5520 Amite Dr · Marrero, LA 70072

$115,000

3 bd · 2.0 ba · 1,616 sqft · SingleFamily · 10 Days on market

Built 1978

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This property is great for a first time homebuyer with some TLC. Large living room and separate den with a cozy gas fireplace. Two full baths. Large covered back patio. Quiet neighborhood with a oversized back yard.

Key facts

• Separate den
• Gas fireplace
• Large living room

Tags

• LARGE LIVING ROOM
• SEPARATE DEN
• GAS FIREPLACE
• COVERED BACK PATIO
• OVERSIZED BACK YARD

Property features AI

Exterior

• Parking: Two parking spaces
• Utilities: No sewer available; No water available; Electric power (assumed available)
• Home design: Single-story; Brick construction; Shingle roof; Built on slab foundation; Property listed in poor condition
• Construction: Brick construction; Shingle roof; Slab foundation
• Exterior features: Fenced yard; Covered patio/porch; City lot with rectangular shape (60 x 120)

Interior

• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Gas fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 12.9% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y 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.

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 $115,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.60% ✓
• Cap rate: 12.88%
• Cash-on-cash: 23.53%
• DSCR: 2.05
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $240,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2008 Giaise St	0.22mi	3/2.0	1,600 (-1%)	2mo	$140,000	$88	86
5201 Willowtree Rd	0.24mi	3/2.0	1,529 (-5%)	3mo	$252,500	$165	78
2232 Potomac Dr	0.17mi	3/2.0	1,478 (-8%)	1mo	$225,000	$152	77
5165 Highland Dr	0.18mi	3/2.0	1,509 (-7%)	7mo	$139,900	$93	75
5165 Dueling Oaks Ave	0.38mi	3/2.0	1,550 (-4%)	4mo	$200,000	$129	72
2329 Caddy Dr	0.30mi	3/2.0	1,495 (-8%)	3mo	$270,000	$181	71
5165 Oak Bayou Ave	0.33mi	4/2.0 (+1)	1,546 (-4%)	3mo	$235,000	$152	70
2129 Potomac Dr	0.21mi	3/2.0	1,817 (+12%)	6mo	$270,000	$149	64
2209 Little Flower Ln	0.55mi	3/2.0	1,555 (-4%)	5mo	$285,000	$183	64
2205 Sauvage Ave	0.44mi	4/2.0 (+1)	1,485 (-8%)	6mo	$195,000	$131	56
5937 S Oak Dr	0.72mi	2/2.0 (-1)	1,450 (-10%)	0mo	$171,500	$118	44
2039 Sauvage Ave	0.64mi	3/2.0	1,400 (-13%)	8mo	$175,000	$125	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 · 1.05% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.43×
• Total profit: $13,896
• Equity at exit: $17,147

10-year hold

• IRR: 18.5%
• Equity multiple: 2.39×
• Total profit: $44,824
• Equity at exit: $9,943

Cash invested: $32,200 (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 70072

• Rents YoY: 1.1%
• Active inventory: 294
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,837 high
• Mortgage (P&I): −$603
• Tax from tax record: −$169 /mo · $2,026/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $565

Break-even live

Break-even rent $1,122

Max offer price $115,000

Occupancy floor 64%

Sensitivity live

Price	-10% $630	-5% $598	+0% $565	+5% $532	+10% $500
Rent	-10% $420	-5% $492	+0% $565	+5% $638	+10% $710
Rate	-1.0pp $623	-0.5pp $594	base $565	+0.5pp $535	+1.0pp $505

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5504 Randolph St Marrero, LA	3.0	2.0	1800	$1,800	$1.00	24d	1	0.19mi
5128 Eden Roc Dr Marrero, LA	3.0	2.0	1400	$1,750	$1.25	5d	1	0.41mi
5118 Ehret Rd Unit B Marrero, LA	3.0	2.5	1275	$1,800	$1.41	5d	1	0.45mi
5045 Dueling Oaks Ave Marrero, LA	3.0	2.0	1300	$1,700	$1.31	24d	1	0.59mi
5913 S Oak Dr Marrero, LA	4.0	2.0	1300	$1,950	$1.50	24d	1	0.67mi
5007 Towering Oaks Ave Marrero, LA	3.0	2.0	1400	$1,700	$1.21	44d	1	0.70mi
2632 Dove Ave Unit NA Marrero, LA	3.0	2.0	1250	$1,650	$1.32	44d	1	0.81mi
5119 Oak Dr Marrero, LA	3.0	2.0	1624	$1,750	$1.08	15d	1	0.83mi
1728 Irma St Marrero, LA	3.0	2.0	1450	$1,550	$1.07	24d	1	0.90mi
5027 Richland Dr Marrero, LA	2.0	1.5	1260	$1,500	$1.19	5d	1	0.94mi
116 Sunrise Dr Marrero, LA	3.0	1.5	1225	$1,750	$1.43	44d	1	0.96mi
2612 Susie Ct Marrero, LA	3.0	2.0	1852	$2,200	$1.19	20d	1	1.24mi
2425 Ramsey Dr Marrero, LA	4.0	2.0	1500	$1,800	$1.20	2d	1	1.27mi
1510 Javez St Marrero, LA	3.0	2.0	1578	$2,200	$1.39	24d	1	1.47mi
4016 S Dells St Harvey, LA	4.0	2.0	1750	$2,000	$1.14	44d	1	1.50mi

Listing history 10 events

1. 2026-06-13
   status $115,000 Pending 10 DOM
2. 2026-06-10
   days on market $115,000 Active 10 DOM
3. 2026-06-09
   days on market $115,000 Active 9 DOM
4. 2026-06-08
   days on market $115,000 Active 8 DOM
5. 2026-06-07
   days on market $115,000 Active 7 DOM
6. 2026-06-03
   days on market $115,000 Active 3 DOM
7. 2026-06-02
   days on market $115,000 Active 2 DOM
8. 2026-06-02
   remarks 274-char remark
9. 2026-06-01
   remarks 215-char remark
10. 2026-06-01
    listed $115,000 Active 1 DOM

ⓘ 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: $2,026 · $169/mo
• Projected year-2 tax: $2,026 · $169/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: $22,044
• − Mortgage interest: −$6,442
• − Property taxes: −$2,026
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$3,345
• Taxable income: $5,331
• Est. tax owed @ 24.0%: −$1,280
• After-tax cash flow: $5,500/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

+0.9% since first listed

10 events — show timeline

• 2026-05-30 Listed $115,000 GSREIN
• 2026-05-30 Listed $115,000 AcadianaMLS
• 2005-05-02 Sold (Public Records) $140,000 Public Records
• 2005-04-29 Sold (MLS) $140,000 GSREIN
• 2005-02-21 Listed $140,000 GSREIN
• 2005-02-21 Listed $140,000 AcadianaMLS
• 2000-05-12 Sold (MLS) $112,000 GSREIN
• 2000-05-01 Sold (Public Records) $112,000 Public Records
• 2000-03-25 Listed $114,000 AcadianaMLS
• 2000-03-25 Listed $114,000 GSREIN

Property tax history

+1.7%/yr

Latest (2025): $2,026 · +0.3% YoY. Source: county tax records.