1448 Carrollton Ave #208 · Metairie, LA 70005

$129,000

2 bd · 1.5 ba · 1,050 sqft · Townhouse · 78 Days on market

Built 1980 $123/sqft · 16% below area Est $154k · 16% under $450/mo HOA · 27% 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).

• ARV discount +14.8/15.0
• Cash flow +14.1/30.0
• 1% rule +7.8/10.0
• Livability +4.4/5.0
• DSCR +4.3/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**OPEN HOUSE THIS SATURDAY 5/2 FROM 11 AM TO 1 PM***Sellers are offering $5,000 towards closing costs! Classic townhouse-style condo located in the highly desirable Bucktown neighborhood, just minutes from Lake Pontchartrain. This condo would be a great investment property. This corner unit spans the second and third floors. The second floor features a spacious living area with a convenient half bath. Upstairs, the third floor includes the two bedrooms and full bathroom, with the primary bedroom offering direct access to a balcony area. Additional features include attic storage, in-unit stackable laundry, and one assigned parking space, with extra guest parking available throughout the community. Residents enjoy access to a beautifully updated community pool. The roof was replaced in 2024, and the HOA includes water and insurance, providing added value and peace of mind.

Key facts

• Spacious living area
• Attic storage
• Corner unit

Tags

• BUCKTOWN NEIGHBORHOOD
• CORNER UNIT
• SPACIOUS LIVING AREA
• DIRECT ACCESS TO BALCONY
• ATTIC STORAGE
• IN-UNIT STACKABLE LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $129k.

Deal economics

• At list price, monthly cash flow is $19 ($234/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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.
• Market conditions: Rents soft (-0.3%/yr); 171 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); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $129k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 6.5

CMA / ARV

• ARV (median comp): $153,783
• List price: $129,000
• Delta: -16.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 W Esplanade Ave #213	0.07mi	2/1.5	1,021 (-3%)	4mo	$99,500	$97	89
1401 Lake Ave Unit D3	0.20mi	2/1.5	1,008 (-4%)	2mo	$89,000	$88	83
1432 Orpheum Ave Unit D	0.17mi	3/2.0 (+1)	1,125 (+7%)	7mo	$145,000	$129	68
222 London Ave #218	0.60mi	2/1.5	1,000 (-5%)	2mo	$106,000	$106	63
104 Lilac St	0.25mi	2/1.5	1,200 (+14%)	2mo	$90,000	$75	63
420 Metairie Hammond Hwy #328	0.42mi	2/2.0	1,134 (+8%)	3mo	$285,000	$251	62
1128 Lake Ave #1128	0.60mi	2/1.5	942 (-10%)	6mo	$115,000	$122	50
222 London Ave #212	0.60mi	2/1.5	950 (-10%)	8mo	$96,000	$101	50
1114 Lake Ave #1114	0.62mi	2/1.5	940 (-10%)	7mo	$125,000	$133	48
500 Lake Marina Ave #411	0.61mi	3/2.0 (+1)	1,143 (+9%)	8mo	$107,000	$94	43
300 Lake Marina Ave Unit 7-C	0.68mi	1/1.0 (-1)	950 (-10%)	3mo	$349,900	$368	43
318 Lake Marina Ave #303	0.64mi	1/1.5 (-1)	926 (-12%)	6mo	$165,000	$178	41

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: -20.0%
• Equity multiple: 0.33×
• Total profit: $-24,228
• Equity at exit: $19,234

10-year hold

• IRR: -27.0%
• Equity multiple: -0.03×
• Total profit: $-37,093
• Equity at exit: $11,154

Cash invested: $36,120 (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 70005

• Rents YoY: -0.3%
• Active inventory: 171
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,649 high
• Mortgage (P&I): −$676
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$54
• HOA: −$450
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $19

Break-even live

Break-even rent $1,624

Max offer price $129,000

Occupancy floor 94%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1448 Carrollton Ave #204 Metairie, LA	2.0	1.5	1140	$1,400	$1.23	4d	1	0.01mi
1444 Carrollton Ave #203 Metairie, LA	2.0	1.5	1140	$1,500	$1.32	44d	1	0.04mi
213 W Esplanade Ave #213 Metairie, LA	2.0	1.5	1021	$1,400	$1.37	44d	1	0.07mi
312 W Esplanade Ave Metairie, LA	3.0	2.5	1400	$1,600	$1.14	44d	1	0.08mi
112 Glenn St Unit G Metairie, LA	2.0	1.0	750	$1,275	$1.70	24d	1	0.14mi
1421 Carrollton Ave Metairie, LA	3.0	2.0	1300	$1,650	$1.27	44d	1	0.17mi
1554 Orpheum Ave Unit 2 Metairie, LA	1.0	1.5	700	$1,050	$1.50	44d	1	0.18mi
1309 Huron Ave Metairie, LA	3.0	1.0	927	$1,700	$1.83	19d	1	0.19mi
1401 Lake Ave Unit C6 Metairie, LA	2.0	1.5	1040	$1,625	$1.56	44d	1	0.21mi
6616 Bellaire Dr New Orleans, LA	2.0	1.0	850	$1,500	$1.76	24d	1	0.24mi
113 Rosebud St Unit A Metairie, LA	2.0	2.0	1200	$1,700	$1.42	44d	1	0.28mi
1639 Lake Ave Unit 6 Metairie, LA	2.0	1.0	1000	$1,200	$1.20	44d	1	0.28mi
422 36th St New Orleans, LA	3.0	2.0	1400	$2,250	$1.61	24d	1	0.30mi
1500 Seminole Ave Unit E Metairie, LA	2.0	2.5	1488	$2,600	$1.75	44d	1	0.31mi
6537 Bellaire Dr New Orleans, LA	2.0	2.0	1100	$1,750	$1.59	24d	1	0.33mi
420 Metairie Hammond Hwy Metairie, LA	1.0–2.0	1.0	808	$2,700	$3.34	24d	4	0.38mi
420 Metairie Hammond Hwy Metairie, LA	1.0–2.0	1.0	808	$2,700	$3.34	21d	4	0.38mi
322 40th St New Orleans, LA	2.0	1.0	862	$1,500	$1.74	24d	1	0.39mi
6622 Fleur De Lis Dr Unit 2 New Orleans, LA	2.0	1.0	950	$1,400	$1.47	24d	1	0.40mi
310 35th St New Orleans, LA	2.0	2.5	1343	$2,500	$1.86	44d	1	0.41mi
420 Metairie Hammond Hwy #215 Metairie, LA	2.0	1.0	944	$2,700	$2.86	20d	1	0.42mi
6629 Fleur De Lis Dr Apt 6 New Orleans, LA	1.0	1.0	750	$1,150	$1.53	12d	1	0.44mi
801 Live Oak St Unit B Metairie, LA	2.0	1.0	840	$1,350	$1.61	24d	1	0.46mi
6819 Fleur de Lis Dr New Orleans, LA	3.0	2.0	1500	$2,595	$1.73	44d	1	0.47mi
6821 Fleur De Lis Dr New Orleans, LA	2.0	1.0	1000	$2,000	$2.00	24d	1	0.48mi
1161 Lake Ave #120 Metairie, LA	1.0	1.0	750	$1,400	$1.87	44d	1	0.53mi
1161 Lake Ave #205 Metairie, LA	1.0	1.0	775	$1,430	$1.85	44d	1	0.53mi
1161 Lake Ave #222 Metairie, LA	2.0	1.0	770	$1,250	$1.62	44d	1	0.53mi
6537 Avenue A New Orleans, LA	3.0	1.5	1153	$1,500	$1.30	17d	1	0.57mi
101 36th St New Orleans, LA	1.0	1.0	1000	$1,455	$1.46	24d	1	0.57mi
6720 Pontchartrain Blvd New Orleans, LA	2.0	1.0	875	$1,550	$1.77	3d	1	0.58mi
6722 Pontchartrain Blvd New Orleans, LA	2.0	1.0	850	$1,550	$1.82	3d	1	0.58mi
306 W Robert E Lee Blvd New Orleans, LA	2.0	2.5	1350	$1,900	$1.41	24d	1	0.59mi
222 London Ave #218 Metairie, LA	2.0	1.5	1000	$1,400	$1.40	2d	1	0.60mi
1518 Sylvia Ave Metairie, LA	1.0	1.0	1009	$1,650	$1.64	24d	1	0.61mi
318 Lake Marina Ave #305 New Orleans, LA	2.0	2.0	980	$1,800	$1.84	3d	1	0.64mi
318 Lake Marina Ave New Orleans, LA	1.0–2.0	1.5–2.0	953	$1,800	$1.89	15d	2	0.64mi
234 Cherry St Unit F Metairie, LA	3.0	2.0	1150	$1,500	$1.30	44d	1	0.66mi
1044 Lake Ave Unit D Metairie, LA	2.0	2.0	1044	$1,300	$1.25	44d	1	0.68mi
1212 Brockenbraugh Ct Unit D Metairie, LA	2.0	1.0	957	$1,050	$1.10	44d	1	0.72mi

HOA detail

• Monthly dues: $450 · $5,400/yr
• Likely covers: waterpoolparking

Listing history 19 events

1. 2026-06-18
   days on market $129,000 Active 78 DOM
2. 2026-06-17
   days on market $129,000 Active 77 DOM
3. 2026-06-16
   days on market $129,000 Active 76 DOM
4. 2026-06-15
   days on market $129,000 Active 75 DOM
5. 2026-06-13
   days on market $129,000 Active 73 DOM
6. 2026-06-10
   days on market $129,000 Active 70 DOM
7. 2026-06-09
   days on market $129,000 Active 69 DOM
8. 2026-06-08
   days on market $129,000 Active 68 DOM
9. 2026-06-07
   days on market $129,000 Active 67 DOM
10. 2026-06-03
    days on market $129,000 Active 63 DOM
11. 2026-06-02
    days on market $129,000 Active 62 DOM
12. 2026-06-01
    days on market $129,000 Active 61 DOM
13. 2026-05-31
    days on market $129,000 Active 60 DOM
14. 2026-04-01
    listed $139,000 Active 883-char remark

    Show marketing remark (892 chars)

    * * OPEN HOUSE THIS SATURDAY 5/2 FROM 11 AM TO 1 PM * * * Sellers are offering $5,000 towards closing costs! Classic townhouse-style condo located in the highly desirable Bucktown neighborhood, just minutes from Lake Pontchartrain. This condo would be a great investment property. This corner unit spans the second and third floors. The second floor features a spacious living area with a convenient half bath. Upstairs, the third floor includes the two bedrooms and full bathroom, with the primary bedroom offering direct access to a balcony area. Additional features include attic storage, in-unit stackable laundry, and one assigned parking space, with extra guest parking available throughout the community. Residents enjoy access to a beautifully updated community pool. The roof was replaced in 2024, and the HOA includes water and insurance, providing added value and peace of mind.

15. 2026-04-01
    listed $139,000 Active 892-char remark

    Show marketing remark (892 chars)

    * * OPEN HOUSE THIS SATURDAY 5/2 FROM 11 AM TO 1 PM * * * Sellers are offering $5,000 towards closing costs! Classic townhouse-style condo located in the highly desirable Bucktown neighborhood, just minutes from Lake Pontchartrain. This condo would be a great investment property. This corner unit spans the second and third floors. The second floor features a spacious living area with a convenient half bath. Upstairs, the third floor includes the two bedrooms and full bathroom, with the primary bedroom offering direct access to a balcony area. Additional features include attic storage, in-unit stackable laundry, and one assigned parking space, with extra guest parking available throughout the community. Residents enjoy access to a beautifully updated community pool. The roof was replaced in 2024, and the HOA includes water and insurance, providing added value and peace of mind.

16. 2026-03-04
    price $139,000
17. 2026-03-04
    price $139,000
18. 2026-01-05
    listed $149,000 Active
19. 1992-05-01
    soldstatus $43,000

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,233 · $103/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: $19,785
• − Mortgage interest: −$7,226
• − Property taxes: −$1,233
• − Insurance: −$645
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − HOA: −$5,400
• − Depreciation: −$3,753
• Taxable loss: −$1,638
• Est. tax savings @ 24.0%: +$393
• After-tax cash flow: $627/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): 24,088
• Household income: $89,194
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 711.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 13% Two or more races 8% Asian 2% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 21% Slovak 2% Iranian 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 8% French/Haitian/Cajun 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: ▼ -371.32%
• Current HPI: 142.4955
• Rent YoY: ▼ -0.31%
• 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

+223.3% since first listed

6 events — show timeline

• 2026-04-01 Listed $139,000 GSREIN
• 2026-04-01 Listed $139,000 AcadianaMLS
• 2026-03-04 Price Changed $139,000 AcadianaMLS
• 2026-03-04 Price Changed $139,000 GSREIN
• 2026-01-05 Listed $149,000 AcadianaMLS
• 1992-05-01 Sold (Public Records) $43,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,233 · +0.2% YoY. Source: county tax records.