1351 S Dilton St · Metairie, LA 70003

$69,900

2 bd · 1.0 ba · 798 sqft · SingleFamily · 139 Days on market

Built 1980 2,613 sqft lot $88/sqft · 61% 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 +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

Listing remarks MLS

NEW LOW PRICE!!! Very Quaint and affordable, 2 bedroom cottage with front porch located in the heart of Metairie! This home was fully renovated in 2023 with modern amenities. Improvements included new roof, flooring, siding, and more. The location is convenient to shopping, restaurants, schools and parks. This is a great opportunity for either the owner/occupant purchaser or investor looking for a move-in ready home. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

Key facts

• Fully renovated
• New siding
• Front porch

Tags

• FRONT PORCH
• FULLY RENOVATED
• NEW ROOF
• NEW FLOORING
• NEW SIDING
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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); 226 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $60k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 2.02% ✓
• Cap rate: 17.70%
• Cash-on-cash: 40.73%
• DSCR: 2.81
• GRM: 4.1

CMA / ARV

• ARV (median comp): $178,225
• List price: $69,900
• Delta: -55.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7916 Jay St	0.31mi	2/1.0	750 (-6%)	14mo	$213,000	$284	64
617 Thirba St	0.46mi	2/1.0	764 (-4%)	12mo	$175,000	$229	61
801 Cathy Ave	0.56mi	2/1.0	866 (+8%)	6mo	$185,000	$214	55
7716 Richard St	0.62mi	3/1.0 (+1)	858 (+8%)	0mo	$205,000	$239	53
713 Cathy Ave	0.53mi	2/1.0	750 (-6%)	15mo	$210,000	$280	52

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 · 2.15% rent growth · sell at horizon

5-year hold

• IRR: 36.3%
• Equity multiple: 2.52×
• Total profit: $29,789
• Equity at exit: $10,422

10-year hold

• IRR: 42.5%
• Equity multiple: 4.86×
• Total profit: $75,600
• Equity at exit: $6,044

Cash invested: $19,572 (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 70003

• Rents YoY: 2.1%
• Active inventory: 226
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$367
• Tax from tax record: −$55 /mo · $659/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $664

Break-even live

Break-even rent $570

Max offer price $69,900

Occupancy floor 48%

Sensitivity live

Price	-10% $704	-5% $684	+0% $664	+5% $645	+10% $625
Rent	-10% $553	-5% $609	+0% $664	+5% $720	+10% $776
Rate	-1.0pp $700	-0.5pp $682	base $664	+0.5pp $646	+1.0pp $628

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 N Wilson St Metairie, LA	2.0	1.0	900	$1,175	$1.31	25d	1	0.32mi
512 N Howard Ave Metairie, LA	2.0	1.0	1000	$1,650	$1.65	5d	1	0.44mi
10521 Alan St Unit 10521 River Ridge, LA	2.0	1.0	740	$1,150	$1.55	45d	1	0.45mi
110 N Cumberland St Metairie, LA	1.0	1.0	646	$1,100	$1.70	4d	1	0.69mi
216 Marion Ct New Orleans, LA	2.0	1.0	750	$1,300	$1.73	25d	1	0.79mi
10542 Jefferson Hwy Apt 12 River Ridge, LA	1.0	1.0	714	$925	$1.30	45d	1	0.86mi
10542 Jefferson Hwy Apt 11 River Ridge, LA	2.0	1.0	748	$1,095	$1.46	45d	1	0.86mi
10542 Jefferson Hwy Unit 9 River Ridge, LA	1.0	1.0	714	$895	$1.25	45d	1	0.86mi
621 S Bengal Rd Metairie, LA	3.0	2.0	900	$1,600	$1.78	4d	1	0.87mi
2100 Sawmill Rd New Orleans, LA	1.0–2.0	1.0–2.5	959	$1,465	$1.53	3d	22	0.92mi
1936 Hickory Ave Unit A Harahan, LA	2.0	1.5	1100	$1,350	$1.23	45d	1	1.01mi
1217 N Cumberland St Metairie, LA	3.0	1.0	1022	$2,100	$2.05	5d	1	1.03mi
2038 Dickory Ave Unit 1D Elmwood, LA	1.0	1.0	720	$950	$1.32	25d	1	1.07mi
2038 Dickory Ave Unit 2A Elmwood, LA	1.0	1.0	720	$1,050	$1.46	45d	1	1.07mi
5855 Walnut Creek Rd New Orleans, LA	1.0–2.0	1.0	771	$1,180	$1.53	3d	9	1.14mi
2006 Oak Creek Rd Unit 218 River Ridge, LA	1.0	1.0	893	$1,245	$1.39	21d	1	1.16mi
2006 Oak Creek Rd Unit 342 River Ridge, LA	1.0	1.0	893	$1,265	$1.42	22d	1	1.16mi
2006 Oak Creek Rd Unit 223 River Ridge, LA	1.0	1.0	912	$1,195	$1.31	45d	1	1.16mi
2006 Oak Creek Rd Unit 311 River Ridge, LA	2.0	2.0	1111	$1,405	$1.26	45d	1	1.16mi
2006 Oak Creek Rd Unit 221 River Ridge, LA	2.0	2.0	1111	$1,395	$1.26	25d	1	1.16mi
2006 Oak Creek Rd Unit 330 River Ridge, LA	1.0	1.0	912	$1,220	$1.34	3d	1	1.16mi
2001 Oak Creek Rd New Orleans, LA	1.0–2.0	1.0–2.0	880	$1,420	$1.61	3d	7	1.20mi
5757 Hickory Creek Rd Unit 141 River Ridge, LA	1.0	1.0	820	$1,405	$1.71	5d	1	1.20mi
5757 Hickory Creek Rd Unit 129 River Ridge, LA	1.0	1.0	820	$1,420	$1.73	5d	1	1.20mi
5757 Hickory Creek Rd Unit 318 River Ridge, LA	2.0	2.0	1050	$1,445	$1.38	45d	1	1.20mi
5757 Hickory Creek Rd Unit 116 River Ridge, LA	1.0	1.0	820	$1,255	$1.53	45d	1	1.20mi
5757 Hickory Creek Rd Unit 240 River Ridge, LA	1.0	1.0	830	$1,190	$1.43	45d	1	1.20mi
1001 Maine Ave Kenner, LA	2.0	1.0	985	$1,600	$1.62	45d	1	1.20mi
512 Oriole St Metairie, LA	2.0	1.0	996	$1,390	$1.40	45d	1	1.22mi
512 Oriole St Unit 512 Metairie, LA	2.0	1.0	996	$1,390	$1.40	25d	1	1.22mi
1108 Maryland Ave Kenner, LA	3.0	1.0	1050	$2,050	$1.95	15d	1	1.23mi
5819 Hickory Creek Rd Unit 232 Elmwood, LA	2.0	2.0	1100	$1,575	$1.43	3d	1	1.25mi
5819 Hickory Creek Rd Unit 334 Elmwood, LA	1.0	1.0	844	$1,185	$1.40	22d	1	1.25mi
5819 Hickory Creek Rd Unit 349 Elmwood, LA	1.0	1.0	844	$1,175	$1.39	22d	1	1.25mi
5819 Hickory Creek Rd Unit 315 Elmwood, LA	2.0	2.0	1100	$1,510	$1.37	15d	1	1.25mi
5819 Hickory Creek Rd Unit 260 Elmwood, LA	2.0	2.0	1100	$1,675	$1.52	3d	1	1.25mi
5819 Hickory Creek Rd Unit 221 Elmwood, LA	1.0	1.0	896	$1,190	$1.33	21d	1	1.25mi
5819 Hickory Creek Rd Unit 201 Elmwood, LA	2.0	2.0	1100	$1,485	$1.35	45d	1	1.25mi
5819 Hickory Creek Rd Unit 327 Elmwood, LA	1.0	1.0	844	$1,165	$1.38	22d	1	1.25mi
5819 Hickory Creek Rd Unit 254 Elmwood, LA	1.0	1.0	896	$1,195	$1.33	22d	1	1.25mi

Listing history 24 events

1. 2026-06-21
   pricedays on market $69,900 Active 139 DOM
2. 2026-06-18
   days on market $79,900 Active 136 DOM
3. 2026-06-17
   days on market $79,900 Active 135 DOM
4. 2026-06-16
   days on market $79,900 Active 134 DOM
5. 2026-06-15
   days on market $79,900 Active 133 DOM
6. 2026-06-13
   days on market $79,900 Active 131 DOM
7. 2026-06-10
   statusdays on market $79,900 Active 128 DOM
8. 2026-05-19
   status Pending 518-char remark

   Show marketing remark (518 chars)

   NEW LOW PRICE!!! Very Quaint and affordable, 2 bedroom cottage with front porch located in the heart of Metairie! This home was fully renovated in 2023 with modern amenities. Improvements included new roof, flooring, siding, and more. The location is convenient to shopping, restaurants, schools and parks. This is a great opportunity for either the owner/occupant purchaser or investor looking for a move-in ready home. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

9. 2026-05-19
   status Pending 518-char remark

   Show marketing remark (518 chars)

   NEW LOW PRICE!!! Very Quaint and affordable, 2 bedroom cottage with front porch located in the heart of Metairie! This home was fully renovated in 2023 with modern amenities. Improvements included new roof, flooring, siding, and more. The location is convenient to shopping, restaurants, schools and parks. This is a great opportunity for either the owner/occupant purchaser or investor looking for a move-in ready home. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

10. 2026-04-07
    price $79,900 518-char remark

    Show marketing remark (518 chars)

    NEW LOW PRICE!!! Very Quaint and affordable, 2 bedroom cottage with front porch located in the heart of Metairie! This home was fully renovated in 2023 with modern amenities. Improvements included new roof, flooring, siding, and more. The location is convenient to shopping, restaurants, schools and parks. This is a great opportunity for either the owner/occupant purchaser or investor looking for a move-in ready home. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

11. 2026-04-07
    price $79,900 518-char remark

    Show marketing remark (518 chars)

    NEW LOW PRICE!!! Very Quaint and affordable, 2 bedroom cottage with front porch located in the heart of Metairie! This home was fully renovated in 2023 with modern amenities. Improvements included new roof, flooring, siding, and more. The location is convenient to shopping, restaurants, schools and parks. This is a great opportunity for either the owner/occupant purchaser or investor looking for a move-in ready home. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

12. 2026-03-06
    price $89,900 518-char remark

    Show marketing remark (518 chars)

    NEW LOW PRICE!!! Very Quaint and affordable, 2 bedroom cottage with front porch located in the heart of Metairie! This home was fully renovated in 2023 with modern amenities. Improvements included new roof, flooring, siding, and more. The location is convenient to shopping, restaurants, schools and parks. This is a great opportunity for either the owner/occupant purchaser or investor looking for a move-in ready home. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

13. 2026-03-06
    price $89,900 518-char remark

    Show marketing remark (518 chars)

    NEW LOW PRICE!!! Very Quaint and affordable, 2 bedroom cottage with front porch located in the heart of Metairie! This home was fully renovated in 2023 with modern amenities. Improvements included new roof, flooring, siding, and more. The location is convenient to shopping, restaurants, schools and parks. This is a great opportunity for either the owner/occupant purchaser or investor looking for a move-in ready home. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

14. 2026-02-18
    price $99,900 518-char remark

    Show marketing remark (518 chars)

    NEW LOW PRICE!!! Very Quaint and affordable, 2 bedroom cottage with front porch located in the heart of Metairie! This home was fully renovated in 2023 with modern amenities. Improvements included new roof, flooring, siding, and more. The location is convenient to shopping, restaurants, schools and parks. This is a great opportunity for either the owner/occupant purchaser or investor looking for a move-in ready home. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

15. 2026-02-18
    price $99,900 518-char remark

    Show marketing remark (518 chars)

    NEW LOW PRICE!!! Very Quaint and affordable, 2 bedroom cottage with front porch located in the heart of Metairie! This home was fully renovated in 2023 with modern amenities. Improvements included new roof, flooring, siding, and more. The location is convenient to shopping, restaurants, schools and parks. This is a great opportunity for either the owner/occupant purchaser or investor looking for a move-in ready home. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

16. 2026-01-12
    listed $129,900 Active 518-char remark

    Show marketing remark (518 chars)

    NEW LOW PRICE!!! Very Quaint and affordable, 2 bedroom cottage with front porch located in the heart of Metairie! This home was fully renovated in 2023 with modern amenities. Improvements included new roof, flooring, siding, and more. The location is convenient to shopping, restaurants, schools and parks. This is a great opportunity for either the owner/occupant purchaser or investor looking for a move-in ready home. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

17. 2026-01-12
    listed $129,900 Active 518-char remark

    Show marketing remark (518 chars)

    NEW LOW PRICE!!! Very Quaint and affordable, 2 bedroom cottage with front porch located in the heart of Metairie! This home was fully renovated in 2023 with modern amenities. Improvements included new roof, flooring, siding, and more. The location is convenient to shopping, restaurants, schools and parks. This is a great opportunity for either the owner/occupant purchaser or investor looking for a move-in ready home. Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

18. 2024-12-30
    price $129,000
19. 2024-12-30
    price $129,000
20. 2024-07-01
    listed $139,000 Active
21. 2022-11-29
    historical
22. 2021-06-22
    listed $49,900
23. 2020-01-20
    listed $49,900
24. 1977-11-01
    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: $659 · $55/mo
• Projected year-2 tax: $659 · $55/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,936
• − Mortgage interest: −$3,915
• − Property taxes: −$659
• − Insurance: −$350
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$2,033
• Taxable income: $7,269
• Est. tax owed @ 24.0%: −$1,744
• After-tax cash flow: $6,228/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

+60.1% since first listed

17 events — show timeline

• 2026-05-19 Pending — AcadianaMLS
• 2026-05-19 Pending — GSREIN
• 2026-04-07 Price Changed $79,900 AcadianaMLS
• 2026-04-07 Price Changed $79,900 GSREIN
• 2026-03-06 Price Changed $89,900 AcadianaMLS
• 2026-03-06 Price Changed $89,900 GSREIN
• 2026-02-18 Price Changed $99,900 AcadianaMLS
• 2026-02-18 Price Changed $99,900 GSREIN
• 2026-01-12 Listed $129,900 GSREIN
• 2026-01-12 Listed $129,900 AcadianaMLS
• 2024-12-30 Price Changed $129,000 AcadianaMLS
• 2024-12-30 Price Changed $129,000 GSREIN
• 2024-07-01 Listed $139,000 AcadianaMLS
• 2022-11-29 Rental Removed — RENT.
• 2021-06-22 Listed $49,900 AcadianaMLS
• 2020-01-20 Listed $49,900 AcadianaMLS
• 1977-11-01 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $659 · +5.2% YoY. Source: county tax records.