6108 Victorian Dr · Marrero, LA 70072

$65,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 32 Days on market

Built 1972 5,998 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special in desirable Hayden Manor! 3-bedroom, 2-bath home with strong potential for renovation or redevelopment. Property requires substantial repairs and is being sold as-is. Convenient Marrero location with easy access to shopping, dining, schools, and major roadways. Great opportunity for investors or buyers looking to customize a property to their vision. X Flood Zone!

Key facts

• 5,998 sq ft lot
• Parking
• Built 1972

Tags

• DESIRABLE HAYDEN MANOR
• CONVENIENT MARRERO LOCATION
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO MAJOR ROADWAYS

Property features AI

Finance

• Other: Directions: Use GPS — bounding streets: Haydel
• HOA & community: Elevator

Exterior

• Utilities: Electric service: Entergy
• Home design: Single Family Residence
• Construction: Stucco exterior; Vinyl siding exterior
• Exterior features: Composition roof

Interior

• Bedrooms: Bedroom 1; Bedroom 2
• Bathrooms: 2 full bathrooms
• Interior features: Living Room; Dining Room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $848 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.2% vs local median 6.0% in Marrero — 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 67/100 on livability (#104 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• 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 rising (+1.1%/yr); 298 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 37% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.63% ✓
• Cap rate: 23.17%
• Cash-on-cash: 60.27%
• DSCR: 3.68
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $162,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6125 Victorian Dr	0.05mi	3/2.0	1,190 (-1%)	6mo	$65,000	$55	92
1657 Marine St	0.18mi	4/2.0 (+1)	1,144 (-5%)	2mo	$155,000	$135	78
6192 Boutte St	0.23mi	4/2.0 (+1)	1,193 (-1%)	8mo	$187,500	$157	77
6132 Singleton Dr	0.08mi	4/2.0 (+1)	1,126 (-6%)	6mo	$115,000	$102	76
1652 Hope Dr	0.38mi	3/1.0	1,150 (-4%)	1mo	$115,000	$100	70
1437 Lincoln Ave	0.43mi	3/2.0	1,297 (+8%)	3mo	$173,000	$133	64
1452 Lincoln Ave	0.44mi	4/2.5 (+1)	1,156 (-4%)	4mo	$172,000	$149	64
5104 Warwick Dr	0.43mi	2/2.0 (-1)	1,286 (+7%)	0mo	$188,000	$146	63
6548 Acre Rd	0.66mi	3/2.0	1,145 (-5%)	6mo	$165,000	$144	56
1500 Mansfield Ave	0.69mi	3/1.0	1,085 (-10%)	3mo	$106,000	$98	45
6552 Acre Rd	0.66mi	3/2.0	1,335 (+11%)	6mo	$172,000	$129	45
6601 Acre Rd	0.75mi	3/2.0	1,368 (+14%)	4mo	$260,000	$190	38

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 · 1.05% rent growth · sell at horizon

5-year hold

• IRR: 51.9%
• Equity multiple: 3.21×
• Total profit: $40,223
• Equity at exit: $9,692

10-year hold

• IRR: 56.5%
• Equity multiple: 6.04×
• Total profit: $91,791
• Equity at exit: $5,620

Cash invested: $18,200 (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 70072

• Rents YoY: 1.1%
• Active inventory: 298
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$341
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $848

Break-even live

Break-even rent $638

Max offer price $65,000

Occupancy floor 45%

Sensitivity live

Price	-10% $884	-5% $866	+0% $848	+5% $829	+10% $811
Rent	-10% $712	-5% $780	+0% $848	+5% $915	+10% $983
Rate	-1.0pp $880	-0.5pp $864	base $848	+0.5pp $831	+1.0pp $814

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5160 Evans Dr Marrero, LA	3.0	1.0	1000	$1,500	$1.50	44d	1	0.31mi
1728 Irma St Marrero, LA	3.0	2.0	1450	$1,550	$1.07	24d	1	0.58mi
1836 Plaza Dr Unit C Marrero, LA	3.0	1.0	1040	$1,700	$1.63	5d	1	0.65mi
1836 Plaza Dr Unit A Marrero, LA	3.0	1.0	1040	$1,700	$1.63	44d	1	0.65mi
5027 Richland Dr Marrero, LA	2.0	1.5	1260	$1,500	$1.19	5d	1	0.76mi
1100 Avenue A Marrero, LA	2.0	1.0	1200	$1,500	$1.25	44d	1	1.01mi
320 Marrero Rd Marrero, LA	2.0	1.0	900	$1,200	$1.33	44d	1	1.02mi
5007 Towering Oaks Ave Marrero, LA	3.0	2.0	1400	$1,700	$1.21	44d	1	1.12mi
4036 14th St Marrero, LA	4.0	2.0	1350	$1,950	$1.44	22d	1	1.12mi
1028 Gaudet Dr Marrero, LA	3.0	1.5	1420	$1,800	$1.27	44d	1	1.12mi
5045 Dueling Oaks Ave Marrero, LA	3.0	2.0	1300	$1,700	$1.31	24d	1	1.12mi
539 Avenue G Unit G Marrero, LA	2.0	1.0	1105	$1,400	$1.27	24d	1	1.16mi
512 Avenue G Unit G Marrero, LA	3.0	2.0	1418	$1,995	$1.41	15d	1	1.17mi
5128 Eden Roc Dr Marrero, LA	3.0	2.0	1400	$1,750	$1.25	5d	1	1.18mi
508 Avenue G Unit A Marrero, LA	3.0	2.0	1062	$1,550	$1.46	44d	1	1.18mi
1121 Farrington Dr Marrero, LA	3.0	1.0	1000	$1,750	$1.75	5d	1	1.22mi
4000 Fir Ct Marrero, LA	3.0	2.0	1380	$1,800	$1.30	5d	1	1.24mi
569 Magnolia Dr Marrero, LA	2.0	1.5	1450	$1,500	$1.03	44d	1	1.26mi
524 Bertucci St Marrero, LA	2.0	1.0	960	$1,300	$1.35	15d	1	1.27mi
4824 4th St Unit A Marrero, LA	2.0	1.5	1100	$1,250	$1.14	44d	1	1.28mi
500 Avenue D Marrero, LA	3.0	1.0	1000	$1,500	$1.50	44d	1	1.30mi
511 Avenue B Marrero, LA	3.0	1.0	1044	$1,650	$1.58	44d	1	1.37mi
728 Lydia Ct Marrero, LA	3.0	3.5	1500	$2,600	$1.73	5d	1	1.39mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,650	$1.50	5d	1	1.40mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,800	$1.64	24d	1	1.40mi
509 Avenue A Marrero, LA	2.0	2.0	812	$1,700	$2.09	44d	1	1.42mi

Listing history 17 events

1. 2026-06-21
   days on market $65,000 Active 32 DOM
2. 2026-06-18
   days on market $65,000 Active 29 DOM
3. 2026-06-17
   days on market $65,000 Active 28 DOM
4. 2026-06-16
   days on market $65,000 Active 27 DOM
5. 2026-06-15
   days on market $65,000 Active 26 DOM
6. 2026-06-13
   days on market $65,000 Active 24 DOM
7. 2026-06-10
   days on market $65,000 Active 21 DOM
8. 2026-06-09
   days on market $65,000 Active 20 DOM
9. 2026-06-08
   days on market $65,000 Active 19 DOM
10. 2026-06-07
    days on market $65,000 Active 18 DOM
11. 2026-06-03
    days on market $65,000 Active 14 DOM
12. 2026-06-02
    days on market $65,000 Active 13 DOM
13. 2026-06-01
    days on market $65,000 Active 12 DOM
14. 2026-05-31
    days on market $65,000 Active 11 DOM
15. 2026-05-23
    status Active
16. 2026-05-18
    listed $65,000 Active
17. 2003-09-01
    soldstatus

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $839 · $70/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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,536
• − Mortgage interest: −$3,641
• − Property taxes: −$839
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$1,891
• Taxable income: $9,758
• Est. tax owed @ 24.0%: −$2,342
• After-tax cash flow: $7,830/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 — Marrero

• Score: 67/100
• State rank: #104
• US rank: #10146

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marrero, LA
• County: Jefferson Parish · 426,999 people
• City population: 55,693
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 55,693
• Household income: $54,885
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 1807.0

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 0.67)
• Race & ethnicity: Black 40% White 39% Hispanic / Latino 12% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 4% Dominican 1%
• Common ancestry: Lithuanian 12% Hispanic 1%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 8% Vietnamese 4% French/Haitian/Cajun 2%

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: ▼ -89.87%
• Current HPI: 161.7477
• Rent YoY: ▲ 1.05%
• 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

3 events — show timeline

• 2026-05-23 Relisted — AcadianaMLS
• 2026-05-18 Listed $65,000 AcadianaMLS
• 2003-09-01 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $839 · +0.3% YoY. Source: county tax records.