1300 02 S Dilton St · Metairie, LA 70003

$265,000

4 bd · 2.0 ba · 1,675 sqft · MultiFamily · 28 Days on market

Built 1952 8,276 sqft lot

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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).

• Cash flow +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +4.4/5.0
• Rent growth +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Don't miss this opportunity to owner occupy while generating rental income or add a solid investment property to your portfolio with potential rental income almost $3,000 per month. This brick duplex sits on a corner lot and has been recently renovated on both sides with updates including new HVAC systems, water heaters, flooring, windows, stainless steel appliances, fresh paint, and updated plumbing. Conveniently located in Metairie, just minutes from shopping, dining, and everyday conveniences, with easy access between Kenner and River Ridge. Motivated seller -- bring your offers!

Key facts

• Brick duplex
• New flooring
• New hvac systems

Tags

• BRICK DUPLEX
• CORNER LOT
• RECENTLY RENOVATED
• NEW HVAC SYSTEMS
• NEW WATER HEATERS
• NEW FLOORING

Property features AI

Finance

• Financial info: Two-unit property; tenants pay electricity and water

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story property; Raised foundation; Brick construction; Asphalt roof; Recently renovated (about 80% renovation); Corner city lot, approximately 24x120 (0.19 acres)
• Construction: Built with brick; Asphalt roof; Raised foundation; Approximately 80% renovated
• Exterior features: Front porch

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Accessibility features
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive. Per door: $314/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $261k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 rising (+2.1%/yr); 224 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 44% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $110k; list at $265k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $261,025 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.14%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.15% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.93×
• Total profit: $-5,492
• Equity at exit: $39,512

10-year hold

• IRR: 6.8%
• Equity multiple: 1.49×
• Total profit: $36,594
• Equity at exit: $22,912

Cash invested: $74,200 (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 70003

• Rents YoY: 2.1%
• Active inventory: 224
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $2,822 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $627

Break-even live

Break-even rent $2,028

Max offer price $265,000

Occupancy floor 73%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,822
Total (2 units)			$2,822

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
527 Little Farms Ave New Orleans, LA	3.0	2.0	1855	$2,800	$1.51	24d	1	0.30mi
10613 Chadwick Dr New Orleans, LA	3.0	2.0	1460	$2,200	$1.51	2d	1	0.34mi
216 Trudeau Dr Metairie, LA	4.0	3.0	1825	$2,800	$1.53	4d	1	0.43mi
606 N Wilson St Metairie, LA	3.0	1.5	1200	$1,800	$1.50	44d	1	0.57mi
705 N Lester Ave Metairie, LA	3.0	2.0	1334	$2,100	$1.57	44d	1	0.62mi
10125 Stacy Ct New Orleans, LA	3.0	2.0	1950	$2,495	$1.28	20d	1	0.65mi
129 Stewart Ave New Orleans, LA	3.0	1.0	1466	$1,950	$1.33	24d	1	0.70mi
808 Cynthia Ave Metairie, LA	3.0	2.0	1500	$2,100	$1.40	14d	1	0.73mi
413 Maryland Ave Metairie, LA	3.0	2.0	1330	$1,400	$1.05	24d	1	0.94mi
128 Phyllis Ct New Orleans, LA	3.0	2.0	1264	$2,400	$1.90	24d	1	0.99mi
1001 Minnesota Ave Kenner, LA	3.0	2.0	1800	$2,100	$1.17	44d	1	1.09mi
703 Linden St Metairie, LA	3.0	2.0	1650	$2,500	$1.52	20d	1	1.19mi
1108 Cardinal Ave Metairie, LA	4.0	2.0	1903	$2,650	$1.39	44d	1	1.20mi
1108 Maryland Ave Kenner, LA	3.0	1.0	1050	$2,050	$1.95	14d	1	1.25mi
1300 Webster St Kenner, LA	3.0	2.0	1200	$1,700	$1.42	44d	1	1.27mi
1300 Webster St Kenner, LA	3.0	2.0	1200	$1,700	$1.42	24d	1	1.27mi
1712 Abadie Ave Metairie, LA	4.0	2.0	1900	$2,750	$1.45	24d	1	1.35mi
6016 Loraine St Metairie, LA	3.0	1.0	1600	$1,950	$1.22	2d	1	1.38mi
2012 Airline Park Blvd Metairie, LA	3.0	2.0	1583	$2,100	$1.33	24d	1	1.41mi
1712 Michigan Ave Kenner, LA	3.0	1.0	1068	$1,900	$1.78	44d	1	1.42mi
1216 Hymelia Ave Metairie, LA	4.0	2.0	1400	$3,500	$2.50	4d	1	1.42mi
3 Donald Ct Metairie, LA	3.0	2.0	1633	$2,000	$1.22	24d	1	1.45mi
6908 Christine St Metairie, LA	3.0	2.0	1550	$2,000	$1.29	14d	1	1.45mi
6908 Christine St Metairie, LA	3.0	2.0	1550	$2,100	$1.35	24d	1	1.45mi
1807 Moisant St Kenner, LA	4.0	2.0	2000	$2,000	$1.00	24d	1	1.46mi
2013 Minnesota Ave Kenner, LA	4.0	2.0	1300	$2,000	$1.54	21d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $265,000 Active 28 DOM
2. 2026-06-17
   days on market $265,000 Active 27 DOM
3. 2026-06-16
   days on market $265,000 Active 26 DOM
4. 2026-06-15
   days on market $265,000 Active 25 DOM
5. 2026-06-13
   days on market $265,000 Active 23 DOM
6. 2026-06-10
   days on market $265,000 Active 20 DOM
7. 2026-06-09
   days on market $265,000 Active 19 DOM
8. 2026-06-08
   days on market $265,000 Active 18 DOM
9. 2026-06-07
   days on market $265,000 Active 17 DOM
10. 2026-06-03
    days on market $265,000 Active 13 DOM
11. 2026-06-02
    days on market $265,000 Active 12 DOM
12. 2026-06-01
    days on market $265,000 Active 11 DOM
13. 2026-05-31
    days on market $265,000 Active 10 DOM
14. 2026-05-21
    listed $265,000 Active

    Show marketing remark (589 chars)

    Don't miss this opportunity to owner occupy while generating rental income or add a solid investment property to your portfolio with potential rental income almost $3,000 per month. This brick duplex sits on a corner lot and has been recently renovated on both sides with updates including new HVAC systems, water heaters, flooring, windows, stainless steel appliances, fresh paint, and updated plumbing. Conveniently located in Metairie, just minutes from shopping, dining, and everyday conveniences, with easy access between Kenner and River Ridge. Motivated seller -- bring your offers!

15. 2026-05-21
    listed $265,000 Active 589-char remark

    Show marketing remark (589 chars)

    Don't miss this opportunity to owner occupy while generating rental income or add a solid investment property to your portfolio with potential rental income almost $3,000 per month. This brick duplex sits on a corner lot and has been recently renovated on both sides with updates including new HVAC systems, water heaters, flooring, windows, stainless steel appliances, fresh paint, and updated plumbing. Conveniently located in Metairie, just minutes from shopping, dining, and everyday conveniences, with easy access between Kenner and River Ridge. Motivated seller -- bring your offers!

16. 2022-12-08
    soldstatus $110,000
17. 2022-10-25
    listed $130,000 235-char remark

    Show marketing remark (235 chars)

    Calling all Investors! Here's your chance to own a brick double located on a large corner lot in Metairie. Needs TLC. 1300 is the larger side with 3 bedrooms/1bath and 1302 has 2 bedrooms/1bath. Sold as is. Seller will make no repairs.

18. 1997-11-01
    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: $1,226 · $102/mo
• Projected year-2 tax: $1,458 · $121/mo
• Expected delta: +$231/yr (+$19/mo · 18.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $33,864
• − Mortgage interest: −$14,844
• − Property taxes: −$1,226
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,709
• − Management: −$2,709
• − Depreciation: −$7,709
• Taxable income: $3,341
• Est. tax owed @ 24.0%: −$802
• After-tax cash flow: $6,723/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): 39,344
• Household income: $76,261
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 710.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Two or more races 12% Black 8% Asian 5%
• Hispanic origin (detail): Mexican 3% Cuban 1%
• Common ancestry: Lithuanian 12% Scotch-Irish 1% Slovak 1%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 12% Other Indo-European 3% Arabic 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: ▼ -252.03%
• Current HPI: 138.5632
• Rent YoY: ▲ 2.15%
• 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

+103.8% since first listed

5 events — show timeline

• 2026-05-21 Listed $265,000 AcadianaMLS
• 2026-05-21 Listed $265,000 GSREIN
• 2022-12-08 Sold (Public Records) $110,000 Public Records
• 2022-10-25 Listed $130,000 AcadianaMLS
• 1997-11-01 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,226 · +5.2% YoY. Source: county tax records.