2500 Manson Ave #420 · Metairie, LA 70001

$80,000

2 bd · 1.5 ba · 967 sqft · Condo · 14 Days on market

Built 1978 $511/mo HOA · 37% of rent

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Why this score? — see what drove the D+ 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 +15.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained residences with an efficient layout, abundant natural light, and a practical flow for everyday comfort. Kitchens feature ample cabinetry and counter space; bedrooms provide generous closets. Enjoy on-site amenities and low-maintenance living with HOA-covered exterior upkeep. Prime Metairie location close by Veterans, Causeway, and I-10--minutes to shopping, dining, healthcare, and Lake Pontchartrain. Units 419 & 420 offered together for flexible living or investment or separately.

Key facts

• Ample cabinetry
• Generous closets
• On-site amenities

Tags

• EFFICIENT LAYOUT
• ABUNDANT NATURAL LIGHT
• AMPLE CABINETRY
• GENEROUS CLOSETS
• ON-SITE AMENITIES
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• Other: Pets allowed (cats and dogs OK; no pet restrictions listed)
• HOA & community: Association fee applies (includes electricity and gas); Common grounds/area

Exterior

• Parking: Two parking spaces
• Utilities: Well water; Sewer not available
• Home design: 2-story property; Very good condition; Has home warranty
• Construction: Brick veneer and vinyl siding; Shingle roof
• Exterior features: Covered wood porch/patio; City lot

Interior

• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Accessibility features; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $29 ($347/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 6.7% 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 soft (-0.0%/yr); 208 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 18 sale attempts since 21y 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: HOA is 37% of rent.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.71% ✓
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.34×
• Total profit: $-14,810
• Equity at exit: $11,928

10-year hold

• IRR: -37.3%
• Equity multiple: -0.10×
• Total profit: $-24,713
• Equity at exit: $6,917

Cash invested: $22,400 (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 70001

• Rents YoY: -0.0%
• Active inventory: 208
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$420
• Tax from tax record: −$90 /mo · $1,079/yr
• Insurance: −$33
• HOA: −$511
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $29

Break-even live

Break-even rent $1,334

Max offer price $80,000

Occupancy floor 93%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4048 Durand St Apt 3 Metairie, LA	2.0	1.5	1000	$1,300	$1.30	44d	1	0.00mi
2500 Richland Ave Unit D Metairie, LA	2.0	1.5	980	$1,375	$1.40	4d	1	0.03mi
2500 Manson Ave Metairie, LA	2.0	1.5	1000	$1,350	$1.35	23d	1	0.06mi
2509 Giuffrias Ave #516 Metairie, LA	1.0	1.0	900	$1,175	$1.31	23d	1	0.06mi
2509 Giuffrias Ave #510 Metairie, LA	1.0	1.0	900	$1,175	$1.31	44d	1	0.06mi
4056 Durand St Unit 2 Metairie, LA	2.0	1.5	1000	$1,300	$1.30	44d	1	0.08mi
2401 Pasadena Ave Unit 9 Metairie, LA	1.0	1.0	600	$950	$1.58	44d	1	0.12mi
2513 Pasadena Ave #303 Metairie, LA	1.0	1.0	800	$1,100	$1.38	4d	1	0.13mi
2513 Pasadena Ave #203 Metairie, LA	1.0	1.0	643	$1,100	$1.71	23d	1	0.13mi
2416 Pasadena Ave Unit 308-2 Metairie, LA	2.0	1.0	775	$1,195	$1.54	4d	1	0.15mi
2220 Cleary Ave Metairie, LA	1.0–2.0	1.0	806	$1,429	$1.77	1d	6	0.18mi
2224 Pasadena Ave Unit 208 Metairie, LA	1.0	1.0	550	$885	$1.61	44d	1	0.20mi
4216 Eporia St Unit D Metairie, LA	2.0	1.5	1000	$1,500	$1.50	23d	1	0.21mi
2413 Houma Blvd Metairie, LA	1.0	1.0	925	$1,750	$1.89	44d	1	0.24mi
2417 Houma Blvd Metairie, LA	2.0	1.0	1000	$1,700	$1.70	4d	1	0.24mi
2417 Houma Blvd Unit B Metairie, LA	2.0	1.0	950	$1,775	$1.87	23d	1	0.24mi
2417 Houma Blvd Unit D Metairie, LA	2.0	1.0	1000	$1,800	$1.80	23d	1	0.24mi
2129 Pasadena Ave Apt C Metairie, LA	2.0	1.0	1085	$1,250	$1.15	44d	1	0.24mi
2509 Houma Blvd Unit 103 Metairie, LA	2.0	2.0	900	$1,400	$1.56	44d	1	0.24mi
2509 Houma Blvd Unit 301 Metairie, LA	2.0	2.0	1000	$1,500	$1.50	23d	1	0.24mi
2121 Cleary Ave Unit 5 Metairie, LA	1.0	1.0	526	$875	$1.66	23d	1	0.27mi
2500 Houma Blvd #322 Metairie, LA	1.0	1.0	625	$1,550	$2.48	44d	1	0.29mi
2500 Houma Blvd #320 Metairie, LA	1.0	1.0	590	$1,195	$2.03	20d	1	0.29mi
2500 Houma Blvd #222 Metairie, LA	1.0	1.0	590	$1,450	$2.46	44d	1	0.29mi
3113 Cleary Ave Metairie, LA	2.0	1.0	946	$1,148	$1.21	44d	1	0.37mi
2713 Kingman St Unit D Metairie, LA	2.0	1.0	940	$1,250	$1.33	23d	1	0.38mi
2713 Kingman St Unit C Metairie, LA	2.0	1.0	940	$1,250	$1.33	44d	1	0.38mi
3017 Lake Villa Dr Unit 4 Metairie, LA	2.0	1.0	655	$1,050	$1.60	44d	1	0.38mi
3100 Lake Villa Dr Metairie, LA	1.0	1.0	1100	$1,800	$1.64	44d	1	0.41mi
3000 Independence St Metairie, LA	2.0	1.5	1000	$1,200	$1.20	44d	2	0.44mi
3009 Houma Blvd Unit D Metairie, LA	2.0	1.5	900	$1,500	$1.67	44d	1	0.47mi
3009 Houma Blvd Unit A Metairie, LA	2.0	1.5	900	$1,450	$1.61	23d	1	0.47mi
3015 Jodie Pl Metairie, LA	2.0	1.0	1000	$1,275	$1.27	23d	1	0.54mi
2330 Edenborn Ave #227 Metairie, LA	1.0	1.0	550	$975	$1.77	44d	1	0.67mi
2330 Edenborn Ave #107 Metairie, LA	1.0	1.0	550	$1,125	$2.05	44d	1	0.67mi
2330 Edenborn Ave #205 Metairie, LA	1.0	1.0	550	$1,100	$2.00	23d	1	0.67mi
2330 Edenborn Ave #321 Metairie, LA	1.0	1.0	544	$1,100	$2.02	4d	1	0.67mi
4752 W Napoleon Ave #6 Metairie, LA	1.0	1.0	950	$1,100	$1.16	4d	1	0.75mi
2301 Edenborn Ave #1007 Metairie, LA	2.0	1.0	864	$1,200	$1.39	44d	1	0.76mi
2301 Edenborn Ave #507 Metairie, LA	2.0	1.0	830	$1,450	$1.75	44d	1	0.76mi

HOA detail condo

• Monthly dues: $511 · $6,132/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $80,000 Active 14 DOM
2. 2026-06-17
   days on market $80,000 Active 13 DOM
3. 2026-06-16
   days on market $80,000 Active 12 DOM
4. 2026-06-15
   days on market $80,000 Active 11 DOM
5. 2026-06-13
   days on market $80,000 Active 9 DOM
6. 2026-06-10
   days on market $80,000 Active 6 DOM
7. 2026-06-09
   days on market $80,000 Active 5 DOM
8. 2026-06-08
   days on market $80,000 Active 4 DOM
9. 2026-06-07
   remarks 502-char remark
10. 2026-06-07
    listed $80,000 Active 3 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: $1,079 · $90/mo
• Projected year-2 tax: $1,079 · $90/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: $16,446
• − Mortgage interest: −$4,481
• − Property taxes: −$1,079
• − Insurance: −$400
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − HOA: −$6,132
• − Depreciation: −$2,327
• Taxable loss: −$605
• Est. tax savings @ 24.0%: +$145
• After-tax cash flow: $492/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): 38,950
• Household income: $67,923
• Rent vs Own: 48.6% rent · 51.4% own
• Severe rent burden: 1988.0

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 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 17% Black 15% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 1% Cuban 2%
• Common ancestry: Lithuanian 13% Italian 1% Hispanic 1%
• Foreign-born: 12% · Canada, China, Philippines
• Languages at home: 84% English-only · Spanish 12% Arabic 1% Other Indo-European 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: ▼ -296.45%
• Current HPI: 151.4615
• Rent YoY: ▬ -0.04%
• 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

+142.4% since first listed

34 events — show timeline

• 2026-06-04 Listed $80,000 AcadianaMLS
• 2026-06-04 Listed $80,000 GSREIN
• 2026-04-23 Rental Removed $1,500 RAAMLS
• 2026-03-18 Listed for Rent $1,450 RAAMLS
• 2026-03-18 Rental Removed $1,500 GSREIN
• 2025-08-24 Listed for Rent $1,500 GSREIN
• 2025-06-26 Rental Removed $1,500 GSREIN
• 2024-12-31 Price Changed $1,500 GSREIN
• 2024-12-17 Listed for Rent $1,600 GSREIN
• 2024-10-01 Sold (MLS) $90,000 GSREIN
• 2024-09-06 Contingent — GSREIN
• 2024-09-01 Listed $105,000 AcadianaMLS
• 2024-09-01 Listed $105,000 GSREIN
• 2024-01-06 Rental Removed $1,300 GSREIN
• 2023-11-01 Listed for Rent $1,300 GSREIN
• 2023-07-17 Listed $112,000 AcadianaMLS
• 2020-10-26 Sold (Public Records) $55,000 Public Records
• 2020-10-15 Sold (MLS) $55,000 GSREIN
• 2020-09-16 Pending — GSREIN
• 2020-08-18 Listed $60,000 AcadianaMLS
• 2020-08-18 Listed $60,000 GSREIN
• 2018-10-26 Listed $65,000 AcadianaMLS
• 2014-04-15 Sold (MLS) $15,500 GSREIN
• 2013-09-23 Sold (Public Records) $60,100 Public Records
• 2013-08-19 Listed $15,900 AcadianaMLS
• 2013-08-19 Listed $15,900 GSREIN
• 2008-04-29 Listed $119,900 AcadianaMLS
• 2008-04-29 Listed $119,900 GSREIN
• 2008-04-29 Sold (MLS) $119,900 GSREIN
• 2006-02-24 Sold (Public Records) $75,100 Public Records
• 2005-11-01 Sold (MLS) $75,100 GSREIN
• 2005-08-02 Listed $75,000 AcadianaMLS
• 2005-08-02 Listed $75,000 GSREIN
• 2001-10-01 Sold (Public Records) $33,000 Public Records

Property tax history

+13.5%/yr

Latest (2025): $1,079 · +52.1% YoY. Source: county tax records.