129 N Bengal Rd · Metairie, LA 70003

$408,000

4 bd · 2.5 ba · 2,879 sqft · SingleFamily · 53 Days on market

Built 1964 5,998 sqft lot $142/sqft · at area comps Est $420k · at est.

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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 +13.5/30.0
• ARV discount +8.8/15.0
• Livability +4.4/5.0
• DSCR +4.1/10.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 5,998 sq ft lot
• Garage
• Built 1964

Property features AI

Exterior

• Parking: Garage
• Utilities: Public water; Public sewer
• Home design: 2-story home; Gutted to the studs and renovated
• Construction: Brick construction; Shingle roof; Slab foundation; Built/renovated: gutted to the studs and renovated
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 60 x 115

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood-burning fireplace; Total of 7 rooms; Property in excellent condition

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $408k.

Deal economics

• At list price, monthly cash flow is $14 ($164/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 $331k (18.9% below list).
• Recommended offer: $331k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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); 226 active listings in the ZIP; 3 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).
• At $3,310/mo this rent would consume 52% of the median local household income ($76k/yr) (locally 710% 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 4y ago; this cycle's ask has dropped $72k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $225k; list at $408k implies a 81% gain — meaningful room to come down on a strong offer.

Recommended offer $331,050 (18.9% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 19% 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. 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: 0.81% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (median comp): $419,867
• List price: $408,000
• Delta: -2.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
723 Arnold Ave	0.70mi	4/2.0	2,742 (-5%)	14mo	$390,000	$142	46
408 Tullulah Ave	0.73mi	4/3.0	2,775 (-4%)	14mo	$710,000	$256	46
901 N Starrett Rd	0.66mi	4/3.0	2,480 (-14%)	12mo	$244,700	$99	34
8801 Toledano St	0.71mi	3/2.5 (-1)	2,621 (-9%)	23mo	$334,000	$127	28
1303 Compromise St	0.70mi	3/2.0 (-1)	2,500 (-13%)	14mo	$313,000	$125	27

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-68,137
• Equity at exit: $60,834

10-year hold

• IRR: -10.4%
• Equity multiple: 0.39×
• Total profit: $-69,882
• Equity at exit: $35,276

Cash invested: $114,240 (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: 226
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,310 medium
• Mortgage (P&I): −$2,140
• Tax from tax record: −$292 /mo · $3,505/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$695
• Net cashflow: $14

Break-even live

Break-even rent $3,293

Max offer price $408,000

Occupancy floor 95%

Sensitivity live

Price	-10% $245	-5% $129	+0% $14	+5% $-102	+10% $-217
Rent	-10% $-248	-5% $-117	+0% $14	+5% $144	+10% $275
Rate	-1.0pp $219	-0.5pp $117	base $14	+0.5pp $-92	+1.0pp $-200

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: $102,000
• Closing costs: $12,240
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1807 Moisant St Kenner, LA	4.0	2.0	2000	$2,000	$1.00	25d	1	0.76mi
10145 Stephen Dr River Ridge, LA	5.0	4.5	2853	$6,000	$2.10	25d	1	1.23mi
10125 Stacy Ct New Orleans, LA	3.0	2.0	1950	$2,495	$1.28	21d	1	1.27mi

Listing history 50 events

1. 2026-06-21
   days on market $408,000 Active 53 DOM
2. 2026-06-18
   days on market $408,000 Active 50 DOM
3. 2026-06-17
   days on market $408,000 Active 49 DOM
4. 2026-06-16
   days on market $408,000 Active 48 DOM
5. 2026-06-16
   price $408,000 Active 47 DOM
6. 2026-06-15
   days on market $480,000 Active 47 DOM
7. 2026-06-13
   days on market $480,000 Active 45 DOM
8. 2026-06-10
   days on market $480,000 Active 42 DOM
9. 2026-06-09
   days on market $480,000 Active 41 DOM
10. 2026-06-08
    days on market $480,000 Active 40 DOM
11. 2026-06-07
    days on market $480,000 Active 39 DOM
12. 2026-06-03
    days on market $480,000 Active 35 DOM
13. 2026-06-02
    days on market $480,000 Active 34 DOM
14. 2026-06-01
    days on market $480,000 Active 33 DOM
15. 2026-05-31
    days on market $480,000 Active 32 DOM
16. 2026-04-29
    listed $480,000 Active
17. 2026-04-29
    listed $480,000 Active
18. 2026-03-14
    price $490,000
19. 2026-03-14
    price $490,000
20. 2026-01-19
    price $500,000
21. 2026-01-19
    price $500,000
22. 2025-12-08
    price $525,000
23. 2025-12-08
    price $525,000
24. 2025-10-24
    listed $540,000 Active
25. 2025-09-04
    price $543,000
26. 2025-09-04
    price $543,000
27. 2025-07-31
    price $550,000
28. 2025-07-30
    price $550,000
29. 2025-06-13
    price $560,000
30. 2025-06-13
    price $560,000
31. 2025-05-16
    price $565,000
32. 2025-05-16
    status Active
33. 2025-05-16
    price $565,000
34. 2025-04-04
    price $576,000
35. 2025-04-04
    price $576,000
36. 2025-03-13
    price $582,000
37. 2025-03-13
    price $582,000
38. 2025-02-04
    price $592,000
39. 2025-02-04
    price $592,000
40. 2025-01-25
    listed $509,200 Active
41. 2025-01-25
    listed $509,200 Active
42. 2025-01-25
    listed $543,000
43. 2024-07-17
    listed $595,000 Active
44. 2023-04-03
    soldstatus $225,000 Closed
45. 2023-03-30
    historical Active Under Contract
46. 2023-03-20
    status Active
47. 2023-03-18
    historical Active Under Contract
48. 2023-01-31
    listed $250,000 Active
49. 2023-01-31
    listed $250,000
50. 2022-10-31
    price $265,000

ⓘ 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: $3,505 · $292/mo
• Projected year-2 tax: $3,505 · $292/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: $39,726
• − Mortgage interest: −$22,854
• − Property taxes: −$3,505
• − Insurance: −$2,040
• − Repairs & maintenance: −$3,178
• − Management: −$3,178
• − Depreciation: −$11,869
• Taxable loss: −$6,898
• Est. tax savings @ 24.0%: +$1,656
• After-tax cash flow: $1,819/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

+54.0% since first listed

41 events — show timeline

• 2026-06-15 Price Changed $408,000 AcadianaMLS
• 2026-06-15 Price Changed $408,000 GSREIN
• 2026-04-29 Listed $480,000 GSREIN
• 2026-04-29 Listed $480,000 AcadianaMLS
• 2026-03-14 Price Changed $490,000 AcadianaMLS
• 2026-03-14 Price Changed $490,000 GSREIN
• 2026-01-19 Price Changed $500,000 AcadianaMLS
• 2026-01-19 Price Changed $500,000 GSREIN
• 2025-12-08 Price Changed $525,000 AcadianaMLS
• 2025-12-08 Price Changed $525,000 GSREIN
• 2025-10-24 Listed $540,000 AcadianaMLS
• 2025-09-04 Price Changed $543,000 AcadianaMLS
• 2025-09-04 Price Changed $543,000 GBRMLS
• 2025-07-31 Price Changed $550,000 AcadianaMLS
• 2025-07-30 Price Changed $550,000 GBRMLS
• 2025-06-13 Price Changed $560,000 AcadianaMLS
• 2025-06-13 Price Changed $560,000 GBRMLS
• 2025-05-16 Price Changed $565,000 AcadianaMLS
• 2025-05-16 Relisted — GBRMLS
• 2025-05-16 Price Changed $565,000 GBRMLS
• 2025-04-04 Price Changed $576,000 AcadianaMLS
• 2025-04-04 Price Changed $576,000 GBRMLS
• 2025-03-13 Price Changed $582,000 AcadianaMLS
• 2025-03-13 Price Changed $582,000 GBRMLS
• 2025-02-04 Price Changed $592,000 AcadianaMLS
• 2025-02-04 Price Changed $592,000 GBRMLS
• 2025-01-25 Listed $509,200 GBRMLS
• 2025-01-25 Listed $543,000 AcadianaMLS
• 2025-01-25 Listed $509,200 AcadianaMLS
• 2024-07-17 Listed $595,000 AcadianaMLS
• 2023-04-03 Sold (MLS) $225,000 GSREIN
• 2023-03-30 Contingent — GSREIN
• 2023-03-20 Relisted — GSREIN
• 2023-03-18 Contingent — GSREIN
• 2023-01-31 Listed $250,000 GSREIN
• 2023-01-31 Listed $250,000 AcadianaMLS
• 2022-10-31 Price Changed $265,000 GSREIN
• 2022-09-22 Price Changed $280,000 GSREIN
• 2022-08-15 Price Changed $290,000 GSREIN
• 2022-07-20 Listed $265,000 AcadianaMLS
• 1980-06-01 Sold (Public Records) — Public Records

Property tax history

+14.7%/yr

Latest (2025): $3,505 · +26.3% YoY. Source: county tax records.