1805 Francis Ave · Metairie, LA 70003

$199,000

4 bd · 2.0 ba · 1,878 sqft · SingleFamily · 2 Days on market

Built 1961 8,400 sqft lot Est $332k · 40% 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Livability +4.4/5.0
• Rent growth +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 8,400 sq ft lot
• Built 1961
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 9.3% 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); 227 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 37% of the median local income ($76k/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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $199,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $332,406
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2101 Riviere Ave	0.15mi	4/2.5	2,000 (+6%)	1mo	$365,500	$183	79
1904 Hall Ave	0.13mi	3/2.0 (-1)	1,770 (-6%)	4mo	$270,000	$153	76
1613 Riviere Ave	0.24mi	3/2.0 (-1)	1,683 (-10%)	2mo	$141,900	$84	65
1725 Vegas Dr	0.58mi	3/2.0 (-1)	1,888 (+0%)	2mo	$499,000	$264	65
1721 Vegas Dr	0.58mi	3/2.0 (-1)	1,863 (-1%)	2mo	$499,000	$268	65
1901 Eisenhower Ave	0.13mi	3/2.0 (-1)	1,603 (-15%)	2mo	$265,000	$165	63
1109 David Dr	0.44mi	3/2.5 (-1)	1,994 (+6%)	0mo	$385,000	$193	62
1317 Frankel Ave	0.31mi	3/2.0 (-1)	1,635 (-13%)	2mo	$290,000	$177	57
1120 Trudeau Dr	0.55mi	3/2.0 (-1)	1,673 (-11%)	1mo	$289,000	$173	51
1608 Princeton St	0.68mi	4/2.5	2,063 (+10%)	1mo	$245,000	$119	49
6104 Camphor St	0.50mi	3/2.0 (-1)	1,600 (-15%)	0mo	$320,000	$200	47
2201 Elise Ave	0.63mi	3/2.0 (-1)	1,607 (-14%)	1mo	$237,000	$147	41

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: -1.2%
• Equity multiple: 0.96×
• Total profit: $-2,423
• Equity at exit: $29,672

10-year hold

• IRR: 7.6%
• Equity multiple: 1.55×
• Total profit: $30,867
• Equity at exit: $17,206

Cash invested: $55,720 (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: 227
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,373 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $499

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 74%

Sensitivity live

Price	-10% $637	-5% $568	+0% $499	+5% $431	+10% $362
Rent	-10% $312	-5% $406	+0% $499	+5% $593	+10% $687
Rate	-1.0pp $600	-0.5pp $550	base $499	+0.5pp $448	+1.0pp $395

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2012 Airline Park Blvd Metairie, LA	3.0	2.0	1583	$2,100	$1.33	25d	1	0.10mi
1712 Abadie Ave Metairie, LA	4.0	2.0	1900	$2,750	$1.45	25d	1	0.20mi
1820 Fairfax Ave Metairie, LA	3.0	2.0	1838	$2,400	$1.31	0d	1	0.26mi
6908 Christine St Metairie, LA	3.0	2.0	1550	$2,000	$1.29	16d	1	0.26mi
6908 Christine St Metairie, LA	3.0	2.0	1550	$2,100	$1.35	25d	1	0.26mi
1108 Cardinal Ave Metairie, LA	4.0	2.0	1903	$2,650	$1.39	45d	1	0.52mi
1808 Elise Ave Metairie, LA	3.0	2.0	1508	$2,100	$1.39	25d	1	0.58mi
1216 Hymelia Ave Metairie, LA	4.0	2.0	1400	$3,500	$2.50	6d	1	0.65mi
705 N Lester Ave Metairie, LA	3.0	2.0	1334	$2,100	$1.57	45d	1	0.70mi
6016 Loraine St Metairie, LA	3.0	1.0	1600	$1,950	$1.22	0d	1	0.72mi
6016 Loraine St Metairie, LA	3.0	1.0	1600	$1,950	$1.22	4d	1	0.72mi
808 Cynthia Ave Metairie, LA	3.0	2.0	1500	$2,100	$1.40	16d	1	0.81mi
703 Linden St Metairie, LA	3.0	2.0	1650	$2,500	$1.52	22d	1	0.82mi
6801 Veterans Blvd Metairie, LA	1.0–3.0	1.0–2.0	985	$1,701	$1.73	0d	27	0.92mi
2013 Minnesota Ave Kenner, LA	4.0	2.0	1300	$2,000	$1.54	23d	1	1.08mi
1001 Minnesota Ave Kenner, LA	3.0	2.0	1800	$2,100	$1.17	45d	1	1.10mi
8817 25th St Metairie, LA	3.0	1.0	1390	$2,100	$1.51	6d	1	1.11mi
3 Donald Ct Metairie, LA	3.0	2.0	1633	$2,000	$1.22	25d	1	1.13mi
216 Trudeau Dr Metairie, LA	4.0	3.0	1825	$2,800	$1.53	6d	1	1.14mi
4960 York St Unit 4954 Metairie, LA	3.0	2.5	1597	$1,995	$1.25	0d	1	1.17mi
4960 York St Unit 4922 Metairie, LA	3.0	2.5	1846	$1,975	$1.07	0d	1	1.17mi
6217 Leslie St Metairie, LA	3.0	1.0	1300	$1,800	$1.38	46d	1	1.29mi
1201 High Ave Metairie, LA	3.0	2.0	1600	$2,200	$1.38	0d	1	1.44mi
3908 Page Dr Metairie, LA	3.0	1.5	1470	$1,850	$1.26	46d	1	1.48mi
5029 Loveland St Metairie, LA	3.0	2.0	2100	$2,500	$1.19	6d	1	1.48mi
527 Little Farms Ave New Orleans, LA	3.0	2.0	1855	$2,800	$1.51	25d	1	1.50mi

Listing history 1 events

1. 2026-06-17
   listed $199,000 Pending 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,474
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,278
• − Management: −$2,278
• − Depreciation: −$5,789
• Taxable income: $3,002
• Est. tax owed @ 24.0%: −$720
• After-tax cash flow: $5,271/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