2125 Constantine Dr · Marrero, LA 70072

$129,000

3 bd · 2.0 ba · 1,224 sqft · SingleFamily · 46 Days on market

Built 1981 $105/sqft · 19% below area Est $159k · 19% 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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Located in the Lincolnshire neighborhood in Marrero, this 3 bedroom/2 bath house is ready for some TLC to make it a HOME again. Already elevated, the garage has been enclosed and can be used as living space. The living room and primary bedroom feature vaulted 10' ceilings. The kitchen is fully outfitted with SS appliances. Enjoy your back yard from the covered porch. Property is being sold AS IS.

Key facts

• Covered porch
• Enclosed garage
• Vaulted ceilings

Tags

• ENCLOSED GARAGE
• VAULTED CEILINGS
• FULLY OUTFITTED KITCHEN
• COVERED PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/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: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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; 9 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 38% 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 $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($125k) 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.
• Current owner paid $54k; list at $129k implies a 139% 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 $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.35% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.40%
• DSCR: 1.86
• GRM: 6.2

CMA / ARV

• ARV (median comp): $159,400
• List price: $129,000
• Delta: -19.07%
• 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
6712 Carver Dr	0.24mi	3/2.0	1,155 (-6%)	16mo	$147,000	$127	66
2024 Fernando Ct	0.11mi	3/2.0	1,043 (-15%)	6mo	$136,000	$130	65
6754 Mather Dr	0.15mi	3/2.0	1,298 (+6%)	22mo	$150,000	$116	64
2129 Fernando Ct	0.06mi	3/2.0	1,050 (-14%)	16mo	$135,000	$129	60
2025 Basie Dr	0.45mi	3/1.5	1,100 (-10%)	11mo	$110,000	$100	51
1401 Javez St	0.72mi	3/2.0	1,192 (-3%)	22mo	$234,305	$197	44
1500 Mansfield Ave	0.67mi	3/1.0	1,085 (-11%)	3mo	$106,000	$98	43
6601 Acre Rd	0.75mi	3/2.0	1,368 (+12%)	4mo	$260,000	$190	42
2043 Sauvage Ave	0.66mi	3/2.0	1,100 (-10%)	14mo	$175,000	$159	41
2039 Sauvage Ave	0.66mi	3/2.0	1,400 (+14%)	8mo	$175,000	$125	39
1614 Javez St	0.55mi	3/2.0	1,394 (+14%)	22mo	$238,320	$171	33
1744 Plaza Dr	0.67mi	3/1.0	1,400 (+14%)	17mo	$121,000	$86	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: -10.9%
• Equity multiple: 0.61×
• Total profit: $-13,999
• Equity at exit: $19,234

10-year hold

• IRR: -5.5%
• Equity multiple: 0.68×
• Total profit: $-11,569
• 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 70072

• Rents YoY: 1.1%
• Active inventory: 294
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$676
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $157

Break-even live

Break-even rent $1,540

Max offer price $129,000

Occupancy floor 86%

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1917 Gladstone Dr Marrero, LA	3.0	2.0	1090	$1,600	$1.47	23d	1	0.33mi
1836 Plaza Dr Unit C Marrero, LA	3.0	1.0	1040	$1,700	$1.63	4d	1	0.59mi
1836 Plaza Dr Unit A Marrero, LA	3.0	1.0	1040	$1,700	$1.63	43d	1	0.59mi
1728 Irma St Marrero, LA	3.0	2.0	1450	$1,550	$1.07	23d	1	0.78mi
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	23d	1	1.28mi
569 Magnolia Dr Marrero, LA	2.0	1.5	1450	$1,500	$1.03	43d	1	1.37mi
5128 Eden Roc Dr Marrero, LA	3.0	2.0	1400	$1,750	$1.25	4d	1	1.42mi
1413 Central Ave Unit C Westwego, LA	2.0	1.5	1000	$1,200	$1.20	43d	1	1.45mi

Listing history 10 events

1. 2026-06-18
   days on market $129,000 Active 46 DOM
2. 2026-06-17
   days on market $129,000 Active 45 DOM
3. 2026-06-16
   days on market $129,000 Active 44 DOM
4. 2026-06-15
   days on market $129,000 Active 43 DOM
5. 2026-06-13
   remarks 592-char remark
6. 2026-06-13
   days on market $129,000 Active 41 DOM
7. 2026-05-31
   days on market $129,000 Active 39 DOM
8. 2026-04-20
   listed $129,000 Active 399-char remark

   Show marketing remark (399 chars)

   Located in the Lincolnshire neighborhood in Marrero, this 3 bedroom/2 bath house is ready for some TLC to make it a HOME again. Already elevated, the garage has been enclosed and can be used as living space. The living room and primary bedroom feature vaulted 10' ceilings. The kitchen is fully outfitted with SS appliances. Enjoy your back yard from the covered porch. Property is being sold AS IS.

9. 2026-04-20
   listed $129,000 Active 399-char remark

   Show marketing remark (399 chars)

   Located in the Lincolnshire neighborhood in Marrero, this 3 bedroom/2 bath house is ready for some TLC to make it a HOME again. Already elevated, the garage has been enclosed and can be used as living space. The living room and primary bedroom feature vaulted 10' ceilings. The kitchen is fully outfitted with SS appliances. Enjoy your back yard from the covered porch. Property is being sold AS IS.

10. 1985-05-01
    soldstatus $53,900

ⓘ 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: $716 · $60/mo
• Projected year-2 tax: $716 · $60/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 ≥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: $20,869
• − Mortgage interest: −$7,226
• − Property taxes: −$716
• − Insurance: −$5,764
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$3,753
• Taxable income: $72
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $1,872/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

+139.3% since first listed

3 events — show timeline

• 2026-04-20 Listed $129,000 AcadianaMLS
• 2026-04-20 Listed $129,000 GSREIN
• 1985-05-01 Sold (Public Records) $53,900 Public Records

Property tax history

+0.9%/yr

Latest (2025): $716 · +0.3% YoY. Source: county tax records.