6730 Mather Dr · Marrero, LA 70072

$95,000

3 bd · 2.0 ba · 1,026 sqft · SingleFamily · 6 Days on market

Built 1983 1,938 sqft lot Est $133k · 29% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

3-bedroom, 2 full bath townhome located at 6730 Mather Dr. in Marrero, priced at just $95,000! Excellent opportunity for investors seeking strong cash flow. Previously rented through Section 8 at $1,722/month, offering solid rental income potential from day one. This property features no carpet throughout for easy maintenance and is turnkey, move-in ready. Conveniently located with easy access across the Westbank and a quick commute to the Eastbank. At this price point, this is a great addition to any rental portfolio or for buyers looking to secure an income-producing property.

Key facts

• Easy access
• No carpet throughout
• Quick commute

Tags

• NO CARPET THROUGHOUT
• TURNKEY
• EASY ACCESS
• QUICK COMMUTE

Property features AI

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer
• Home design: 2-story building; Slab foundation
• Construction: Brick and hardboard exterior; Shingle roof
• Exterior features: City lot; Irregular lot; Lot dimensions approximately 98 x 20

Interior

• Kitchen: Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Has cooling
• Interior features: Very good condition
• Laundry & utility: Washer hookup; Dryer hookup

🏷️ Possibly a rental listed for sale. The $95,000 price doesn't fit this home's estimated sale value (~$133,380) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 16.0% vs local median 5.9% 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); 294 active listings in the ZIP; 12 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).
• 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 $657 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.
• 6 sale attempts since 22y 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 $30k; list at $95k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $95,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.79% ✓
• Cap rate: 16.00%
• Cash-on-cash: 34.68%
• DSCR: 2.54
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $133,380
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2024 Fernando Ct	0.18mi	3/2.0	1,043 (+2%)	6mo	$136,000	$130	84
2129 Fernando Ct	0.22mi	3/2.0	1,050 (+2%)	16mo	$135,000	$129	72
6712 Carver Dr	0.06mi	3/2.0	1,155 (+13%)	16mo	$147,000	$127	63
2025 Basie Dr	0.35mi	3/1.5	1,100 (+7%)	11mo	$110,000	$100	61
1500 Mansfield Ave	0.51mi	3/1.0	1,085 (+6%)	3mo	$106,000	$98	60
2043 Sauvage Ave	0.56mi	3/2.0	1,100 (+7%)	14mo	$175,000	$159	50
6548 Acre Rd	0.65mi	3/2.0	1,145 (+12%)	6mo	$165,000	$144	45
1637 Buccola Ave	0.68mi	3/1.0	943 (-8%)	13mo	$145,000	$154	40
1252 King Dr	0.68mi	3/1.5	1,170 (+14%)	19mo	$165,000	$141	27

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $3,372
• Equity at exit: $14,165

10-year hold

• IRR: 10.4%
• Equity multiple: 1.72×
• Total profit: $19,073
• Equity at exit: $8,214

Cash invested: $26,600 (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 70072

• Rents YoY: 1.1%
• Active inventory: 294
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$498
• Tax from tax record: −$34 /mo · $405/yr
• Insurance: −$40
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $342

Break-even live

Break-even rent $1,263

Max offer price $95,000

Occupancy floor 75%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1836 Plaza Dr Unit C Marrero, LA	3.0	1.0	1040	$1,700	$1.63	4d	1	0.45mi
1836 Plaza Dr Unit A Marrero, LA	3.0	1.0	1040	$1,700	$1.63	44d	1	0.45mi
1917 Gladstone Dr Marrero, LA	3.0	2.0	1090	$1,600	$1.47	24d	1	0.46mi
1728 Irma St Marrero, LA	3.0	2.0	1450	$1,550	$1.07	24d	1	0.65mi
1029 Joyce St Marrero, LA	3.0	2.0	1300	$1,650	$1.27	14d	1	1.18mi
1226 Kenny Dr Westwego, LA	4.0	2.0	1300	$1,650	$1.27	24d	1	1.30mi
569 Magnolia Dr Marrero, LA	2.0	1.5	1450	$1,500	$1.03	44d	1	1.31mi
5128 Eden Roc Dr Marrero, LA	3.0	2.0	1400	$1,750	$1.25	4d	1	1.33mi
5027 Richland Dr Marrero, LA	2.0	1.5	1260	$1,500	$1.19	4d	1	1.40mi
5160 Evans Dr Marrero, LA	3.0	1.0	1000	$1,500	$1.50	44d	1	1.40mi
5045 Dueling Oaks Ave Marrero, LA	3.0	2.0	1300	$1,700	$1.31	24d	1	1.43mi
1413 Central Ave Unit C Westwego, LA	2.0	1.5	1000	$1,200	$1.20	44d	1	1.50mi

Listing history 13 events

1. 2026-06-02
   status $95,000 Pending 6 DOM
2. 2026-06-01
   days on market $95,000 Active 6 DOM
3. 2026-05-31
   days on market $95,000 Active 5 DOM
4. 2026-05-25
   listed $95,000 Active 585-char remark

   Show marketing remark (585 chars)

   3-bedroom, 2 full bath townhome located at 6730 Mather Dr. in Marrero, priced at just $95,000! Excellent opportunity for investors seeking strong cash flow. Previously rented through Section 8 at $1,722/month, offering solid rental income potential from day one. This property features no carpet throughout for easy maintenance and is turnkey, move-in ready. Conveniently located with easy access across the Westbank and a quick commute to the Eastbank. At this price point, this is a great addition to any rental portfolio or for buyers looking to secure an income-producing property.

5. 2026-05-25
   listed $95,000 Active

   Show marketing remark (585 chars)

   3-bedroom, 2 full bath townhome located at 6730 Mather Dr. in Marrero, priced at just $95,000! Excellent opportunity for investors seeking strong cash flow. Previously rented through Section 8 at $1,722/month, offering solid rental income potential from day one. This property features no carpet throughout for easy maintenance and is turnkey, move-in ready. Conveniently located with easy access across the Westbank and a quick commute to the Eastbank. At this price point, this is a great addition to any rental portfolio or for buyers looking to secure an income-producing property.

6. 2018-05-18
   soldstatus $30,000 Sold 439-char remark

   Show marketing remark (439 chars)

   With 3 bedrooms, 2.5 baths and at a great price you cannot go wrong with this townhome! Offering a large living area, dine-in kitchen and laundry with half bath downstairs and all bedrooms upstairs along with 2 full baths. Central heat and air are in place, double pane insulated windows and there is a fenced rear patio for privacy and relaxing. With minimal repairs you could have a great home or own the money maker you are looking for!

7. 2018-05-03
   status Under Contract 439-char remark

   Show marketing remark (439 chars)

   With 3 bedrooms, 2.5 baths and at a great price you cannot go wrong with this townhome! Offering a large living area, dine-in kitchen and laundry with half bath downstairs and all bedrooms upstairs along with 2 full baths. Central heat and air are in place, double pane insulated windows and there is a fenced rear patio for privacy and relaxing. With minimal repairs you could have a great home or own the money maker you are looking for!

8. 2018-04-23
   listed $30,500 Active 439-char remark

   Show marketing remark (439 chars)

   With 3 bedrooms, 2.5 baths and at a great price you cannot go wrong with this townhome! Offering a large living area, dine-in kitchen and laundry with half bath downstairs and all bedrooms upstairs along with 2 full baths. Central heat and air are in place, double pane insulated windows and there is a fenced rear patio for privacy and relaxing. With minimal repairs you could have a great home or own the money maker you are looking for!

9. 2018-04-23
   listed $30,500

   Show marketing remark (439 chars)

   With 3 bedrooms, 2.5 baths and at a great price you cannot go wrong with this townhome! Offering a large living area, dine-in kitchen and laundry with half bath downstairs and all bedrooms upstairs along with 2 full baths. Central heat and air are in place, double pane insulated windows and there is a fenced rear patio for privacy and relaxing. With minimal repairs you could have a great home or own the money maker you are looking for!

10. 2005-07-26
    soldstatus
11. 2004-12-01
    soldstatus $37,000
12. 2004-09-30
    listed $38,000
13. 2004-09-30
    listed $38,000

ⓘ 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: $405 · $34/mo
• Projected year-2 tax: $522 · $44/mo
• Expected delta: +$117/yr (+$10/mo · 28.9%)

ⓘ 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 ≥109°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,359
• − Mortgage interest: −$5,321
• − Property taxes: −$405
• − Insurance: −$5,594
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$2,764
• Taxable income: $3,018
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $3,382/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

+150.0% since first listed

10 events — show timeline

• 2026-05-25 Listed $95,000 GSREIN
• 2026-05-25 Listed $95,000 AcadianaMLS
• 2018-05-18 Sold (MLS) $30,000 GSREIN
• 2018-05-03 Pending — GSREIN
• 2018-04-23 Listed $30,500 AcadianaMLS
• 2018-04-23 Listed $30,500 GSREIN
• 2005-07-26 Sold (Public Records) — Public Records
• 2004-12-01 Sold (MLS) $37,000 GSREIN
• 2004-09-30 Listed $38,000 GSREIN
• 2004-09-30 Listed $38,000 AcadianaMLS

Property tax history

-2.2%/yr

Latest (2025): $405 · +0.3% YoY. Source: county tax records.