1720 Plaza Dr · Marrero, LA 70072

$139,000

3 bd · 1.0 ba · 900 sqft · SingleFamily · 34 Days on market

Built 1968 $154/sqft · 8% below area Est $152k · 8% 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 +29.5/30.0
• ARV discount +11.3/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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

Beautifully renovated 3 bedroom, 1 bath home tucked away in a quiet neighborhood! Whether you’re looking for an affordable starter home or your next investment property, this move-in ready home checks all the boxes. Inside, you’ll find updated finishes throughout along with the comfort of central A/C. Major improvements have already been taken care of, including a roof that’s only 3 years old and newer windows. Step outside to a spacious backyard with rear yard access, offering plenty of room for entertaining, storage, boats, trailers, or future possibilities. Don’t miss this great opportunity! Flood Zone X. Owner/Agent

Key facts

• Parking
• Built 1968
• Listed 33 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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.
• Zoned schools: Ray St. Pierre Academy For Advanced Studies (math 82% / reading 82%, grade A+, #9 of 646 statewide, top 1%, 336 students, 26% FRL); Stella Worley Middle School (math 7% / reading 19%, grade F, #189 of 218 statewide, top 87%, 470 students, 80% FRL); John Ehret High School (math 19% / reading 27%, grade F, #169 of 265 statewide, top 64%, 1,579 students, 66% FRL).
• Market conditions: Rents rising (+1.1%/yr); 299 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask is 9167% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $72k; list at $139k implies a 92% gain — meaningful room to come down on a strong offer.

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 $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1968 — 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: 1.24% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.38%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (median comp): $151,867
• List price: $139,000
• Delta: -8.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1637 Buccola Ave	0.15mi	3/1.0	943 (+5%)	13mo	$145,000	$154	74
1645 Plaza Dr	0.13mi	2/1.0 (-1)	771 (-14%)	8mo	$104,000	$135	58
1409 Lincoln Ave	0.44mi	3/1.5	847 (-6%)	14mo	$155,000	$183	56
1120 Saint Ann St	0.68mi	3/1.5	1,000 (+11%)	6mo	$130,000	$130	43
919 Cohen St	0.68mi	3/1.0	1,001 (+11%)	23mo	$135,000	$135	30

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: 1.2%
• Equity multiple: 1.04×
• Total profit: $1,690
• Equity at exit: $20,725

10-year hold

• IRR: 8.8%
• Equity multiple: 1.61×
• Total profit: $23,844
• Equity at exit: $12,018

Cash invested: $38,920 (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: 299
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$729
• Tax from tax record: −$78 /mo · $936/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $432

Break-even live

Break-even rent $1,179

Max offer price $139,000

Occupancy floor 70%

Sensitivity live

Price	-10% $511	-5% $472	+0% $432	+5% $393	+10% $354
Rent	-10% $296	-5% $364	+0% $432	+5% $500	+10% $569
Rate	-1.0pp $502	-0.5pp $468	base $432	+0.5pp $396	+1.0pp $360

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1836 Plaza Dr Unit A Marrero, LA	3.0	1.0	1040	$1,700	$1.63	45d	1	0.19mi
1836 Plaza Dr Unit C Marrero, LA	3.0	1.0	1040	$1,700	$1.63	6d	1	0.19mi
5160 Evans Dr Marrero, LA	3.0	1.0	1000	$1,500	$1.50	45d	1	0.89mi
1917 Gladstone Dr Marrero, LA	3.0	2.0	1090	$1,600	$1.47	25d	1	0.96mi
524 Bertucci St Marrero, LA	2.0	1.0	960	$1,300	$1.35	16d	1	1.18mi
320 Marrero Rd Marrero, LA	2.0	1.0	900	$1,200	$1.33	45d	1	1.29mi
7429 Pritchard St Marrero, LA	2.0	1.0	925	$1,150	$1.24	16d	1	1.32mi

Listing history 16 events

1. 2026-06-08
   days on market $139,000 Active 34 DOM
2. 2026-06-07
   days on market $139,000 Active 33 DOM
3. 2026-06-03
   days on market $139,000 Active 29 DOM
4. 2026-06-02
   days on market $139,000 Active 28 DOM
5. 2026-06-01
   days on market $139,000 Active 27 DOM
6. 2026-05-31
   days on market $139,000 Active 26 DOM
7. 2026-05-14
   listed $1,500
8. 2026-05-05
   listed $139,000 Active 627-char remark
9. 2026-05-05
   listed $139,000 Active 651-char remark
10. 2023-10-02
    price $150,000
11. 2023-09-14
    price $155,000
12. 2023-08-21
    price $159,000
13. 2023-08-04
    price $160,000
14. 2023-07-06
    listed $150,000
15. 2023-04-10
    soldstatus $72,500
16. 1990-12-01
    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: $936 · $78/mo
• Projected year-2 tax: $936 · $78/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 · 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: $20,712
• − Mortgage interest: −$7,786
• − Property taxes: −$936
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$4,044
• Taxable income: $3,140
• Est. tax owed @ 24.0%: −$754
• After-tax cash flow: $4,433/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

-97.9% since first listed

10 events — show timeline

• 2026-06-09 Rental Removed $1,500 RAAMLS
• 2026-05-14 Listed for Rent $1,500 RAAMLS
• 2026-05-05 Listed $139,000 AcadianaMLS
• 2023-10-02 Price Changed $150,000 GSREIN
• 2023-09-14 Price Changed $155,000 GSREIN
• 2023-08-21 Price Changed $159,000 GSREIN
• 2023-08-04 Price Changed $160,000 GSREIN
• 2023-07-06 Listed $150,000 AcadianaMLS
• 2023-04-10 Sold (Public Records) $72,500 Public Records
• 1990-12-01 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $936 · +0.3% YoY. Source: county tax records.