708-710 Carnation Ave · Metairie, LA 70001

$345,000

4 bd · 3.6 ba · 2,332 sqft · MultiFamily · 16 Days on market

Built 1970 Fair condition 0.26 ac lot $148/sqft · 8% above area Est $319k · 8% 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 +16.8/30.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Livability +4.4/5.0
• ARV discount +3.8/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Located in the heart of Metairie, this well maintained duplex is located approximately 12 minutes from the airport, 6 minutes from Lafreniere Park and 15 minutes from downtown New Orleans. Dining and shopping close by. Both units are tenant occupied, please do not disturb tenants. Measurements are approximate, buyers to verify. PLEASE CALL OR TEXT KEVIN WITH APPOINTMENT REQUESTS. DO NOT MAKE APPOINTMENTS THORUGH SHOWING TIME. Layout-one unit is a 3 bedroom, 1 1/2 bath, one unit is 2 bedroom 1 bath, floor plan under attachments unit 708 - 1,254 sq ft unit 710 - 1,078 sq ft total living area-2,332 sq ft The property will be SOLD AS IS! Seller will make no repairs. New roof in 2021. Property is in Flood Zone X and is under a termite contract with Terminix. All units are furnished with a dishwasher, oven, stove and washer/dryer hookups. Current rental income $2825, tenants month to month. Tenants pay electrical and water.

Key facts

• Washer dryer hookups
• 0.26 acre lot
• Parking

Tags

• WELL MAINTAINED DUPLEX
• 6 MINUTES FROM LAFRENIERE PARK
• FURNISHED WITH A DISHWASHER
• FURNISHED WITH AN OVEN
• FURNISHED WITH A STOVE
• WASHER DRYER HOOKUPS

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Shingle roof; Slab foundation
• Construction: Built with brick construction
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 50 x 120

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Very good condition
• Laundry & utility: Tenants pay electricity and water

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 1×3bd/1.5ba units multifamily listed at $345k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive. Per door: $76/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (4.5% below list).
• Recommended offer: $329k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $3,294/mo this rent would consume 58% of the median local household income ($68k/yr) (locally 1988% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: 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 $329,400 (4.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.95% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $319,009
• List price: $345,000
• Delta: 8.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
727 72 Radiance Ave	0.16mi	5/4.0 (+1)	2,106 (-10%)	12mo	$299,900	$142	60
4541 Ligustrum St	0.52mi	4/2.0	2,000 (-14%)	1mo	$140,000	$70	44
513 15 Faun St	0.70mi	4/2.0	2,055 (-12%)	0mo	$344,330	$168	40

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: -16.8%
• Equity multiple: 0.42×
• Total profit: $-55,813
• Equity at exit: $51,441

10-year hold

• IRR: -15.6%
• Equity multiple: 0.24×
• Total profit: $-73,108
• Equity at exit: $29,829

Cash invested: $96,600 (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: 18.2×

Monthly cashflow live

• Estimated rent: $3,294 high
• Mortgage (P&I): −$1,809
• Tax est. 1.5%: −$431 /mo · $5,175/yr
• Insurance: −$144
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $152

Break-even live

Break-even rent $3,102

Max offer price $345,000

Occupancy floor 90%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,577
1× unit	3	1.5	$1,716
Total (2 units)			$3,294

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5017 Soldier St Metairie, LA	3.0	2.0	1575	$1,900	$1.21	14d	1	0.11mi
820 Calvert St Metairie, LA	3.0	2.0	1900	$3,000	$1.58	43d	1	0.15mi
713 Calvert St Metairie, LA	3.0	2.5	1644	$2,200	$1.34	23d	1	0.21mi
711 Calvert Ave Metairie, LA	3.0	2.5	1644	$2,150	$1.31	23d	1	0.21mi
4711 Grammar Ave Metairie, LA	3.0	2.0	1794	$1,550	$0.86	4d	1	0.32mi
3 Donald Ct Metairie, LA	3.0	2.0	1633	$2,000	$1.22	23d	1	0.53mi
6016 Loraine St Metairie, LA	3.0	1.0	1600	$1,950	$1.22	1d	1	0.79mi
703 Linden St Metairie, LA	3.0	2.0	1650	$2,500	$1.52	19d	1	0.84mi
817 Pasadena Ave Metairie, LA	3.0	2.0	1871	$3,300	$1.76	43d	1	0.91mi
4960 York St Unit 4954 Metairie, LA	3.0	2.5	1597	$2,150	$1.35	4d	1	1.01mi
1108 Cardinal Ave Metairie, LA	4.0	2.0	1903	$2,650	$1.39	43d	1	1.03mi
3911 Bauvais St Unit 1 Metairie, LA	3.0	2.0	1575	$1,850	$1.17	23d	1	1.15mi
1712 Abadie Ave Metairie, LA	4.0	2.0	1900	$2,750	$1.45	23d	1	1.29mi
4037 Georgetown Dr Metairie, LA	3.0	2.5	1872	$1,700	$0.91	43d	1	1.36mi
1015 Roselawn St Metairie, LA	5.0	4.0	2525	$3,000	$1.19	2d	1	1.38mi
4008 Georgetown Dr Unit 4008 Metairie, LA	3.0	2.5	1872	$1,750	$0.93	43d	1	1.39mi
4008 Georgetown Dr Unit 4008 Metairie, LA	3.0	2.5	1872	$1,750	$0.93	19d	1	1.39mi
3760 Roman St Unit B Metairie, LA	3.0	2.5	2300	$2,850	$1.24	14d	1	1.40mi
4002 Georgetown Dr Metairie, LA	4.0	2.5	1875	$1,800	$0.96	23d	1	1.41mi
704 Waltham St Metairie, LA	3.0	2.0	1800	$1,900	$1.06	43d	1	1.42mi
4001 Georgetown Dr Metairie, LA	3.0	2.5	1872	$1,750	$0.93	43d	1	1.42mi
3716 Roman St Metairie, LA	3.0	2.5	2200	$2,700	$1.23	23d	1	1.42mi

Listing history 6 events

1. 2026-05-09
   status Pending 931-char remark

   Show marketing remark (931 chars)

   Located in the heart of Metairie, this well maintained duplex is located approximately 12 minutes from the airport, 6 minutes from Lafreniere Park and 15 minutes from downtown New Orleans. Dining and shopping close by. Both units are tenant occupied, please do not disturb tenants. Measurements are approximate, buyers to verify. PLEASE CALL OR TEXT KEVIN WITH APPOINTMENT REQUESTS. DO NOT MAKE APPOINTMENTS THORUGH SHOWING TIME. Layout-one unit is a 3 bedroom, 1 1/2 bath, one unit is 2 bedroom 1 bath, floor plan under attachments unit 708 - 1,254 sq ft unit 710 - 1,078 sq ft total living area-2,332 sq ft The property will be SOLD AS IS! Seller will make no repairs. New roof in 2021. Property is in Flood Zone X and is under a termite contract with Terminix. All units are furnished with a dishwasher, oven, stove and washer/dryer hookups. Current rental income $2825, tenants month to month. Tenants pay electrical and water.

2. 2026-05-09
   status Pending 931-char remark

   Show marketing remark (931 chars)

   Located in the heart of Metairie, this well maintained duplex is located approximately 12 minutes from the airport, 6 minutes from Lafreniere Park and 15 minutes from downtown New Orleans. Dining and shopping close by. Both units are tenant occupied, please do not disturb tenants. Measurements are approximate, buyers to verify. PLEASE CALL OR TEXT KEVIN WITH APPOINTMENT REQUESTS. DO NOT MAKE APPOINTMENTS THORUGH SHOWING TIME. Layout-one unit is a 3 bedroom, 1 1/2 bath, one unit is 2 bedroom 1 bath, floor plan under attachments unit 708 - 1,254 sq ft unit 710 - 1,078 sq ft total living area-2,332 sq ft The property will be SOLD AS IS! Seller will make no repairs. New roof in 2021. Property is in Flood Zone X and is under a termite contract with Terminix. All units are furnished with a dishwasher, oven, stove and washer/dryer hookups. Current rental income $2825, tenants month to month. Tenants pay electrical and water.

3. 2026-04-23
   listed $345,000 Active 931-char remark

   Show marketing remark (931 chars)

   Located in the heart of Metairie, this well maintained duplex is located approximately 12 minutes from the airport, 6 minutes from Lafreniere Park and 15 minutes from downtown New Orleans. Dining and shopping close by. Both units are tenant occupied, please do not disturb tenants. Measurements are approximate, buyers to verify. PLEASE CALL OR TEXT KEVIN WITH APPOINTMENT REQUESTS. DO NOT MAKE APPOINTMENTS THORUGH SHOWING TIME. Layout-one unit is a 3 bedroom, 1 1/2 bath, one unit is 2 bedroom 1 bath, floor plan under attachments unit 708 - 1,254 sq ft unit 710 - 1,078 sq ft total living area-2,332 sq ft The property will be SOLD AS IS! Seller will make no repairs. New roof in 2021. Property is in Flood Zone X and is under a termite contract with Terminix. All units are furnished with a dishwasher, oven, stove and washer/dryer hookups. Current rental income $2825, tenants month to month. Tenants pay electrical and water.

4. 2026-04-23
   listed $345,000 Active 931-char remark

   Show marketing remark (931 chars)

   Located in the heart of Metairie, this well maintained duplex is located approximately 12 minutes from the airport, 6 minutes from Lafreniere Park and 15 minutes from downtown New Orleans. Dining and shopping close by. Both units are tenant occupied, please do not disturb tenants. Measurements are approximate, buyers to verify. PLEASE CALL OR TEXT KEVIN WITH APPOINTMENT REQUESTS. DO NOT MAKE APPOINTMENTS THORUGH SHOWING TIME. Layout-one unit is a 3 bedroom, 1 1/2 bath, one unit is 2 bedroom 1 bath, floor plan under attachments unit 708 - 1,254 sq ft unit 710 - 1,078 sq ft total living area-2,332 sq ft The property will be SOLD AS IS! Seller will make no repairs. New roof in 2021. Property is in Flood Zone X and is under a termite contract with Terminix. All units are furnished with a dishwasher, oven, stove and washer/dryer hookups. Current rental income $2825, tenants month to month. Tenants pay electrical and water.

5. 2024-05-07
   historical $1,350
6. 2024-05-03
   listed $1,350

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $39,528
• − Mortgage interest: −$19,325
• − Property taxes: −$5,175
• − Insurance: −$2,522
• − Repairs & maintenance: −$3,162
• − Management: −$3,162
• − Depreciation: −$10,036
• Taxable loss: −$3,856
• Est. tax savings @ 24.0%: +$925
• After-tax cash flow: $2,744/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The home is in fair condition with moderate rehab needs. Deep cleaning and organization, along with painting, can significantly improve its resale and rental value.

Repairs flagged

• Minor Kitchen counters — Cluttered and need cleaning and organization.
• Minor Bathroom counters — Cluttered and need cleaning and organization.

Value-add opportunities

• Both Deep cleaning and organization of all areas — Deep cleaning and organization will improve the home's appearance and make it more appealing to potential buyers or renters.
• Both Painting interior walls and trim — Painting interior walls and trim can refresh the home's appearance and make it more appealing to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen counters · Cluttered and need cleaning and organization.	Minor	$500–3,000
Bathroom counters · Cluttered and need cleaning and organization.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Deep cleaning and organization of all areas — Deep cleaning and organization will improve the home's appearance and make it more appealing to potential buyers or renters. ↑
• Both Painting interior walls and trim — Painting interior walls and trim can refresh the home's appearance and make it more appealing to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+25455.6% since first listed

6 events — show timeline

• 2026-05-09 Pending — AcadianaMLS
• 2026-05-09 Pending — GSREIN
• 2026-04-23 Listed $345,000 GSREIN
• 2026-04-23 Listed $345,000 AcadianaMLS
• 2024-05-07 Rental Removed $1,350 GSREIN
• 2024-05-03 Listed for Rent $1,350 GSREIN