1621 Lisa Dr · Marrero, LA 70072

$169,900

4 bd · 2.0 ba · 1,225 sqft · SingleFamily · 230 Days on market

Built 1971 $139/sqft · 7% below area Est $183k · 7% under

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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 +26.4/30.0
• ARV discount +10.8/15.0
• DSCR +9.0/10.0
• 1% rule +6.0/10.0
• 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

Quiet area of Marrero with a great location only 15 min from CBD. Only ever loved by one owner and now ready for a new beginning. Great for first time home buyer or someone looking to downsize. Roof was replaced in 2013 and some appliances still under extended warranty. Recently renovated guest bathroom and freshly painted rooms. Sellers are motivated call today for a private showing! Come and take a look back on the market. Inspection for buyers knowledge only sellers will not remedy any repairs selling as is.

Key facts

• Roof replaced
• Quiet area
• Parking

Tags

• ROOF REPLACED
• QUIET AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 19 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 41% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 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.

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 $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.10% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.16%
• DSCR: 1.50
• GRM: 7.6

CMA / ARV

• ARV (median comp): $183,276
• List price: $169,900
• Delta: -7.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1657 Marine St	0.23mi	4/2.0	1,144 (-7%)	2mo	$155,000	$135	77
6125 Victorian Dr	0.36mi	3/2.0 (-1)	1,190 (-3%)	6mo	$65,000	$55	69
6132 Singleton Dr	0.37mi	4/2.0	1,126 (-8%)	6mo	$115,000	$102	64
6192 Boutte St	0.56mi	4/2.0	1,193 (-3%)	8mo	$187,500	$157	63
1652 Hope Dr	0.39mi	3/1.0 (-1)	1,150 (-6%)	1mo	$115,000	$100	62
1005 Robinson Ave	0.66mi	3/2.0 (-1)	1,134 (-7%)	11mo	$199,000	$175	43
1852 Bonnie Ann Dr	0.72mi	3/1.5 (-1)	1,291 (+5%)	13mo	$150,000	$116	39
6123 5th Ave	0.70mi	3/1.0 (-1)	1,156 (-6%)	12mo	$165,000	$143	38
2005 Manor Heights Dr	0.72mi	3/1.0 (-1)	1,100 (-10%)	3mo	$133,900	$122	38
1228 Avenue E	0.53mi	3/2.0 (-1)	1,400 (+14%)	11mo	$225,000	$161	37
1449 Lincoln Dr	0.74mi	3/1.5 (-1)	1,125 (-8%)	11mo	$95,000	$84	36
1656 Buccola Ave	0.74mi	4/2.0	1,392 (+14%)	12mo	$113,500	$82	33

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-7,189
• Equity at exit: $25,333

10-year hold

• IRR: 3.3%
• Equity multiple: 1.22×
• Total profit: $10,340
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,865 high
• Mortgage (P&I): −$891
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $376

Break-even live

Break-even rent $1,389

Max offer price $169,900

Occupancy floor 75%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5160 Evans Dr Marrero, LA	3.0	1.0	1000	$1,500	$1.50	43d	1	0.35mi
1728 Irma St Marrero, LA	3.0	2.0	1450	$1,550	$1.07	23d	1	0.64mi
5007 Towering Oaks Ave Marrero, LA	3.0	2.0	1400	$1,700	$1.21	43d	1	0.80mi
5045 Dueling Oaks Ave Marrero, LA	3.0	2.0	1300	$1,700	$1.31	23d	1	0.83mi
1836 Plaza Dr Unit C Marrero, LA	3.0	1.0	1040	$1,700	$1.63	4d	1	0.83mi
1836 Plaza Dr Unit A Marrero, LA	3.0	1.0	1040	$1,700	$1.63	43d	1	0.83mi
4036 14th St Marrero, LA	4.0	2.0	1350	$1,950	$1.44	21d	1	0.86mi
4000 Fir Ct Marrero, LA	3.0	2.0	1380	$1,800	$1.30	4d	1	0.92mi
5128 Eden Roc Dr Marrero, LA	3.0	2.0	1400	$1,750	$1.25	4d	1	0.92mi
1028 Gaudet Dr Marrero, LA	3.0	1.5	1420	$1,800	$1.27	43d	1	1.00mi
1121 Farrington Dr Marrero, LA	3.0	1.0	1000	$1,750	$1.75	4d	1	1.05mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,650	$1.50	4d	1	1.11mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,800	$1.64	23d	1	1.11mi
512 Avenue G Unit G Marrero, LA	3.0	2.0	1418	$1,995	$1.41	14d	1	1.29mi
508 Avenue G Unit A Marrero, LA	3.0	2.0	1062	$1,550	$1.46	43d	1	1.30mi
728 Lydia Ct Marrero, LA	3.0	3.5	1500	$2,600	$1.73	4d	1	1.34mi
500 Avenue D Marrero, LA	3.0	1.0	1000	$1,500	$1.50	43d	1	1.38mi
511 Avenue B Marrero, LA	3.0	1.0	1044	$1,650	$1.58	43d	1	1.41mi
5118 Ehret Rd Unit B Marrero, LA	3.0	2.5	1275	$1,800	$1.41	4d	1	1.43mi

Listing history 23 events

1. 2026-06-18
   days on market $169,900 Active 230 DOM
2. 2026-06-17
   days on market $169,900 Active 229 DOM
3. 2026-06-16
   days on market $169,900 Active 228 DOM
4. 2026-06-15
   days on market $169,900 Active 227 DOM
5. 2026-06-13
   days on market $169,900 Active 225 DOM
6. 2026-06-10
   days on market $169,900 Active 222 DOM
7. 2026-06-09
   days on market $169,900 Active 221 DOM
8. 2026-06-08
   days on market $169,900 Active 220 DOM
9. 2026-06-07
   days on market $169,900 Active 219 DOM
10. 2026-06-03
    days on market $169,900 Active 215 DOM
11. 2026-06-02
    days on market $169,900 Active 214 DOM
12. 2026-06-01
    days on market $169,900 Active 213 DOM
13. 2026-05-31
    days on market $169,900 Active 212 DOM
14. 2026-05-06
    status Active 516-char remark

    Show marketing remark (516 chars)

    Quiet area of Marrero with a great location only 15 min from CBD. Only ever loved by one owner and now ready for a new beginning. Great for first time home buyer or someone looking to downsize. Roof was replaced in 2013 and some appliances still under extended warranty. Recently renovated guest bathroom and freshly painted rooms. Sellers are motivated call today for a private showing! Come and take a look back on the market. Inspection for buyers knowledge only sellers will not remedy any repairs selling as is.

15. 2026-05-06
    status Active 516-char remark

    Show marketing remark (516 chars)

    Quiet area of Marrero with a great location only 15 min from CBD. Only ever loved by one owner and now ready for a new beginning. Great for first time home buyer or someone looking to downsize. Roof was replaced in 2013 and some appliances still under extended warranty. Recently renovated guest bathroom and freshly painted rooms. Sellers are motivated call today for a private showing! Come and take a look back on the market. Inspection for buyers knowledge only sellers will not remedy any repairs selling as is.

16. 2026-04-23
    status Pending 516-char remark

    Show marketing remark (516 chars)

    Quiet area of Marrero with a great location only 15 min from CBD. Only ever loved by one owner and now ready for a new beginning. Great for first time home buyer or someone looking to downsize. Roof was replaced in 2013 and some appliances still under extended warranty. Recently renovated guest bathroom and freshly painted rooms. Sellers are motivated call today for a private showing! Come and take a look back on the market. Inspection for buyers knowledge only sellers will not remedy any repairs selling as is.

17. 2026-04-23
    historical Active Under Contract 516-char remark

    Show marketing remark (516 chars)

    Quiet area of Marrero with a great location only 15 min from CBD. Only ever loved by one owner and now ready for a new beginning. Great for first time home buyer or someone looking to downsize. Roof was replaced in 2013 and some appliances still under extended warranty. Recently renovated guest bathroom and freshly painted rooms. Sellers are motivated call today for a private showing! Come and take a look back on the market. Inspection for buyers knowledge only sellers will not remedy any repairs selling as is.

18. 2026-04-08
    status Active 516-char remark

    Show marketing remark (516 chars)

    Quiet area of Marrero with a great location only 15 min from CBD. Only ever loved by one owner and now ready for a new beginning. Great for first time home buyer or someone looking to downsize. Roof was replaced in 2013 and some appliances still under extended warranty. Recently renovated guest bathroom and freshly painted rooms. Sellers are motivated call today for a private showing! Come and take a look back on the market. Inspection for buyers knowledge only sellers will not remedy any repairs selling as is.

19. 2026-04-08
    status Active 516-char remark

    Show marketing remark (516 chars)

    Quiet area of Marrero with a great location only 15 min from CBD. Only ever loved by one owner and now ready for a new beginning. Great for first time home buyer or someone looking to downsize. Roof was replaced in 2013 and some appliances still under extended warranty. Recently renovated guest bathroom and freshly painted rooms. Sellers are motivated call today for a private showing! Come and take a look back on the market. Inspection for buyers knowledge only sellers will not remedy any repairs selling as is.

20. 2026-02-08
    status Pending 516-char remark

    Show marketing remark (516 chars)

    Quiet area of Marrero with a great location only 15 min from CBD. Only ever loved by one owner and now ready for a new beginning. Great for first time home buyer or someone looking to downsize. Roof was replaced in 2013 and some appliances still under extended warranty. Recently renovated guest bathroom and freshly painted rooms. Sellers are motivated call today for a private showing! Come and take a look back on the market. Inspection for buyers knowledge only sellers will not remedy any repairs selling as is.

21. 2026-02-08
    historical Active Under Contract 516-char remark

    Show marketing remark (516 chars)

    Quiet area of Marrero with a great location only 15 min from CBD. Only ever loved by one owner and now ready for a new beginning. Great for first time home buyer or someone looking to downsize. Roof was replaced in 2013 and some appliances still under extended warranty. Recently renovated guest bathroom and freshly painted rooms. Sellers are motivated call today for a private showing! Come and take a look back on the market. Inspection for buyers knowledge only sellers will not remedy any repairs selling as is.

22. 2025-10-31
    listed $169,900 Active 516-char remark

    Show marketing remark (516 chars)

    Quiet area of Marrero with a great location only 15 min from CBD. Only ever loved by one owner and now ready for a new beginning. Great for first time home buyer or someone looking to downsize. Roof was replaced in 2013 and some appliances still under extended warranty. Recently renovated guest bathroom and freshly painted rooms. Sellers are motivated call today for a private showing! Come and take a look back on the market. Inspection for buyers knowledge only sellers will not remedy any repairs selling as is.

23. 2025-10-31
    listed $169,900 Active 516-char remark

    Show marketing remark (516 chars)

    Quiet area of Marrero with a great location only 15 min from CBD. Only ever loved by one owner and now ready for a new beginning. Great for first time home buyer or someone looking to downsize. Roof was replaced in 2013 and some appliances still under extended warranty. Recently renovated guest bathroom and freshly painted rooms. Sellers are motivated call today for a private showing! Come and take a look back on the market. Inspection for buyers knowledge only sellers will not remedy any repairs selling as is.

ⓘ 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: $828 · $69/mo
• Projected year-2 tax: $934 · $78/mo
• Expected delta: +$106/yr (+$9/mo · 12.9%)

ⓘ 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: $22,379
• − Mortgage interest: −$9,517
• − Property taxes: −$828
• − Insurance: −$1,647
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$4,943
• Taxable income: $1,864
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $4,065/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

+0.0% since first listed

10 events — show timeline

• 2026-05-06 Relisted — AcadianaMLS
• 2026-05-06 Relisted — GSREIN
• 2026-04-23 Pending — AcadianaMLS
• 2026-04-23 Contingent — GSREIN
• 2026-04-08 Relisted — AcadianaMLS
• 2026-04-08 Relisted — GSREIN
• 2026-02-08 Pending — AcadianaMLS
• 2026-02-08 Contingent — GSREIN
• 2025-10-31 Listed $169,900 GSREIN
• 2025-10-31 Listed $169,900 AcadianaMLS

Property tax history

+1.1%/yr

Latest (2025): $828 · +0.3% YoY. Source: county tax records.