1716 Carnation Ave · Metairie, LA 70001

$199,999

3 bd · 1.0 ba · 1,040 sqft · SingleFamily · 35 Days on market

Est $218k · 8% under

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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 +15.4/30.0
• ARV discount +11.3/15.0
• DSCR +4.7/10.0
• Livability +4.4/5.0
• 1% rule +3.3/10.0
• 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

Calling all investors! Here’s your opportunity to renovate a home in the sought-after Bridgedale neighborhood. This 3 bedroom/1 bathroom house is a blank canvas for you to make your own. The possibilities are endless: flip & sell, renovate then rent out, or tear down & rebuild. There is hurricane damage to the roof, resulting in mold. This property is sold As-Is and seller will not make any repairs or offer repair credits. Inspections are for buyer’s information only. Please make offers accordingly.

Key facts

• 12
• Sold as-is
• 000 sq ft lot

Tags

• BRIDGEDALE NEIGHBORHOOD
• 12
• 000 SQ FT LOT
• SOLD AS-IS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $9 ($109/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 (16.7% below list).
• Recommended offer: $167k (16.7% below list) — sets the bar for 1% rule.
• 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.
• Zoned schools: Rudolph Matas School (math 33% / reading 45%, grade F, #238 of 646 statewide, top 37%, 609 students, 56% FRL); T.H. Harris Middle School (math 8% / reading 24%, grade F, #180 of 218 statewide, top 83%, 707 students, 61% FRL); East Jefferson High School (math 18% / reading 35%, grade F, #148 of 265 statewide, top 56%, 1,348 students, 55% FRL).
• Market conditions: Rents soft (-0.0%/yr); 211 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $125k; list at $200k implies a 60% 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 $166,514 (16.7% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 17% 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. 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. 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?
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: 0.83% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $218,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2504 Green Acres Rd	0.55mi	3/1.0	1,021 (-2%)	1mo	$150,000	$147	70
1617 Carnation Ave	0.07mi	3/2.0	1,150 (+11%)	9mo	$259,000	$225	67
1016 Carnation Ave	0.46mi	3/1.0	1,104 (+6%)	7mo	$232,500	$211	62
1013 Haring Rd	0.45mi	3/1.0	1,020 (-2%)	19mo	$226,500	$222	60
1112 Kent Ave	0.39mi	2/1.0 (-1)	975 (-6%)	10mo	$219,900	$226	58
1116 Carnation Ave	0.38mi	2/1.0 (-1)	936 (-10%)	8mo	$165,000	$176	54
1004 Green Acres Rd	0.47mi	3/1.0	1,145 (+10%)	9mo	$260,000	$227	54
2605 Haring Rd	0.59mi	3/1.0	976 (-6%)	21mo	$202,000	$207	45
1216 Hymelia Ave	0.61mi	3/1.0	932 (-10%)	12mo	$119,000	$128	44
6113 Loraine St	0.69mi	3/1.5	1,002 (-4%)	23mo	$210,000	$210	41
1107 Lair Ave	0.73mi	3/1.0	1,094 (+5%)	21mo	$120,000	$110	40
1213 Lair St	0.72mi	3/1.0	1,130 (+9%)	21mo	$190,000	$168	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.34×
• Total profit: $-36,733
• Equity at exit: $29,821

10-year hold

• IRR: -19.3%
• Equity multiple: 0.10×
• Total profit: $-50,191
• Equity at exit: $17,292

Cash invested: $56,000 (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: 211
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$108 /mo · $1,294/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $9

Break-even live

Break-even rent $1,654

Max offer price $199,999

Occupancy floor 94%

Sensitivity live

Price	-10% $122	-5% $66	+0% $9	+5% $-48	+10% $-104
Rent	-10% $-122	-5% $-57	+0% $9	+5% $75	+10% $141
Rate	-1.0pp $110	-0.5pp $60	base $9	+0.5pp $-43	+1.0pp $-96

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5204 W Napoleon Ave #101 Metairie, LA	2.0	2.5	1205	$1,490	$1.24	45d	1	0.20mi
4828 Zenith St Metairie, LA	1.0–2.0	1.0	700	$1,250	$1.79	3d	4	0.35mi
4917 Wabash St Unit A Metairie, LA	2.0	1.5	1133	$1,550	$1.37	6d	1	0.48mi
4901 Wabash St Unit B Metairie, LA	3.0	1.5	1220	$1,600	$1.31	25d	1	0.48mi
2512 Harvard Ave Unit B Metairie, LA	2.0	1.5	1100	$1,400	$1.27	16d	1	0.49mi
1101 Field Ave Metairie, LA	3.0	2.0	1290	$2,250	$1.74	45d	1	0.61mi
1216 Hymelia Ave Metairie, LA	4.0	2.0	1400	$3,500	$2.50	6d	1	0.63mi
2808 Harvard Ave Unit A Metairie, LA	2.0	1.5	850	$1,200	$1.41	16d	1	0.65mi
5016 Trenton St Metairie, LA	3.0	1.5	1142	$2,150	$1.88	4d	1	0.67mi
805 Oriole St Metairie, LA	2.0	1.0	900	$1,400	$1.56	45d	1	0.77mi
1420 Clearview Pkwy Metairie, LA	2.0	1.5	1200	$1,450	$1.21	45d	1	0.78mi
4502 Park Dr N Unit 4502 Metairie, LA	2.0	2.5	1452	$2,100	$1.45	4d	1	0.78mi
628 Radiance Ave Metairie, LA	2.0	2.0	900	$1,500	$1.67	45d	1	0.81mi
2013 N Woodlawn Ave Metairie, LA	3.0	2.0	1400	$2,050	$1.46	45d	1	0.83mi
4824 Quincy St Unit C Metairie, LA	2.0	1.0	1300	$1,450	$1.12	45d	1	0.85mi
4804 Quincy St Unit D Metairie, LA	2.0	1.5	1216	$1,450	$1.19	16d	1	0.85mi
4534 Park Dr S Metairie, LA	2.0	1.0	708	$1,150	$1.62	16d	1	0.86mi
3127 Transcontinental Dr Unit 3119C Metairie, LA	2.0	1.5	1100	$1,450	$1.32	25d	1	0.86mi
3127 Transcontinental Dr Unit 3122B Metairie, LA	2.0	1.5	1100	$1,605	$1.46	5d	1	0.86mi
512 Oriole St Metairie, LA	2.0	1.0	996	$1,390	$1.40	45d	1	0.89mi
512 Oriole St Unit 512 Metairie, LA	2.0	1.0	996	$1,390	$1.40	25d	1	0.89mi
4522 Park Dr S Metairie, LA	3.0	2.0	1340	$1,500	$1.12	22d	1	0.89mi
4518 Park Dr S Metairie, LA	3.0	1.0	866	$1,400	$1.62	6d	1	0.90mi
4807 Evangeline St Metairie, LA	2.0	2.0	1415	$1,850	$1.31	6d	1	0.95mi
2417 Houma Blvd Unit D Metairie, LA	2.0	1.0	1000	$1,800	$1.80	25d	1	0.95mi
2417 Houma Blvd Unit B Metairie, LA	2.0	1.0	950	$1,775	$1.87	25d	1	0.95mi
2417 Houma Blvd Metairie, LA	2.0	1.0	1000	$1,700	$1.70	6d	1	0.95mi
2509 Houma Blvd Unit 301 Metairie, LA	2.0	2.0	1000	$1,500	$1.50	25d	1	0.96mi
2509 Houma Blvd Unit 103 Metairie, LA	2.0	2.0	900	$1,400	$1.56	45d	1	0.97mi
2713 Kingman St Unit C Metairie, LA	2.0	1.0	940	$1,250	$1.33	45d	1	0.97mi
2713 Kingman St Unit D Metairie, LA	2.0	1.0	940	$1,250	$1.33	25d	1	0.97mi
4445 Perkins St #110 Metairie, LA	2.0	2.0	1500	$1,650	$1.10	45d	1	0.97mi
4445 Perkins St Metairie, LA	2.0	2.0	1100	$1,550	$1.41	4d	1	0.97mi
4216 Eporia St Unit D Metairie, LA	2.0	1.5	1000	$1,500	$1.50	25d	1	0.98mi
721 Phlox Ave Metairie, LA	2.0	1.0	750	$1,300	$1.73	25d	1	1.02mi
4921 Yale St Unit B Metairie, LA	2.0	1.5	1100	$1,500	$1.36	45d	1	1.04mi
4925 Yale St Unit F Metairie, LA	2.0	1.5	1100	$1,500	$1.36	25d	1	1.04mi
2416 Pasadena Ave Unit 308-2 Metairie, LA	2.0	1.0	775	$1,195	$1.54	6d	1	1.05mi
2129 Pasadena Ave Apt C Metairie, LA	2.0	1.0	1085	$1,250	$1.15	45d	1	1.06mi
5019 Yale St Unit C Metairie, LA	2.0	2.0	900	$950	$1.06	45d	1	1.07mi

Listing history 21 events

1. 2026-06-21
   days on market $199,999 Active 35 DOM
2. 2026-06-18
   days on market $199,999 Active 32 DOM
3. 2026-06-17
   days on market $199,999 Active 31 DOM
4. 2026-06-16
   days on market $199,999 Active 30 DOM
5. 2026-06-15
   days on market $199,999 Active 29 DOM
6. 2026-06-13
   days on market $199,999 Active 27 DOM
7. 2026-06-10
   days on market $199,999 Active 24 DOM
8. 2026-06-09
   days on market $199,999 Active 23 DOM
9. 2026-06-08
   days on market $199,999 Active 22 DOM
10. 2026-06-07
    days on market $199,999 Active 21 DOM
11. 2026-06-03
    days on market $199,999 Active 17 DOM
12. 2026-06-02
    days on market $199,999 Active 16 DOM
13. 2026-06-01
    days on market $199,999 Active 15 DOM
14. 2026-05-31
    days on market $199,999 Active 14 DOM
15. 2026-05-17
    listed $199,999 Active
16. 2021-11-02
    soldstatus $125,000
17. 2021-10-29
    soldstatus $125,000 Closed 528-char remark

    Show marketing remark (528 chars)

    Calling all investors! Here’s your opportunity to renovate a home in the sought-after Bridgedale neighborhood. This 3 bedroom/1 bathroom house is a blank canvas for you to make your own. The possibilities are endless: flip & sell, renovate then rent out, or tear down & rebuild. There is hurricane damage to the roof, resulting in mold. This property is sold As-Is and seller will not make any repairs or offer repair credits. Inspections are for buyer’s information only. Please make offers accordingly.

18. 2021-10-20
    status Pending 528-char remark

    Show marketing remark (528 chars)

    Calling all investors! Here’s your opportunity to renovate a home in the sought-after Bridgedale neighborhood. This 3 bedroom/1 bathroom house is a blank canvas for you to make your own. The possibilities are endless: flip & sell, renovate then rent out, or tear down & rebuild. There is hurricane damage to the roof, resulting in mold. This property is sold As-Is and seller will not make any repairs or offer repair credits. Inspections are for buyer’s information only. Please make offers accordingly.

19. 2021-10-13
    listed $150,000 Active 528-char remark

    Show marketing remark (528 chars)

    Calling all investors! Here’s your opportunity to renovate a home in the sought-after Bridgedale neighborhood. This 3 bedroom/1 bathroom house is a blank canvas for you to make your own. The possibilities are endless: flip & sell, renovate then rent out, or tear down & rebuild. There is hurricane damage to the roof, resulting in mold. This property is sold As-Is and seller will not make any repairs or offer repair credits. Inspections are for buyer’s information only. Please make offers accordingly.

20. 2021-10-13
    listed $150,000

    Show marketing remark (528 chars)

    Calling all investors! Here’s your opportunity to renovate a home in the sought-after Bridgedale neighborhood. This 3 bedroom/1 bathroom house is a blank canvas for you to make your own. The possibilities are endless: flip & sell, renovate then rent out, or tear down & rebuild. There is hurricane damage to the roof, resulting in mold. This property is sold As-Is and seller will not make any repairs or offer repair credits. Inspections are for buyer’s information only. Please make offers accordingly.

21. 1977-03-01
    soldstatus $35,000

ⓘ 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: $1,294 · $108/mo
• Projected year-2 tax: $1,294 · $108/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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,982
• − Mortgage interest: −$11,203
• − Property taxes: −$1,294
• − Insurance: −$1,797
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$5,818
• Taxable loss: −$3,328
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $907/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

+471.4% since first listed

7 events — show timeline

• 2026-05-17 Listed $199,999 FSBO.com
• 2021-11-02 Sold (Public Records) $125,000 Public Records
• 2021-10-29 Sold (MLS) $125,000 GSREIN
• 2021-10-20 Pending — GSREIN
• 2021-10-13 Listed $150,000 AcadianaMLS
• 2021-10-13 Listed $150,000 GSREIN
• 1977-03-01 Sold (Public Records) $35,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,294 · +0.2% YoY. Source: county tax records.