500 Urbandale St · Marrero, LA 70072

$162,000

10 bd · 4.0 ba · 3,040 sqft · Townhouse · 166 Days on market

Built 1964 7,426 sqft lot $53/sqft · 43% below area Est $282k · 43% under

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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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

***Seller prefers to sale as a Bundle package with 504 Urbandale (MLS# 2536561). Bundle price of $309k.*** Oversized four-plex situated on an irregular lot in an X flood zone, offering a true fixer-upper opportunity with significant upside and redevelopment potential. Two units are currently tenant-occupied. The second floor of the front building is presently inaccessible due to the absence of exterior stairs. Great for investors seeking value-add or repositioning potential. Sold "As-Is". No repairs will be made.

Key facts

• 7,426 sq ft lot
• Garage
• Built 1964

🏷️ Possibly a rental listed for sale. The $162,000 price doesn't fit this home's estimated sale value (~$282,500) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 10-bed/4.0-bath townhouse listed at $162k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 6.0% 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.
• Zoned schools: Ray St. Pierre Academy For Advanced Studies (math 82% / reading 82%, grade A+, #9 of 646 statewide, top 1%, 336 students, 26% FRL); Stella Worley Middle School (math 7% / reading 19%, grade F, #189 of 218 statewide, top 87%, 470 students, 80% FRL); John Ehret High School (math 19% / reading 27%, grade F, #169 of 265 statewide, top 64%, 1,579 students, 66% FRL).
• Market conditions: Rents rising (+1.1%/yr); 299 active listings in the ZIP; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $2,069/mo this rent would consume 45% of the median local household income ($55k/yr) (locally 1807% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $162k implies a 710% gain — meaningful room to come down on a strong offer.

Recommended offer $142,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 1.28% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.08%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (median comp): $282,500
• List price: $162,000
• Delta: -42.65%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.05% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $3,695
• Equity at exit: $24,155

10-year hold

• IRR: 9.8%
• Equity multiple: 1.69×
• Total profit: $31,251
• Equity at exit: $14,007

Cash invested: $45,360 (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: 299
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,069 medium
• Mortgage (P&I): −$850
• Tax from tax record: −$185 /mo · $2,217/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $532

Break-even live

Break-even rent $1,395

Max offer price $162,000

Occupancy floor 69%

Sensitivity live

Price	-10% $624	-5% $578	+0% $532	+5% $487	+10% $441
Rent	-10% $369	-5% $451	+0% $532	+5% $614	+10% $696
Rate	-1.0pp $614	-0.5pp $574	base $532	+0.5pp $490	+1.0pp $448

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $162,000 Active 166 DOM
2. 2026-06-18
   days on market $162,000 Active 163 DOM
3. 2026-06-16
   days on market $162,000 Active 162 DOM
4. 2026-06-15
   days on market $162,000 Active 161 DOM
5. 2026-06-13
   days on market $162,000 Active 159 DOM
6. 2026-06-10
   days on market $162,000 Active 156 DOM
7. 2026-06-09
   days on market $162,000 Active 155 DOM
8. 2026-06-08
   days on market $162,000 Active 154 DOM
9. 2026-06-07
   days on market $162,000 Active 153 DOM
10. 2026-06-03
    days on market $162,000 Active 149 DOM
11. 2026-06-02
    days on market $162,000 Active 148 DOM
12. 2026-06-01
    days on market $162,000 Active 147 DOM
13. 2026-05-31
    days on market $162,000 Active 146 DOM
14. 2026-05-05
    price $162,000 528-char remark

    Show marketing remark (540 chars)

    * * * Seller prefers to sale as a Bundle package with 504 Urbandale (MLS# 2536561). Bundle price of $309k. * * * Oversized four-plex situated on an irregular lot in an X flood zone, offering a true fixer-upper opportunity with significant upside and redevelopment potential. Two units are currently tenant-occupied. The second floor of the front building is presently inaccessible due to the absence of exterior stairs. Great for investors seeking value-add or repositioning potential. Sold "As-Is". No repairs will be made.

15. 2026-05-05
    price $162,000 540-char remark

    Show marketing remark (540 chars)

    * * * Seller prefers to sale as a Bundle package with 504 Urbandale (MLS# 2536561). Bundle price of $309k. * * * Oversized four-plex situated on an irregular lot in an X flood zone, offering a true fixer-upper opportunity with significant upside and redevelopment potential. Two units are currently tenant-occupied. The second floor of the front building is presently inaccessible due to the absence of exterior stairs. Great for investors seeking value-add or repositioning potential. Sold "As-Is". No repairs will be made.

16. 2026-04-29
    status Active 528-char remark

    Show marketing remark (540 chars)

    * * * Seller prefers to sale as a Bundle package with 504 Urbandale (MLS# 2536561). Bundle price of $309k. * * * Oversized four-plex situated on an irregular lot in an X flood zone, offering a true fixer-upper opportunity with significant upside and redevelopment potential. Two units are currently tenant-occupied. The second floor of the front building is presently inaccessible due to the absence of exterior stairs. Great for investors seeking value-add or repositioning potential. Sold "As-Is". No repairs will be made.

17. 2026-04-29
    status Active 540-char remark

    Show marketing remark (540 chars)

    * * * Seller prefers to sale as a Bundle package with 504 Urbandale (MLS# 2536561). Bundle price of $309k. * * * Oversized four-plex situated on an irregular lot in an X flood zone, offering a true fixer-upper opportunity with significant upside and redevelopment potential. Two units are currently tenant-occupied. The second floor of the front building is presently inaccessible due to the absence of exterior stairs. Great for investors seeking value-add or repositioning potential. Sold "As-Is". No repairs will be made.

18. 2026-03-30
    status Pending 528-char remark

    Show marketing remark (540 chars)

    * * * Seller prefers to sale as a Bundle package with 504 Urbandale (MLS# 2536561). Bundle price of $309k. * * * Oversized four-plex situated on an irregular lot in an X flood zone, offering a true fixer-upper opportunity with significant upside and redevelopment potential. Two units are currently tenant-occupied. The second floor of the front building is presently inaccessible due to the absence of exterior stairs. Great for investors seeking value-add or repositioning potential. Sold "As-Is". No repairs will be made.

19. 2026-03-30
    historical Active Under Contract 540-char remark

    Show marketing remark (540 chars)

    * * * Seller prefers to sale as a Bundle package with 504 Urbandale (MLS# 2536561). Bundle price of $309k. * * * Oversized four-plex situated on an irregular lot in an X flood zone, offering a true fixer-upper opportunity with significant upside and redevelopment potential. Two units are currently tenant-occupied. The second floor of the front building is presently inaccessible due to the absence of exterior stairs. Great for investors seeking value-add or repositioning potential. Sold "As-Is". No repairs will be made.

20. 2026-01-05
    listed $182,000 Active 528-char remark

    Show marketing remark (540 chars)

    * * * Seller prefers to sale as a Bundle package with 504 Urbandale (MLS# 2536561). Bundle price of $309k. * * * Oversized four-plex situated on an irregular lot in an X flood zone, offering a true fixer-upper opportunity with significant upside and redevelopment potential. Two units are currently tenant-occupied. The second floor of the front building is presently inaccessible due to the absence of exterior stairs. Great for investors seeking value-add or repositioning potential. Sold "As-Is". No repairs will be made.

21. 2026-01-05
    listed $182,000 Active 540-char remark

    Show marketing remark (540 chars)

    * * * Seller prefers to sale as a Bundle package with 504 Urbandale (MLS# 2536561). Bundle price of $309k. * * * Oversized four-plex situated on an irregular lot in an X flood zone, offering a true fixer-upper opportunity with significant upside and redevelopment potential. Two units are currently tenant-occupied. The second floor of the front building is presently inaccessible due to the absence of exterior stairs. Great for investors seeking value-add or repositioning potential. Sold "As-Is". No repairs will be made.

22. 1996-05-01
    soldstatus $20,000

ⓘ 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: $2,217 · $185/mo
• Projected year-2 tax: $2,217 · $185/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: $24,823
• − Mortgage interest: −$9,075
• − Property taxes: −$2,217
• − Insurance: −$810
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − Depreciation: −$4,713
• Taxable income: $4,037
• Est. tax owed @ 24.0%: −$969
• After-tax cash flow: $5,420/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

+710.0% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $162,000 AcadianaMLS
• 2026-05-05 Price Changed $162,000 GSREIN
• 2026-04-29 Relisted — AcadianaMLS
• 2026-04-29 Relisted — GSREIN
• 2026-03-30 Pending — AcadianaMLS
• 2026-03-30 Contingent — GSREIN
• 2026-01-05 Listed $182,000 GSREIN
• 2026-01-05 Listed $182,000 AcadianaMLS
• 1996-05-01 Sold (Public Records) $20,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,217 · +0.3% YoY. Source: county tax records.