2330 Edenborn Ave #116 · Metairie, LA 70001

$89,000

1 bd · 1.0 ba · 542 sqft · Condo · 52 Days on market

Built 1983 $164/sqft · 6% below area Est $95k · 6% under $300/mo HOA · 26% of rent

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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 +16.4/30.0
• ARV discount +10.2/15.0
• 1% rule +7.9/10.0
• DSCR +5.1/10.0
• 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

Discover this beautifully maintained first-floor condo in the highly sought-after Cypress Court Condos in Metairie. This freshly painted unit features a newly renovated bathroom, offering modern comfort and style. Convenient in-unit washer and dryer, a spacious walk-in closet, and an outdoor patio provide added convenience and storage space. Enjoy the community's well-kept amenities, including a landscaped courtyard, an inviting inground pool with a deck, and a covered seating area perfect for relaxing or entertaining. The low $300/month condo fee covers water, sewer, garbage, and exterior insurance, with no current special assessments. Pet-friendly (one animal under 20 lbs), VA loan approved, and a great investment opportunity in a desirable location. Don't miss out on this fantastic condo!

Key facts

• First-floor condo
• Outdoor patio
• Landscaped courtyard

Tags

• FIRST-FLOOR CONDO
• NEWLY RENOVATED BATHROOM
• IN-UNIT WASHER AND DRYER
• SPACIOUS WALK-IN CLOSET
• OUTDOOR PATIO
• LANDSCAPED COURTYARD

Property features AI

Finance

• Other: Pets allowed (cats and dogs; pet restrictions apply); 84 total units in the complex
• HOA & community: Association: Cypress Court Condos; Association fee approximately $300/month; HOA covers common areas and water

Exterior

• Parking: Parking available in parking lot
• Security: Building security
• Utilities: Public water; Public sewer
• Home design: 3-story building; Condo; Flat and shingle roof
• Construction: Vinyl siding; Slab foundation
• Exterior features: Community in-ground pool; Common grounds/area; City lot (condo)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Very good condition; Building security
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $51 ($611/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago; this cycle's ask is 7991% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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 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: 1.29% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.45%
• DSCR: 1.11
• GRM: 6.5

CMA / ARV

• ARV (median comp): $94,689
• List price: $89,000
• Delta: -6.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.9%
• Equity multiple: 0.42×
• Total profit: $-14,378
• Equity at exit: $13,270

10-year hold

• IRR: -19.1%
• Equity multiple: 0.17×
• Total profit: $-20,680
• Equity at exit: $7,695

Cash invested: $24,920 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$467
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$37
• HOA: −$300
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $51

Break-even live

Break-even rent $1,084

Max offer price $89,000

Occupancy floor 91%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2330 Edenborn Ave #227 Metairie, LA	1.0	1.0	550	$975	$1.77	44d	1	0.03mi
2330 Edenborn Ave #321 Metairie, LA	1.0	1.0	544	$1,100	$2.02	4d	1	0.03mi
2330 Edenborn Ave #107 Metairie, LA	1.0	1.0	550	$1,125	$2.05	44d	1	0.03mi
2330 Edenborn Ave #205 Metairie, LA	1.0	1.0	550	$1,100	$2.00	24d	1	0.03mi
2324 N Hullen St Metairie, LA	1.0–2.0	1.0	720	$1,390	$1.93	44d	1	0.25mi
3801 W Napoleon Ave Metairie, LA	1.0	1.0	450	$895	$1.99	24d	1	0.26mi
2301 Severn Ave Metairie, LA	1.0–2.0	1.0–2.0	809	$955	$1.18	3d	18	0.28mi
2121 Cleary Ave Unit 5 Metairie, LA	1.0	1.0	526	$875	$1.66	24d	1	0.49mi
2220 Cleary Ave Metairie, LA	1.0–2.0	1.0	806	$1,129	$1.40	2d	6	0.59mi
3901 N I 10 Service Rd E Unit C322 Metairie, LA	1.0	1.0	616	$995	$1.62	24d	1	0.63mi
2511 Metairie Lawn Dr #215 Metairie, LA	1.0	1.0	689	$1,600	$2.32	44d	1	0.70mi
3105 Edenborn Ave Metairie, LA	1.0	1.0	702	$1,025	$1.46	3d	1	0.76mi
2401 Pasadena Ave Unit 9 Metairie, LA	1.0	1.0	600	$950	$1.58	44d	1	0.77mi
2513 Pasadena Ave #203 Metairie, LA	1.0	1.0	643	$1,100	$1.71	24d	1	0.79mi
2224 Pasadena Ave Unit 208 Metairie, LA	1.0	1.0	550	$885	$1.61	44d	1	0.80mi
3700 Wanda Lynn Dr Unit B Metairie, LA	1.0	1.0	550	$1,100	$2.00	14d	1	0.85mi
3017 Lake Villa Dr Unit 4 Metairie, LA	2.0	1.0	655	$1,050	$1.60	44d	1	0.90mi
3900 Hessmer Ave Unit 10 Metairie, LA	1.0	1.5	650	$845	$1.30	44d	1	0.94mi
2500 Houma Blvd #320 Metairie, LA	1.0	1.0	590	$1,195	$2.03	20d	1	0.95mi
2500 Houma Blvd #322 Metairie, LA	1.0	1.0	625	$1,550	$2.48	44d	1	0.95mi
2500 Houma Blvd #222 Metairie, LA	1.0	1.0	590	$1,450	$2.46	44d	1	0.95mi
136 Metairie Ct Unit B Metairie, LA	1.0	1.0	600	$1,600	$2.67	2d	1	0.99mi
134 Metairie Ct Unit B Metairie, LA	1.0	1.0	600	$1,600	$2.67	3d	1	1.00mi
4101 Hessmer Ave #220 Metairie, LA	1.0	1.0	570	$995	$1.75	44d	1	1.06mi
4218 Hessmer Ave #115 Metairie, LA	1.0	1.0	571	$950	$1.66	24d	1	1.14mi
150 Labarre Dr Metairie, LA	—	1.0	450	$1,200	$2.67	44d	1	1.18mi
118 Metairie Heights Ave Unit F Metairie, LA	1.0	1.0	542	$1,600	$2.95	44d	1	1.18mi
130 Labarre Dr Metairie, LA	1.0	1.0	500	$1,250	$2.50	24d	1	1.22mi
130 Metairie Lawn Dr Metairie, LA	1.0	1.0	530	$1,200	$2.26	44d	1	1.23mi
3725 Derbigny St Unit B Metairie, LA	1.0	1.0	475	$1,100	$2.32	21d	1	1.31mi
1611 Hesiod St Apt 2 Metairie, LA	1.0	1.0	500	$995	$1.99	44d	1	1.31mi
123 Athania Pkwy Apt C2 Metairie, LA	1.0	1.0	528	$875	$1.66	14d	1	1.33mi
3531 Ridgelake Dr Unit 3 Metairie, LA	2.0	1.0	685	$1,250	$1.82	24d	1	1.35mi
3531 Ridgelake Dr Unit 3 Metairie, LA	2.0	1.0	638	$1,350	$2.12	44d	1	1.35mi
3531 Ridgelake Dr Unit 3 Metairie, LA	2.0	1.0	638	$1,350	$2.12	44d	1	1.35mi
3636 Derbigny St Metairie, LA	1.0	1.0	640	$1,400	$2.19	4d	1	1.35mi
3728 Derbigny St Metairie, LA	1.0	1.0	719	$1,300	$1.81	44d	1	1.35mi
204 Division St Metairie, LA	1.0	1.0	725	$900	$1.24	4d	1	1.36mi
212 Severn Ave Unit B Metairie, LA	—	1.0	465	$1,095	$2.35	44d	1	1.36mi
3301 W Esplanade Ave N Metairie, LA	1.0–3.0	1.0–2.0	931	$1,157	$1.24	4d	17	1.37mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: watersewertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $89,000 Active 52 DOM
2. 2026-06-17
   days on market $89,000 Active 51 DOM
3. 2026-06-16
   days on market $89,000 Active 50 DOM
4. 2026-06-15
   days on market $89,000 Active 49 DOM
5. 2026-06-13
   days on market $89,000 Active 47 DOM
6. 2026-06-10
   days on market $89,000 Active 44 DOM
7. 2026-06-09
   days on market $89,000 Active 43 DOM
8. 2026-06-08
   days on market $89,000 Active 42 DOM
9. 2026-06-07
   pricedays on market $89,000 Active 41 DOM
10. 2026-06-03
    days on market $91,000 Active 37 DOM
11. 2026-06-02
    days on market $91,000 Active 36 DOM
12. 2026-06-01
    days on market $91,000 Active 35 DOM
13. 2026-05-31
    days on market $91,000 Active 34 DOM
14. 2026-05-18
    historical $1,100
15. 2026-04-27
    listed $91,000 Active 802-char remark

    Show marketing remark (802 chars)

    Discover this beautifully maintained first-floor condo in the highly sought-after Cypress Court Condos in Metairie. This freshly painted unit features a newly renovated bathroom, offering modern comfort and style. Convenient in-unit washer and dryer, a spacious walk-in closet, and an outdoor patio provide added convenience and storage space. Enjoy the community's well-kept amenities, including a landscaped courtyard, an inviting inground pool with a deck, and a covered seating area perfect for relaxing or entertaining. The low $300/month condo fee covers water, sewer, garbage, and exterior insurance, with no current special assessments. Pet-friendly (one animal under 20 lbs), VA loan approved, and a great investment opportunity in a desirable location. Don't miss out on this fantastic condo!

16. 2026-04-27
    listed $91,000 Active 814-char remark

    Show marketing remark (802 chars)

    Discover this beautifully maintained first-floor condo in the highly sought-after Cypress Court Condos in Metairie. This freshly painted unit features a newly renovated bathroom, offering modern comfort and style. Convenient in-unit washer and dryer, a spacious walk-in closet, and an outdoor patio provide added convenience and storage space. Enjoy the community's well-kept amenities, including a landscaped courtyard, an inviting inground pool with a deck, and a covered seating area perfect for relaxing or entertaining. The low $300/month condo fee covers water, sewer, garbage, and exterior insurance, with no current special assessments. Pet-friendly (one animal under 20 lbs), VA loan approved, and a great investment opportunity in a desirable location. Don't miss out on this fantastic condo!

17. 2026-04-07
    listed $1,100
18. 2026-04-02
    historical $1,100
19. 2026-02-21
    listed $1,100
20. 2026-02-21
    historical $1,100
21. 2026-02-21
    listed $1,100
22. 2026-02-20
    price $92,000
23. 2026-02-20
    price $92,000
24. 2025-10-23
    listed $95,000 Active
25. 2025-06-24
    listed $92,000 Active
26. 2024-12-04
    listed $95,000 Active
27. 2004-06-01
    soldstatus

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $634 · $53/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: $13,786
• − Mortgage interest: −$4,985
• − Property taxes: −$634
• − Insurance: −$445
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − HOA: −$3,600
• − Depreciation: −$2,589
• Taxable loss: −$673
• Est. tax savings @ 24.0%: +$162
• After-tax cash flow: $773/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

-98.8% since first listed

18 events — show timeline

• 2026-06-09 Rental Removed $1,100 RAAMLS
• 2026-06-06 Listed for Rent $1,100 RAAMLS
• 2026-06-04 Price Changed $89,000 AcadianaMLS
• 2026-06-04 Price Changed $89,000 GSREIN
• 2026-05-18 Rental Removed $1,100 RAAMLS
• 2026-04-27 Listed $91,000 GSREIN
• 2026-04-27 Listed $91,000 AcadianaMLS
• 2026-04-07 Listed for Rent $1,100 RAAMLS
• 2026-04-02 Rental Removed $1,100 RAAMLS
• 2026-02-21 Listed for Rent $1,100 RAAMLS
• 2026-02-21 Rental Removed $1,100 GSREIN
• 2026-02-21 Listed for Rent $1,100 GSREIN
• 2026-02-20 Price Changed $92,000 AcadianaMLS
• 2026-02-20 Price Changed $92,000 GSREIN
• 2025-10-23 Listed $95,000 AcadianaMLS
• 2025-06-24 Listed $92,000 AcadianaMLS
• 2024-12-04 Listed $95,000 AcadianaMLS
• 2004-06-01 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $634 · +0.2% YoY. Source: county tax records.