06
    listed $76,900
34. 2001-06-01
    soldstatus $46,000

ⓘ 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: $761 · $63/mo
• Projected year-2 tax: $761 · $63/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 AE · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 20 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: $16,467
• − Mortgage interest: −$6,106
• − Property taxes: −$761
• − Insurance: −$5,664
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − HOA: −$3,480
• − Depreciation: −$3,171
• Taxable loss: −$5,349
• Est. tax savings @ 24.0%: +$1,284
• After-tax cash flow: $-2,471/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

+137.0% since first listed

23 events — show timeline

• 2026-05-18 Listed $109,000 GSREIN
• 2026-05-18 Listed $109,000 AcadianaMLS
• 2026-03-30 Price Changed $109,000 AcadianaMLS
• 2026-03-30 Price Changed $109,000 GSREIN
• 2026-03-10 Price Changed $1,450 GSREIN
• 2026-03-09 Price Changed $112,500 AcadianaMLS
• 2026-03-09 Price Changed $112,500 GSREIN
• 2026-02-26 Listed for Rent $1,500 GSREIN
• 2026-02-26 Rental Removed $1,500 RAAMLS
• 2026-02-26 Listed for Rent $1,500 RAAMLS
• 2025-12-23 Price Changed $117,500 AcadianaMLS
• 2025-12-23 Price Changed $117,500 GSREIN
• 2025-10-17 Listed $120,000 AcadianaMLS
• 2023-07-24 Rental Removed — GSREIN
• 2020-05-26 Sold (Public Records) $75,500 Public Records
• 2020-05-21 Sold (MLS) $75,500 GSREIN
• 2020-04-06 Pending — GSREIN
• 2020-02-21 Price Changed $76,900 GSREIN
• 2020-01-31 Price Changed $79,500 GSREIN
• 2020-01-16 Price Changed $82,000 GSREIN
• 2019-11-06 Listed $76,900 AcadianaMLS
• 2019-11-06 Listed $85,000 GSREIN
• 2001-06-01 Sold (Public Records) $46,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $761 · +0.2% YoY. Source: county tax records.