6400 Rosalie Ct · Metairie, LA 70003

$124,900

3 bd · 2.0 ba · 1,710 sqft · SingleFamily · 11 Days on market

Built 1966 6,298 sqft lot ↓ 9% since listing

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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

Bring your vision. This home has good bones. At this price this home will not last long. Selling As-is. Buyer to assume any violations/liens cited by the city/parish. Buyer will conduct due diligence. Schedule your showing today.

Key facts

• 6,298 sq ft lot
• Parking
• Built 1966

Property features AI

Exterior

• Parking: Covered carport with one space
• Utilities: Public water; Public sewer
• Home design: One-story brick home; Slab foundation; Property in poor condition
• Construction: Brick construction; Built on a slab foundation
• Exterior features: Fenced yard; Concrete patio/porch; City lot; Rectangular lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carbon monoxide detector; Smoke detector(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 11.8% 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); 224 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 33% of the median local income ($76k/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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 100626% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $124,900

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.68% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.78%
• DSCR: 1.88
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $302,670
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2201 Elise Ave	0.34mi	3/2.0	1,607 (-6%)	1mo	$237,000	$147	74
1613 Riviere Ave	0.48mi	3/2.0	1,683 (-2%)	2mo	$141,900	$84	73
1904 Hall Ave	0.42mi	3/2.0	1,770 (+4%)	4mo	$270,000	$153	71
2113 Riviere Ave	0.24mi	3/2.0	1,550 (-9%)	2mo	$319,000	$206	71
3004 Elizabeth St	0.55mi	3/2.0	1,750 (+2%)	3mo	$385,000	$220	68
1901 Eisenhower Ave	0.45mi	3/2.0	1,603 (-6%)	2mo	$265,000	$165	67
6104 Camphor St	0.55mi	3/2.0	1,600 (-6%)	0mo	$320,000	$200	64
1809 Yale Ave	0.45mi	3/2.0	1,554 (-9%)	1mo	$284,000	$183	63
5200 Zenith St	0.72mi	3/2.0	1,750 (+2%)	2mo	$259,150	$148	61
1317 Frankel Ave	0.70mi	3/2.0	1,635 (-4%)	2mo	$290,000	$177	58
2801 Haring Rd	0.59mi	3/2.5	1,835 (+7%)	1mo	$275,000	$150	58
5613 Morton St	0.41mi	3/2.0	1,961 (+15%)	2mo	$350,000	$178	55

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: -9.5%
• Equity multiple: 0.66×
• Total profit: $-12,043
• Equity at exit: $18,623

10-year hold

• IRR: -1.6%
• Equity multiple: 0.90×
• Total profit: $-3,636
• Equity at exit: $10,799

Cash invested: $34,972 (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: 224
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,102 high
• Mortgage (P&I): −$655
• Tax from tax record: −$377 /mo · $4,521/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $150

Break-even live

Break-even rent $1,912

Max offer price $124,900

Occupancy floor 88%

Sensitivity live

Price	-10% $221	-5% $185	+0% $150	+5% $115	+10% $79
Rent	-10% $-16	-5% $67	+0% $150	+5% $233	+10% $316
Rate	-1.0pp $213	-0.5pp $182	base $150	+0.5pp $118	+1.0pp $85

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2012 Airline Park Blvd Metairie, LA	3.0	2.0	1583	$2,100	$1.33	24d	1	0.37mi
1712 Abadie Ave Metairie, LA	4.0	2.0	1900	$2,750	$1.45	24d	1	0.43mi
1808 Elise Ave Metairie, LA	3.0	2.0	1508	$2,100	$1.39	24d	1	0.47mi
6908 Christine St Metairie, LA	3.0	2.0	1550	$2,000	$1.29	15d	1	0.47mi
6908 Christine St Metairie, LA	3.0	2.0	1550	$2,100	$1.35	24d	1	0.47mi
5204 W Napoleon Ave #101 Metairie, LA	2.0	2.5	1205	$1,490	$1.24	44d	1	0.69mi
1216 Hymelia Ave Metairie, LA	4.0	2.0	1400	$3,500	$2.50	5d	1	0.73mi
6801 Veterans Blvd Metairie, LA	1.0–3.0	1.0–2.0	985	$1,701	$1.73	2d	27	0.73mi
2606 Longwood Dr Metairie, LA	3.0	2.0	1200	$2,000	$1.67	24d	1	0.74mi
5016 Trenton St Metairie, LA	3.0	1.5	1142	$2,150	$1.88	3d	1	0.75mi
1108 Cardinal Ave Metairie, LA	4.0	2.0	1903	$2,650	$1.39	44d	1	0.75mi
4960 York St Unit 4954 Metairie, LA	3.0	2.5	1597	$2,150	$1.35	5d	1	0.83mi
6016 Loraine St Metairie, LA	3.0	1.0	1600	$1,950	$1.22	3d	1	0.83mi
6200 Riverside Dr #626 Metairie, LA	2.0	2.0	1100	$1,450	$1.32	24d	1	0.86mi
3127 Transcontinental Dr Unit 3122B Metairie, LA	2.0	1.5	1100	$1,605	$1.46	4d	1	0.87mi
3127 Transcontinental Dr Unit 3119C Metairie, LA	2.0	1.5	1100	$1,450	$1.32	24d	1	0.87mi
4917 Wabash St Unit A Metairie, LA	2.0	1.5	1133	$1,550	$1.37	5d	1	0.89mi
4901 Wabash St Unit B Metairie, LA	3.0	1.5	1220	$1,600	$1.31	24d	1	0.92mi
4925 Yale St Unit F Metairie, LA	2.0	1.5	1100	$1,500	$1.36	24d	1	0.99mi
4921 Yale St Unit B Metairie, LA	2.0	1.5	1100	$1,500	$1.36	44d	1	1.00mi
6217 Leslie St Metairie, LA	3.0	1.0	1300	$1,800	$1.38	45d	1	1.01mi
703 Linden St Metairie, LA	3.0	2.0	1650	$2,500	$1.52	20d	1	1.02mi
5029 Loveland St Metairie, LA	3.0	2.0	2100	$2,500	$1.19	5d	1	1.03mi
2512 Harvard Ave Unit B Metairie, LA	2.0	1.5	1100	$1,400	$1.27	15d	1	1.04mi
4824 Quincy St Unit C Metairie, LA	2.0	1.0	1300	$1,450	$1.12	44d	1	1.05mi
4804 Quincy St Unit D Metairie, LA	2.0	1.5	1216	$1,450	$1.19	15d	1	1.06mi
3908 Page Dr Metairie, LA	3.0	1.5	1470	$1,850	$1.26	45d	1	1.09mi
705 N Lester Ave Metairie, LA	3.0	2.0	1334	$2,100	$1.57	44d	1	1.15mi
606 N Wilson St Metairie, LA	3.0	1.5	1200	$1,800	$1.50	44d	1	1.20mi
3816 Lemon St Metairie, LA	3.0	2.0	2200	$2,500	$1.14	24d	1	1.21mi
3 Donald Ct Metairie, LA	3.0	2.0	1633	$2,000	$1.22	24d	1	1.24mi
4112 Henican Pl Metairie, LA	3.0	2.0	1750	$2,000	$1.14	24d	1	1.25mi
808 Cynthia Ave Metairie, LA	3.0	2.0	1500	$2,100	$1.40	15d	1	1.26mi
8817 25th St Metairie, LA	3.0	1.0	1390	$2,100	$1.51	5d	1	1.27mi
2013 Minnesota Ave Kenner, LA	4.0	2.0	1300	$2,000	$1.54	22d	1	1.35mi
6301 Wilty St Metairie, LA	3.0	2.0	1340	$2,000	$1.49	4d	1	1.39mi
5104 W Esplanade Ave Metairie, LA	3.0	2.0	1455	$1,675	$1.15	44d	1	1.40mi
1101 Field Ave Metairie, LA	3.0	2.0	1290	$2,250	$1.74	44d	1	1.42mi
4312 Tartan Dr Metairie, LA	4.0	2.0	1500	$2,150	$1.43	24d	1	1.42mi
6508 Wilty St Metairie, LA	3.0	2.0	1300	$2,000	$1.54	24d	1	1.43mi

Listing history 8 events

1. 2026-06-02
   status $124,900 Pending 11 DOM
2. 2026-06-01
   days on market $124,900 Active 11 DOM
3. 2026-05-31
   days on market $124,900 Active 10 DOM
4. 2026-05-22
   price $124,900 229-char remark

   Show marketing remark (229 chars)

   Bring your vision. This home has good bones. At this price this home will not last long. Selling As-is. Buyer to assume any violations/liens cited by the city/parish. Buyer will conduct due diligence. Schedule your showing today.

5. 2026-05-22
   price $124,900

   Show marketing remark (229 chars)

   Bring your vision. This home has good bones. At this price this home will not last long. Selling As-is. Buyer to assume any violations/liens cited by the city/parish. Buyer will conduct due diligence. Schedule your showing today.

6. 2026-05-21
   listed $124 Active 229-char remark

   Show marketing remark (229 chars)

   Bring your vision. This home has good bones. At this price this home will not last long. Selling As-is. Buyer to assume any violations/liens cited by the city/parish. Buyer will conduct due diligence. Schedule your showing today.

7. 2026-05-21
   listed $124 Active

   Show marketing remark (229 chars)

   Bring your vision. This home has good bones. At this price this home will not last long. Selling As-is. Buyer to assume any violations/liens cited by the city/parish. Buyer will conduct due diligence. Schedule your showing today.

8. 2000-06-01
   soldstatus $137,000

ⓘ 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: $4,521 · $377/mo
• Projected year-2 tax: $4,521 · $377/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 AE · 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,219
• − Mortgage interest: −$6,996
• − Property taxes: −$4,521
• − Insurance: −$5,743
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − Depreciation: −$3,633
• Taxable income: $290
• Est. tax owed @ 24.0%: −$70
• After-tax cash flow: $1,730/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

-8.8% since first listed

5 events — show timeline

• 2026-05-22 Price Changed $124,900 AcadianaMLS
• 2026-05-22 Price Changed $124,900 GSREIN
• 2026-05-21 Listed $124 GSREIN
• 2026-05-21 Listed $124 AcadianaMLS
• 2000-06-01 Sold (Public Records) $137,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $4,521 · +59.6% YoY. Source: county tax records.