429 Meyers Blvd · Marrero, LA 70072

$215,000

5 bd · 3.0 ba · 2,352 sqft · SingleFamily · 108 Days on market

Built 1973 4,408 sqft lot $91/sqft · 12% below area Est $245k · 12% 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 +21.5/30.0
• ARV discount +12.9/15.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• 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

Flexible Living + Income Potential! This charming property offers a bright open-concept living, dining, and kitchen layout designed for comfortable everyday living and easy entertaining. The updated kitchen features quartz countertops, stainless steel appliances, ample cabinet space, and a large island with seating—perfect for gathering with family and friends. Durable flooring and modern finishes flow throughout the home, creating a clean, move-in ready feel. One of the standout features is the attached additional dwelling unit (ADU)—great for multigenerational living, guest space, or rental income potential. Whether you need room for extended family or want to offset your mortgage with extra income, this property offers incredible versatility. Outside, enjoy plenty of off-street parking with an extended driveway, providing space for multiple vehicles, boats, or recreational toys. A rare opportunity to own a property that blends comfortable living with built-in flexibility and income possibilities!

Key facts

• Updated kitchen
• Extended driveway
• Open-concept living

Tags

• OPEN-CONCEPT LIVING
• UPDATED KITCHEN
• OFF-STREET PARKING
• EXTENDED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/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 $203k (5.4% below list).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.8% 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); 298 active listings in the ZIP; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 44% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $74k; list at $215k implies a 191% gain — meaningful room to come down on a strong offer.

Recommended offer $195,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.95% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (median comp): $244,542
• List price: $215,000
• Delta: -12.08%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Michael St	0.63mi	4/2.0 (-1)	2,168 (-8%)	12mo	$226,000	$104	39

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: -8.4%
• Equity multiple: 0.70×
• Total profit: $-18,227
• Equity at exit: $32,057

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-5,147
• Equity at exit: $18,589

Cash invested: $60,200 (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: 298
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,034 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$66 /mo · $790/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $324

Break-even live

Break-even rent $1,624

Max offer price $215,000

Occupancy floor 79%

Sensitivity live

Price	-10% $445	-5% $385	+0% $324	+5% $263	+10% $202
Rent	-10% $163	-5% $243	+0% $324	+5% $404	+10% $484
Rate	-1.0pp $432	-0.5pp $378	base $324	+0.5pp $268	+1.0pp $211

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $215,000 Active 108 DOM
2. 2026-06-18
   days on market $215,000 Active 105 DOM
3. 2026-06-17
   days on market $215,000 Active 104 DOM
4. 2026-06-16
   days on market $215,000 Active 103 DOM
5. 2026-06-15
   days on market $215,000 Active 102 DOM
6. 2026-06-13
   days on market $215,000 Active 100 DOM
7. 2026-06-10
   days on market $215,000 Active 97 DOM
8. 2026-06-09
   days on market $215,000 Active 96 DOM
9. 2026-06-08
   days on market $215,000 Active 95 DOM
10. 2026-06-07
    days on market $215,000 Active 94 DOM
11. 2026-06-03
    days on market $215,000 Active 90 DOM
12. 2026-06-02
    days on market $215,000 Active 89 DOM
13. 2026-06-01
    days on market $215,000 Active 88 DOM
14. 2026-05-31
    days on market $215,000 Active 87 DOM
15. 2026-03-03
    listed $215,000 Active 1026-char remark

    Show marketing remark (1016 chars)

    Flexible Living + Income Potential! This charming property offers a bright open-concept living, dining, and kitchen layout designed for comfortable everyday living and easy entertaining. The updated kitchen features quartz countertops, stainless steel appliances, ample cabinet space, and a large island with seating--perfect for gathering with family and friends. Durable flooring and modern finishes flow throughout the home, creating a clean, move-in ready feel. One of the standout features is the attached additional dwelling unit (ADU)--great for multigenerational living, guest space, or rental income potential. Whether you need room for extended family or want to offset your mortgage with extra income, this property offers incredible versatility. Outside, enjoy plenty of off-street parking with an extended driveway, providing space for multiple vehicles, boats, or recreational toys. A rare opportunity to own a property that blends comfortable living with built-in flexibility and income possibilities!

16. 2026-03-03
    listed $215,000 Active 1016-char remark

    Show marketing remark (1016 chars)

    Flexible Living + Income Potential! This charming property offers a bright open-concept living, dining, and kitchen layout designed for comfortable everyday living and easy entertaining. The updated kitchen features quartz countertops, stainless steel appliances, ample cabinet space, and a large island with seating--perfect for gathering with family and friends. Durable flooring and modern finishes flow throughout the home, creating a clean, move-in ready feel. One of the standout features is the attached additional dwelling unit (ADU)--great for multigenerational living, guest space, or rental income potential. Whether you need room for extended family or want to offset your mortgage with extra income, this property offers incredible versatility. Outside, enjoy plenty of off-street parking with an extended driveway, providing space for multiple vehicles, boats, or recreational toys. A rare opportunity to own a property that blends comfortable living with built-in flexibility and income possibilities!

17. 2004-10-01
    soldstatus $74,000

ⓘ 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: $790 · $66/mo
• Projected year-2 tax: $1,182 · $99/mo
• Expected delta: +$393/yr (+$33/mo · 49.7%)

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

Taxation est. · year 1

• Rental income: $24,405
• − Mortgage interest: −$12,043
• − Property taxes: −$790
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$6,255
• Taxable income: $337
• Est. tax owed @ 24.0%: −$81
• After-tax cash flow: $3,804/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

+190.5% since first listed

3 events — show timeline

• 2026-03-03 Listed $215,000 AcadianaMLS
• 2026-03-03 Listed $215,000 GSREIN
• 2004-10-01 Sold (Public Records) $74,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $790 · +0.3% YoY. Source: county tax records.