542 Saddler Rd · Marrero, LA 70072

$95,000

3 bd · 2.0 ba · 1,736 sqft · Manufactured · 42 Days on market

Built 1950 $55/sqft · 56% below area

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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

Key facts

• 3 parking spots
• Built 1950
• Listed 42 days

Property features AI

Exterior

• Parking: Three or more parking spaces
• Utilities: Public water; Public sewer
• Home design: One-story property; Raised foundation; Shingle roof
• Exterior features: City lot; Rectangular lot; Shed(s)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Window heating units; Window cooling units
• Interior features: Total of 7 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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; 23 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 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 $657 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($92k) 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 $75k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1950 — 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: 1.92% ✓
• Cap rate: 16.88%
• Cash-on-cash: 37.83%
• DSCR: 2.68
• GRM: 4.3

CMA / ARV

• ARV (median comp): $216,953
• List price: $95,000
• Delta: -56.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.05% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 2.14×
• Total profit: $30,305
• Equity at exit: $14,165

10-year hold

• IRR: 34.4%
• Equity multiple: 3.86×
• Total profit: $76,005
• Equity at exit: $8,214

Cash invested: $26,600 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$498
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $772

Break-even live

Break-even rent $845

Max offer price $95,000

Occupancy floor 53%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 Avenue G Unit G Marrero, LA	3.0	2.0	1418	$1,995	$1.41	14d	1	0.61mi
539 Avenue G Unit G Marrero, LA	2.0	1.0	1105	$1,400	$1.27	23d	1	0.61mi
508 Avenue G Unit A Marrero, LA	3.0	2.0	1062	$1,550	$1.46	43d	1	0.63mi
4824 4th St Unit A Marrero, LA	2.0	1.5	1100	$1,250	$1.14	43d	1	0.71mi
1100 Avenue A Marrero, LA	2.0	1.0	1200	$1,500	$1.25	43d	1	0.87mi
1028 Gaudet Dr Marrero, LA	3.0	1.5	1420	$1,800	$1.27	43d	1	0.96mi
433 Avenue A Marrero, LA	3.0	2.0	1558	$1,750	$1.12	43d	1	0.98mi
728 Lydia Ct Marrero, LA	3.0	3.5	1500	$2,600	$1.73	4d	1	1.05mi
1510 Javez St Marrero, LA	3.0	2.0	1578	$2,200	$1.39	23d	1	1.08mi
569 Magnolia Dr Marrero, LA	2.0	1.5	1450	$1,500	$1.03	43d	1	1.11mi
1728 Irma St Marrero, LA	3.0	2.0	1450	$1,550	$1.07	23d	1	1.18mi
4029 14th St Marrero, LA	3.0	1.5	1511	$1,650	$1.09	4d	1	1.19mi
4036 14th St Marrero, LA	4.0	2.0	1350	$1,950	$1.44	21d	1	1.20mi
4029 Chestnut St Marrero, LA	3.0	2.0	1600	$2,100	$1.31	4d	1	1.23mi
1124 Orchid Dr Harvey, LA	4.0	2.0	2118	$2,328	$1.10	23d	1	1.25mi
5027 Richland Dr Marrero, LA	2.0	1.5	1260	$1,500	$1.19	4d	1	1.27mi
5119 Oak Dr Marrero, LA	3.0	2.0	1624	$1,750	$1.08	14d	1	1.32mi
517 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,400	$1.17	43d	1	1.40mi
22 Gladiola Ct Marrero, LA	3.0	2.0	1933	$2,200	$1.14	43d	1	1.42mi
520 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,200	$1.00	43d	1	1.42mi
4000 Fir Ct Marrero, LA	3.0	2.0	1380	$1,800	$1.30	4d	1	1.44mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,800	$1.64	23d	1	1.50mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,650	$1.50	4d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $95,000 Active 42 DOM
2. 2026-06-17
   days on market $95,000 Active 41 DOM
3. 2026-06-16
   days on market $95,000 Active 40 DOM
4. 2026-06-15
   days on market $95,000 Active 39 DOM
5. 2026-06-13
   days on market $95,000 Active 37 DOM
6. 2026-06-10
   days on market $95,000 Active 34 DOM
7. 2026-06-09
   days on market $95,000 Active 33 DOM
8. 2026-06-08
   days on market $95,000 Active 32 DOM
9. 2026-06-07
   days on market $95,000 Active 31 DOM
10. 2026-06-03
    days on market $95,000 Active 27 DOM
11. 2026-06-02
    days on market $95,000 Active 26 DOM
12. 2026-06-01
    days on market $95,000 Active 25 DOM
13. 2026-05-31
    days on market $95,000 Active 24 DOM
14. 2026-05-07
    listed $95,000 Active
15. 2026-05-07
    listed $95,000 Active
16. 2023-07-24
    soldstatus $75,000
17. 2017-09-08
    soldstatus $70,000
18. 2016-03-08
    soldstatus $58,000
19. 2000-07-01
    soldstatus $44,000

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $764 · $64/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 9/10 Extreme 6 d/yr ≥109°F today · 16 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: $21,872
• − Mortgage interest: −$5,321
• − Property taxes: −$764
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$2,764
• Taxable income: $8,252
• Est. tax owed @ 24.0%: −$1,980
• After-tax cash flow: $7,284/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

+115.9% since first listed

6 events — show timeline

• 2026-05-07 Listed $95,000 AcadianaMLS
• 2026-05-07 Listed $95,000 GSREIN
• 2023-07-24 Sold (Public Records) $75,000 Public Records
• 2017-09-08 Sold (Public Records) $70,000 Public Records
• 2016-03-08 Sold (Public Records) $58,000 Public Records
• 2000-07-01 Sold (Public Records) $44,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $764 · +0.3% YoY. Source: county tax records.