620 Gaudet Dr · Marrero, LA 70072

$139,900

2 bd · 1.0 ba · 1,015 sqft · SingleFamily · 1 Days on market

Built 1968 4,499 sqft lot Est $155k · 10% 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 +24.8/30.0
• ARV discount +12.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.1/10.0
• 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

OPEN HOUSE SATURDAY THE 20th 10am-1130am Be home for the HOLIDAYS! Cute and cozy. Move in ready. 2 large bedrooms 1 bath and eat in kitchen. Located just from the Westbank Expressway with access to the GNO or HUEY P for access to everything you are looking for. X flood, roof 5yrs old. Come see for yourself......

Key facts

• 4,499 sq ft lot
• Parking
• Built 1968

Property features AI

Finance

• Other: Listing information indicates record was human-modified
• Financial info: No investor or income/expense details provided
• HOA & community: HOA information not provided

Exterior

• Parking: Driveway
• Security: Security features not specified
• Utilities: Public water; Public sewer
• Home design: Single-story home; Raised foundation
• Construction: Shingle roof; Raised foundation (repeat consolidated under home design); Built year not provided; Construction materials not specified
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 45 x 195

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 4 rooms; Average condition
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 8.8% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 34% 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 18y 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 $139,900

Questions for the listing agent

1. Built in 1968 — 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: 1.11% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.12%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $155,295
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 Ave B	0.20mi	3/1.0 (+1)	1,044 (+3%)	3mo	$160,000	$153	78
604 Macarthur Ave	0.34mi	2/1.0	1,020 (+0%)	6mo	$178,000	$175	78
512 Allo Ave	0.17mi	2/2.0	1,050 (+3%)	6mo	$189,000	$180	77
639 Allo Ave	0.04mi	2/1.0	1,103 (+9%)	11mo	$160,000	$145	74
739 Avenue A Ave	0.19mi	2/1.0	963 (-5%)	11mo	$139,000	$144	74
501 Gaudet Dr	0.21mi	2/1.0	902 (-11%)	12mo	$137,000	$152	62
813 2nd Ave	0.52mi	3/1.0 (+1)	1,010 (-0%)	11mo	$157,000	$155	61
818 Avenue A Ave	0.28mi	2/1.0	900 (-11%)	9mo	$134,900	$150	60
713 5th Ave	0.31mi	2/1.0	872 (-14%)	13mo	$80,000	$92	52
504 Avenue C Ave	0.28mi	3/1.0 (+1)	1,160 (+14%)	9mo	$190,000	$164	51
508 Avenue F	0.42mi	2/1.0	1,152 (+14%)	10mo	$144,000	$125	50
1108 Allo St	0.58mi	2/1.0	888 (-12%)	11mo	$152,000	$171	43

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-10,882
• Equity at exit: $20,860

10-year hold

• IRR: -0.9%
• Equity multiple: 0.95×
• Total profit: $-2,129
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,553 high
• Mortgage (P&I): −$734
• Tax from tax record: −$137 /mo · $1,647/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $231

Break-even live

Break-even rent $1,260

Max offer price $139,900

Occupancy floor 80%

Sensitivity live

Price	-10% $311	-5% $271	+0% $231	+5% $192	+10% $152
Rent	-10% $109	-5% $170	+0% $231	+5% $293	+10% $354
Rate	-1.0pp $302	-0.5pp $267	base $231	+0.5pp $195	+1.0pp $158

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
728 Lydia Ct Marrero, LA	3.0	3.5	1500	$2,600	$1.73	5d	1	0.14mi
519 Farrington Dr Marrero, LA	2.0	1.0	955	$1,500	$1.57	44d	1	0.21mi
509 Avenue A Marrero, LA	2.0	2.0	812	$1,700	$2.09	44d	1	0.22mi
511 Avenue B Marrero, LA	3.0	1.0	1044	$1,650	$1.58	44d	1	0.24mi
629 Bellanger St Harvey, LA	2.0	1.0	970	$1,200	$1.24	44d	1	0.24mi
605 Bellanger St Harvey, LA	2.0	1.0	1008	$1,500	$1.49	44d	1	0.26mi
729 5th Ave Harvey, LA	2.0	2.0	975	$1,450	$1.49	45d	1	0.30mi
4200 4th St Marrero, LA	2.0	1.0	700	$1,000	$1.43	44d	1	0.35mi
4200 4th St Apt E Marrero, LA	2.0	1.0	700	$1,000	$1.43	24d	1	0.35mi
500 Avenue D Marrero, LA	3.0	1.0	1000	$1,500	$1.50	44d	1	0.35mi
506 MacArthur Ave Harvey, LA	2.0	1.0	824	$1,200	$1.46	5d	1	0.41mi
539 Avenue G Unit G Marrero, LA	2.0	1.0	1105	$1,400	$1.27	24d	1	0.46mi
1028 Gaudet Dr Marrero, LA	3.0	1.5	1420	$1,800	$1.27	44d	1	0.47mi
508 Avenue G Unit A Marrero, LA	3.0	2.0	1062	$1,550	$1.46	44d	1	0.49mi
512 Avenue G Unit G Marrero, LA	3.0	2.0	1418	$1,995	$1.41	15d	1	0.50mi
4824 4th St Unit A Marrero, LA	2.0	1.5	1100	$1,250	$1.14	44d	1	0.51mi
1100 Avenue A Marrero, LA	2.0	1.0	1200	$1,500	$1.25	44d	1	0.54mi
1121 Farrington Dr Marrero, LA	3.0	1.0	1000	$1,750	$1.75	5d	1	0.59mi
526 Brown Ave Harvey, LA	2.0	1.0	903	$1,350	$1.50	24d	1	1.01mi
2416 4th St Harvey, LA	1.0	1.0	750	$1,000	$1.33	44d	1	1.02mi
5160 Evans Dr Marrero, LA	3.0	1.0	1000	$1,500	$1.50	44d	1	1.07mi
320 Marrero Rd Marrero, LA	2.0	1.0	900	$1,200	$1.33	44d	1	1.09mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,800	$1.64	24d	1	1.10mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,650	$1.50	5d	1	1.10mi
938 Brown Ave Unit 103 Harvey, LA	2.0	1.0	800	$950	$1.19	5d	1	1.12mi
2110 Willow St Unit C Harvey, LA	2.0	1.0	975	$1,155	$1.18	44d	1	1.15mi
2108 Willow St Unit A Harvey, LA	1.0	1.0	800	$895	$1.12	5d	1	1.16mi
1553 Avenue A Marrero, LA	1.0	1.0	700	$1,250	$1.79	44d	1	1.17mi
4000 Fir Ct Marrero, LA	3.0	2.0	1380	$1,800	$1.30	5d	1	1.23mi
420 Fairmont St Harvey, LA	1.0	1.0	840	$1,195	$1.42	5d	1	1.24mi
3969 Tchoupitoulas St Unit D New Orleans, LA	2.0	2.0	965	$2,100	$2.18	24d	1	1.25mi
3639 Tchoupitoulas St New Orleans, LA	1.0	1.0	800	$1,400	$1.75	24d	1	1.25mi
1113 Scotsdale Dr Unit D Harvey, LA	2.0	1.0	800	$1,175	$1.47	5d	1	1.32mi
433 Olive Ave Harvey, LA	3.0	1.0	1104	$1,600	$1.45	24d	1	1.33mi
429 Olive Ave Harvey, LA	3.0	1.0	1067	$1,500	$1.41	24d	1	1.33mi
627 Milan St New Orleans, LA	2.0	2.0	1140	$1,700	$1.49	24d	1	1.35mi
4535 Tchoupitoulas St New Orleans, LA	3.0	1.0	973	$1,595	$1.64	24d	1	1.36mi
2407 Florence St Harvey, LA	2.0	2.0	945	$1,700	$1.80	24d	1	1.38mi
604 Jena St New Orleans, LA	2.0	2.0	1200	$4,500	$3.75	44d	1	1.39mi
532 Chalmette St Harvey, LA	3.0	1.0	1224	$1,450	$1.18	3d	1	1.41mi

Listing history 2 events

1. 2026-06-18
   remarks 316-char remark
2. 2026-06-18
   listed $139,900 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: $1,647 · $137/mo
• Projected year-2 tax: $1,647 · $137/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 ≥108°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: $18,638
• − Mortgage interest: −$7,837
• − Property taxes: −$1,647
• − Insurance: −$1,497
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$4,070
• Taxable income: $606
• Est. tax owed @ 24.0%: −$145
• After-tax cash flow: $2,631/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

+194.5% since first listed

20 events — show timeline

• 2026-06-17 Listed $139,900 AcadianaMLS
• 2026-06-17 Listed $139,900 GSREIN
• 2018-11-19 Sold (Public Records) $125,000 Public Records
• 2018-11-19 Sold (MLS) $125,000 GSREIN
• 2018-10-10 Pending — GSREIN
• 2018-10-08 Listed $124,900 AcadianaMLS
• 2018-10-08 Listed $124,900 GSREIN
• 2015-12-13 Listing Removed — GSREIN
• 2015-10-16 Price Changed $114,900 GSREIN
• 2015-07-17 Price Changed $119,800 GSREIN
• 2015-06-12 Listed $125,000 GSREIN
• 2015-06-12 Listed $114,900 AcadianaMLS
• 2010-02-15 Listed $120,000 GSREIN
• 2010-02-15 Listed $120,000 AcadianaMLS
• 2008-06-03 Listed $129,000 GSREIN
• 2008-06-03 Listed $124,800 GSREIN
• 2008-06-03 Listed $129,000 AcadianaMLS
• 2008-06-03 Listed $124,800 AcadianaMLS
• 2006-05-23 Sold (Public Records) $120,000 Public Records
• 1983-07-01 Sold (Public Records) $47,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,647 · +0.3% YoY. Source: county tax records.