5932 Becker St · Marrero, LA 70072

$180,000

3 bd · 2.0 ba · 1,109 sqft · SingleFamily · 77 Days on market

Built 1998 $162/sqft · 9% below area Est $197k · 9% 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 +19.7/30.0
• ARV discount +11.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.3/10.0
• 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

Welcome home to this comfortable 3-bedroom, 2-bathroom residence nestled in a Marrero neighborhood. The open living room and dining room combination creates an inviting, flexible space for everyday living and entertaining. A charming pass-through window from the kitchen to the dining area adds a functional touch that home cooks will love. Hard-surface flooring throughout means no carpet to worry about — making upkeep a breeze and the home for allergy-sensitive households. Situated in a well-established neighborhood with unbeatable convenience: big box retailers, local grocery stores, medical facilities, and a variety of dining options — from national franchises to beloved local eateries — are all within easy reach. Commuters will appreciate the quick access to the New Orleans Central Business District and the historic French Quarter. A solid, move-in ready home in a location that truly has it all.

Key facts

• Open living room
• Pass-through window
• Move-in ready home

Tags

• OPEN LIVING ROOM
• DINING ROOM COMBINATION
• PASS-THROUGH WINDOW
• HARD-SURFACE FLOORING
• WELL-ESTABLISHED NEIGHBORHOOD
• MOVE-IN READY HOME

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (7.2% below list).
• Recommended offer: $167k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 37% 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 77 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.
• Current owner paid $27k; list at $180k implies a 564% gain — meaningful room to come down on a strong offer.

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 $167,035 (7.2% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.93% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (median comp): $197,413
• List price: $180,000
• Delta: -8.82%
• 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
5929 Becker St	0.03mi	3/2.0	1,081 (-2%)	4mo	$167,500	$155	91
5909 N Oak Dr	0.10mi	3/2.0	1,072 (-3%)	11mo	$179,900	$168	81
5833 N Oak Dr	0.15mi	3/2.0	1,159 (+4%)	10mo	$175,000	$151	77
2625 Bay Adams Dr	0.41mi	3/1.0	1,095 (-1%)	1mo	$123,000	$112	74
5009 Rochester Dr	0.68mi	3/2.0	1,112 (+0%)	1mo	$180,000	$162	67
2720 Amigo Ave	0.55mi	3/2.0	1,045 (-6%)	0mo	$85,000	$81	65
5816 Glasco Dr	0.33mi	3/2.0	1,225 (+10%)	6mo	$183,000	$149	63
5841 Milladorn Ave	0.36mi	3/2.0	1,235 (+11%)	3mo	$205,000	$166	61
5153 Mount Shasta Dr	0.39mi	3/1.0	1,220 (+10%)	1mo	$165,000	$135	60
2876 Barataria Blvd	0.55mi	2/2.0 (-1)	1,050 (-5%)	4mo	$115,000	$110	57
2640 Taffy Dr	0.64mi	3/2.0	1,226 (+11%)	10mo	$220,000	$179	44
2700 Colony Ct	0.64mi	3/1.5	1,268 (+14%)	12mo	$95,000	$75	34

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: -13.0%
• Equity multiple: 0.54×
• Total profit: $-23,186
• Equity at exit: $26,839

10-year hold

• IRR: -7.2%
• Equity multiple: 0.58×
• Total profit: $-21,082
• Equity at exit: $15,563

Cash invested: $50,400 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,670 high
• Mortgage (P&I): −$944
• Tax from tax record: −$90 /mo · $1,074/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $145

Break-even live

Break-even rent $1,487

Max offer price $180,000

Occupancy floor 86%

Sensitivity live

Price	-10% $247	-5% $196	+0% $145	+5% $94	+10% $43
Rent	-10% $13	-5% $79	+0% $145	+5% $211	+10% $277
Rate	-1.0pp $235	-0.5pp $190	base $145	+0.5pp $98	+1.0pp $51

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5913 S Oak Dr Marrero, LA	4.0	2.0	1300	$1,950	$1.50	24d	1	0.14mi
5162 Mount Matterhorn Ave Marrero, LA	2.0	1.0	1000	$1,050	$1.05	5d	1	0.31mi
5160 Mount Matterhorn St Marrero, LA	2.0	1.0	1000	$1,050	$1.05	24d	1	0.31mi
116 Sunrise Dr Marrero, LA	3.0	1.5	1225	$1,750	$1.43	44d	1	0.56mi
2325 Wilton St Unit A Marrero, LA	2.0	1.0	1000	$1,200	$1.20	44d	1	0.62mi
5118 Ehret Rd Unit B Marrero, LA	3.0	2.5	1275	$1,800	$1.41	5d	1	0.71mi
2632 Dove Ave Unit NA Marrero, LA	3.0	2.0	1250	$1,650	$1.32	44d	1	0.90mi
2425 Ramsey Dr Marrero, LA	4.0	2.0	1500	$1,800	$1.20	2d	1	0.96mi
5128 Eden Roc Dr Marrero, LA	3.0	2.0	1400	$1,750	$1.25	5d	1	0.97mi
5045 Dueling Oaks Ave Marrero, LA	3.0	2.0	1300	$1,700	$1.31	24d	1	1.14mi
5007 Towering Oaks Ave Marrero, LA	3.0	2.0	1400	$1,700	$1.21	44d	1	1.25mi
1728 Irma St Marrero, LA	3.0	2.0	1450	$1,550	$1.07	24d	1	1.34mi
2417 Highland Meadows Dr Marrero, LA	4.0	2.0	1400	$1,950	$1.39	44d	1	1.41mi
1836 Plaza Dr Unit C Marrero, LA	3.0	1.0	1040	$1,700	$1.63	5d	1	1.48mi
1836 Plaza Dr Unit A Marrero, LA	3.0	1.0	1040	$1,700	$1.63	44d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $180,000 Active 77 DOM
2. 2026-06-17
   days on market $180,000 Active 76 DOM
3. 2026-06-16
   days on market $180,000 Active 75 DOM
4. 2026-06-15
   days on market $180,000 Active 74 DOM
5. 2026-06-13
   days on market $180,000 Active 72 DOM
6. 2026-06-10
   days on market $180,000 Active 69 DOM
7. 2026-06-09
   days on market $180,000 Active 68 DOM
8. 2026-06-08
   days on market $180,000 Active 67 DOM
9. 2026-06-07
   days on market $180,000 Active 66 DOM
10. 2026-06-03
    days on market $180,000 Active 62 DOM
11. 2026-06-02
    days on market $180,000 Active 61 DOM
12. 2026-06-01
    days on market $180,000 Active 60 DOM
13. 2026-05-31
    days on market $180,000 Active 59 DOM
14. 2026-03-31
    listed $180,000 Active 928-char remark

    Show marketing remark (913 chars)

    Welcome home to this comfortable 3-bedroom, 2-bathroom residence nestled in a Marrero neighborhood. The open living room and dining room combination creates an inviting, flexible space for everyday living and entertaining. A charming pass-through window from the kitchen to the dining area adds a functional touch that home cooks will love. Hard-surface flooring throughout means no carpet to worry about -- making upkeep a breeze and the home for allergy-sensitive households. Situated in a well-established neighborhood with unbeatable convenience: big box retailers, local grocery stores, medical facilities, and a variety of dining options -- from national franchises to beloved local eateries -- are all within easy reach. Commuters will appreciate the quick access to the New Orleans Central Business District and the historic French Quarter. A solid, move-in ready home in a location that truly has it all.

15. 2026-03-31
    listed $180,000 Active 913-char remark

    Show marketing remark (913 chars)

    Welcome home to this comfortable 3-bedroom, 2-bathroom residence nestled in a Marrero neighborhood. The open living room and dining room combination creates an inviting, flexible space for everyday living and entertaining. A charming pass-through window from the kitchen to the dining area adds a functional touch that home cooks will love. Hard-surface flooring throughout means no carpet to worry about -- making upkeep a breeze and the home for allergy-sensitive households. Situated in a well-established neighborhood with unbeatable convenience: big box retailers, local grocery stores, medical facilities, and a variety of dining options -- from national franchises to beloved local eateries -- are all within easy reach. Commuters will appreciate the quick access to the New Orleans Central Business District and the historic French Quarter. A solid, move-in ready home in a location that truly has it all.

16. 2014-01-24
    soldstatus $27,100
17. 2013-12-06
    listed $25,000
18. 2013-12-06
    listed $25,000
19. 1998-11-01
    soldstatus $64,900

ⓘ 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: $1,074 · $90/mo
• Projected year-2 tax: $1,074 · $90/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: $20,044
• − Mortgage interest: −$10,083
• − Property taxes: −$1,074
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$5,236
• Taxable loss: −$1,254
• Est. tax savings @ 24.0%: +$301
• After-tax cash flow: $2,037/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

+177.3% since first listed

6 events — show timeline

• 2026-03-31 Listed $180,000 AcadianaMLS
• 2026-03-31 Listed $180,000 GSREIN
• 2014-01-24 Sold (MLS) $27,100 GSREIN
• 2013-12-06 Listed $25,000 AcadianaMLS
• 2013-12-06 Listed $25,000 GSREIN
• 1998-11-01 Sold (Public Records) $64,900 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,074 · +0.3% YoY. Source: county tax records.