436 Avenue D Ave · Marrero, LA 70072

$139,000

3 bd · 1.0 ba · 1,300 sqft · SingleFamily · 96 Days on market

Built 1974 Fair condition $107/sqft · 25% below area Est $186k · 25% 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 +7.6/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great bones in a highly desirable Marrero location — right across the street from the school! This spacious home features large bedrooms and original wood floors ready to be beautifully restored. The oversized lot offers plenty of room for gardening, outdoor entertaining, or future enhancements. Located in an X flood zone for added peace of mind. Property needs some TLC but is priced to sell as is— a fantastic opportunity for investors or buyers looking to customize their dream home.

Key facts

• Original wood floors
• Oversized lot
• 3 parking spots

Tags

• OVERSIZED LOT
• ORIGINAL WOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 6.3% 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: Gretna No. 2 Academy For Advanced Studies (math 92% / reading 92%, grade A+, #3 of 646 statewide, top 0%, 357 students, 28% FRL); L.H. Marrero Middle School (math 15% / reading 28%, grade F, #158 of 218 statewide, top 73%, 672 students, 65% FRL); John Ehret High School (math 19% / reading 27%, grade F, #169 of 265 statewide, top 64%, 1,579 students, 66% FRL) — zoned schools average 53% FRL vs 70% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 46% at this address vs 29% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Jefferson Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.1%/yr); 357 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% of comp listings sitting > 30 days — soft ceiling on asking rent; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 38% 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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 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 $90k; list at $139k implies a 54% 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 $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.26% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.12%
• DSCR: 1.63
• GRM: 6.6

CMA / ARV

• ARV (median comp): $186,437
• List price: $139,000
• Delta: -25.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
436 Avenue D Ave	0.00mi	2/1.0 (-1)	1,300 (0%)	9mo	$90,000	$69	87
504 Avenue C Ave	0.07mi	3/1.0	1,160 (-11%)	10mo	$190,000	$164	70
426 Avenue A St	0.18mi	3/2.0	1,478 (+14%)	1mo	$269,540	$182	64
647 Bellanger St	0.57mi	3/1.0	1,330 (+2%)	9mo	$209,000	$157	62
609 Farrington Dr	0.39mi	2/1.5 (-1)	1,178 (-9%)	7mo	$130,000	$110	53
611 Macarthur Ave	0.64mi	3/2.0	1,406 (+8%)	3mo	$255,000	$181	50
713 Lydia Ct	0.49mi	3/1.5	1,422 (+9%)	11mo	$190,000	$134	50
741 Barataria Blvd	0.43mi	3/2.0	1,446 (+11%)	11mo	$260,000	$180	48
426 Macarthur Ave	0.59mi	3/1.0	1,168 (-10%)	9mo	$157,000	$134	48
454 Avenue L Ave	0.66mi	2/2.0 (-1)	1,386 (+7%)	9mo	$185,000	$133	42
436 Saddler Rd	0.68mi	3/2.0	1,493 (+15%)	5mo	$214,900	$144	35
728 5th Ave	0.65mi	4/2.5 (+1)	1,482 (+14%)	2mo	$275,000	$186	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 · 1.05% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-916
• Equity at exit: $20,725

10-year hold

• IRR: 6.8%
• Equity multiple: 1.47×
• Total profit: $18,182
• Equity at exit: $12,018

Cash invested: $38,920 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 7 under contract
• Months of supply: 7.3 mo (14%/mo absorbed)
• Median asking: $180,000 ($156/sqft)
• Median days on market: 64 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: -7.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70072

• Rents YoY: 1.1%
• Active inventory: 357
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,754 high
• Mortgage (P&I): −$729
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $392

Break-even live

Break-even rent $1,259

Max offer price $139,000

Occupancy floor 73%

Sensitivity live

Price	-10% $470	-5% $431	+0% $392	+5% $352	+10% $313
Rent	-10% $253	-5% $322	+0% $392	+5% $461	+10% $530
Rate	-1.0pp $462	-0.5pp $427	base $392	+0.5pp $356	+1.0pp $319

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: $34,750
• Closing costs: $4,170
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Avenue D Marrero, LA	3.0	1.0	1000	$1,500	$1.50	93d	1	0.05mi
511 Avenue B Marrero, LA	3.0	1.0	1044	$1,650	$1.58	93d	1	0.13mi
4824 4th St Unit A Marrero, LA	2.0	1.5	1100	$1,250	$1.14	93d	1	0.16mi
453 Avenue A Marrero, LA	2.0	1.0	900	$1,200	$1.33	34d	1	0.17mi
433 Avenue A Marrero, LA	3.0	2.0	1558	$1,750	$1.12	93d	1	0.18mi
508 Avenue G Unit A Marrero, LA	3.0	2.0	1062	$1,550	$1.46	93d	1	0.20mi
539 Avenue G Unit G Marrero, LA	2.0	1.0	1105	$1,400	$1.27	73d	1	0.20mi
512 Avenue G Unit G Marrero, LA	3.0	2.0	1418	$1,995	$1.41	64d	1	0.21mi
519 Farrington Dr Marrero, LA	2.0	1.0	955	$1,500	$1.57	93d	1	0.33mi
728 Lydia Ct Marrero, LA	3.0	3.5	1500	$2,600	$1.73	53d	1	0.50mi
605 Bellanger St Harvey, LA	2.0	1.0	1008	$1,500	$1.49	93d	1	0.51mi
605 Bellanger St Harvey, LA	2.0	1.0	1008	$1,350	$1.34	27d	1	0.51mi
629 Bellanger St Harvey, LA	2.0	1.0	970	$1,200	$1.24	93d	1	0.52mi
729 5th Ave Harvey, LA	2.0	2.0	975	$1,450	$1.49	93d	1	0.64mi
4010 10th St Marrero, LA	3.0	1.5	1150	$1,800	$1.57	28d	1	0.71mi
1028 Gaudet Dr Marrero, LA	3.0	1.5	1420	$1,800	$1.27	93d	1	0.76mi
1100 Avenue A Marrero, LA	2.0	1.0	1200	$1,500	$1.25	93d	1	0.79mi
320 Marrero Rd Marrero, LA	2.0	1.0	900	$1,200	$1.33	93d	1	0.80mi
1121 Farrington Dr Marrero, LA	3.0	1.0	1000	$1,750	$1.75	53d	1	0.90mi
4023 Tchoupitoulas St New Orleans, LA	3.0	2.0	1608	$3,200	$1.99	93d	1	1.01mi
3969 Tchoupitoulas St Unit D New Orleans, LA	2.0	2.0	965	$2,100	$2.18	73d	1	1.03mi
4535 Tchoupitoulas St New Orleans, LA	3.0	1.0	973	$1,595	$1.64	73d	1	1.04mi
4627 Tchoupitoulas St New Orleans, LA	2.0	2.0	1770	$1,995	$1.13	39d	1	1.06mi
529 Jena St New Orleans, LA	3.0	2.0	1665	$3,250	$1.95	93d	1	1.06mi
4625 Tchoupitoulas St Unit 4625 New Orleans, LA	2.0	2.0	1770	$1,995	$1.13	32d	1	1.06mi
604 Jena St New Orleans, LA	2.0	2.0	1200	$4,500	$3.75	93d	1	1.08mi
4618 Annunciation St New Orleans, LA	2.0	1.0	1175	$1,550	$1.32	20d	1	1.09mi
4427 Annunciation St New Orleans, LA	3.0	2.0	1760	$3,800	$2.16	32d	1	1.09mi
627 Milan St New Orleans, LA	2.0	2.0	1140	$1,700	$1.49	73d	1	1.09mi
5160 Evans Dr Marrero, LA	3.0	1.0	1000	$1,500	$1.50	93d	1	1.10mi
3942 Laurel St Unit D New Orleans, LA	2.0	2.0	1570	$2,000	$1.27	39d	1	1.10mi
4609 Annunciation St New Orleans, LA	3.0	2.0	1549	$2,300	$1.48	52d	1	1.11mi
527 Grefer Ave Harvey, LA	4.0	2.0	1369	$2,000	$1.46	32d	1	1.14mi
4909 Tchoupitoulas St New Orleans, LA	2.0	1.0	962	$1,700	$1.77	51d	1	1.17mi
4029 14th St Marrero, LA	3.0	1.5	1511	$1,650	$1.09	53d	1	1.18mi
4036 14th St Marrero, LA	4.0	2.0	1350	$1,900	$1.41	41d	1	1.20mi
526 Brown Ave Harvey, LA	2.0	1.0	903	$1,350	$1.50	73d	1	1.23mi
4029 Chestnut St Marrero, LA	3.0	2.0	1600	$2,100	$1.31	53d	1	1.23mi
913 Jena St Unit 6 New Orleans, LA	2.0	2.5	1459	$3,650	$2.50	27d	1	1.29mi
3807 Magazine St Unit A New Orleans, LA	2.0	1.5	1100	$3,500	$3.18	17d	1	1.29mi

Listing history 12 events

1. 2026-06-03
   days on market $139,000 Active 96 DOM
2. 2026-06-02
   days on market $139,000 Active 95 DOM
3. 2026-06-01
   days on market $139,000 Active 94 DOM
4. 2026-05-31
   days on market $139,000 Active 93 DOM
5. 2026-02-25
   listed $139,000 Active 500-char remark

   Show marketing remark (490 chars)

   Great bones in a highly desirable Marrero location -- right across the street from the school! This spacious home features large bedrooms and original wood floors ready to be beautifully restored. The oversized lot offers plenty of room for gardening, outdoor entertaining, or future enhancements. Located in an X flood zone for added peace of mind. Property needs some TLC but is priced to sell as is-- a fantastic opportunity for investors or buyers looking to customize their dream home.

6. 2026-02-25
   listed $139,000 Active 490-char remark

   Show marketing remark (490 chars)

   Great bones in a highly desirable Marrero location -- right across the street from the school! This spacious home features large bedrooms and original wood floors ready to be beautifully restored. The oversized lot offers plenty of room for gardening, outdoor entertaining, or future enhancements. Located in an X flood zone for added peace of mind. Property needs some TLC but is priced to sell as is-- a fantastic opportunity for investors or buyers looking to customize their dream home.

7. 2025-11-07
   soldstatus $90,000
8. 2025-11-06
   soldstatus $90,000 Closed
9. 2025-10-27
   status Pending
10. 2025-10-27
    listed $110,000 Active
11. 2025-10-27
    listed $110,000
12. 2003-10-01
    soldstatus $117,000

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $1,692 · $141/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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,050
• − Mortgage interest: −$7,786
• − Property taxes: −$1,692
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$4,044
• Taxable income: $2,668
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $4,058/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $32,500–$58,500 screening

This home requires moderate renovations to improve its condition and increase its value. Key areas needing attention include the kitchen, bathrooms, exterior siding, flooring, and interior walls. Upgrading these areas will significantly enhance its appeal to buyers and renters.

Components & finishes AI

Roof tile Flooring tile

Repairs flagged

• Major kitchen cabinets — severely damaged
• Major bathroom fixtures — outdated and worn
• Moderate roof — visible wear
• Major exterior siding — brick siding with peeling paint
• Major flooring — damaged wood flooring
• Major interior walls — damaged walls with peeling paint
• Major HVAC system — outdated and likely inefficient

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing kitchen will appeal to buyers and renters ↑
• Both repair and paint exterior siding — improving curb appeal will attract buyers and renters ↑
• Both repair damaged flooring — replacing damaged flooring will improve living conditions and appeal to buyers and renters ↑
• Both update bathroom fixtures — modernizing bathroom will appeal to buyers and renters ↑
• Both repair damaged interior walls — repairing damaged walls will improve living conditions and appeal to buyers and renters ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Judge Lionel R. Collins Elementary School F LA #487/646 Nat'l #35,191/41,679 Middle L.h. Marrero Middle School F LA #158/218 Nat'l #11,382/14,009 High John Ehret High School F LA #169/265 Nat'l #13,542/17,239

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

C Composite livability gradescore 67/100

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 · 451,696 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: 12% of renters

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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%

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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%

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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

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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

+18.8% since first listed

8 events — show timeline

• 2026-02-25 Listed $139,000 AcadianaMLS
• 2026-02-25 Listed $139,000 GSREIN
• 2025-11-07 Sold (Public Records) $90,000 Public Records
• 2025-11-06 Sold (MLS) $90,000 GSREIN
• 2025-10-27 Pending — GSREIN
• 2025-10-27 Listed $110,000 AcadianaMLS
• 2025-10-27 Listed $110,000 GSREIN
• 2003-10-01 Sold (Public Records) $117,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,692 · +0.3% YoY. Source: county tax records.