6189 Ray St · Marrero, LA 70072

$179,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 62 Days on market

Built 1968 6,385 sqft lot $138/sqft · 12% above area Est $159k · 12% over

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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 +21.5/30.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity on a corner lot! This 3-bedroom, 2-bath home offers a solid foundation for first-time homebuyers or investors looking to add value. The property features a functional layout and a generously sized yard, providing additional space for parking, outdoor use, or future improvements. With good bones and room for updates, this home is ideal for buyers ready to customize and make it their own or investors seeking their next project. Conveniently located with easy access to local amenities, shopping, and major roadways. Don't miss this opportunity to own a corner lot property with potential and flexibility.

Key facts

• Functional layout
• Corner lot
• 6,385 sq ft lot

Tags

• CORNER LOT
• FUNCTIONAL LAYOUT
• GENEROUSLY SIZED YARD
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Exterior

• Parking: Driveway with one parking space
• Utilities: Public water; Public sewer
• Home design: Single-story brick home; Shingle roof; Slab foundation
• Construction: Brick construction; Built on a slab foundation; Shingle roof
• Exterior features: Corner lot; Outside city limits; Lot dimensions approximately 57 x 113

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Very good condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/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 $174k (2.9% below list).
• Recommended offer: $168k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Lincoln School For The Arts (math 8% / reading 17%, grade F, #546 of 646 statewide, top 85%, 457 students, 83% 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 at 71% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 299 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 32y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $179k implies a 377% 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 $168,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.97% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (median comp): $159,452
• List price: $179,000
• Delta: 12.26%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1437 Lincoln Ave	0.24mi	3/2.0	1,297 (-0%)	3mo	$173,000	$133	85
6125 Victorian Dr	0.16mi	3/2.0	1,190 (-8%)	6mo	$65,000	$55	74
1632 Haydel Dr	0.13mi	4/2.0 (+1)	1,419 (+9%)	3mo	$122,000	$86	71
5104 Warwick Dr	0.62mi	2/2.0 (-1)	1,286 (-1%)	0mo	$188,000	$146	64
6601 Acre Rd	0.55mi	3/2.0	1,368 (+5%)	4mo	$260,000	$190	62
1500 Stella Pl	0.37mi	3/2.0	1,445 (+11%)	3mo	$180,000	$125	62
6132 Singleton Dr	0.15mi	4/2.0 (+1)	1,126 (-13%)	6mo	$115,000	$102	61
1452 Lincoln Ave	0.25mi	4/2.5 (+1)	1,156 (-11%)	4mo	$172,000	$149	60
1657 Marine St	0.32mi	4/2.0 (+1)	1,144 (-12%)	2mo	$155,000	$135	59
1652 Hope Dr	0.44mi	3/1.0	1,150 (-12%)	1mo	$115,000	$100	56
1140 Francis St	0.70mi	3/2.0	1,204 (-7%)	0mo	$190,000	$158	55
6548 Acre Rd	0.46mi	3/2.0	1,145 (-12%)	6mo	$165,000	$144	54

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-19,409
• Equity at exit: $26,689

10-year hold

• IRR: -4.5%
• Equity multiple: 0.73×
• Total profit: $-13,479
• Equity at exit: $15,477

Cash invested: $50,120 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,738 high
• Mortgage (P&I): −$939
• Tax from tax record: −$90 /mo · $1,078/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $203

Break-even live

Break-even rent $1,480

Max offer price $179,000

Occupancy floor 83%

Sensitivity live

Price	-10% $305	-5% $254	+0% $203	+5% $153	+10% $102
Rent	-10% $66	-5% $135	+0% $203	+5% $272	+10% $341
Rate	-1.0pp $294	-0.5pp $249	base $203	+0.5pp $157	+1.0pp $110

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5160 Evans Dr Marrero, LA	3.0	1.0	1000	$1,500	$1.50	46d	1	0.48mi
1836 Plaza Dr Unit C Marrero, LA	3.0	1.0	1040	$1,700	$1.63	6d	1	0.52mi
1836 Plaza Dr Unit A Marrero, LA	3.0	1.0	1040	$1,700	$1.63	46d	1	0.52mi
1728 Irma St Marrero, LA	3.0	2.0	1450	$1,550	$1.07	25d	1	0.52mi
1510 Javez St Marrero, LA	3.0	2.0	1578	$2,200	$1.39	25d	1	0.57mi
5119 Oak Dr Marrero, LA	3.0	2.0	1624	$1,750	$1.08	16d	1	0.87mi
5027 Richland Dr Marrero, LA	2.0	1.5	1260	$1,500	$1.19	6d	1	0.89mi
320 Marrero Rd Marrero, LA	2.0	1.0	900	$1,200	$1.33	46d	1	1.02mi
569 Magnolia Dr Marrero, LA	2.0	1.5	1450	$1,500	$1.03	46d	1	1.11mi
524 Bertucci St Marrero, LA	2.0	1.0	960	$1,300	$1.35	16d	1	1.15mi
1100 Avenue A Marrero, LA	2.0	1.0	1200	$1,500	$1.25	46d	1	1.17mi
5504 Randolph St Marrero, LA	3.0	2.0	1800	$1,800	$1.00	25d	1	1.21mi
5045 Dueling Oaks Ave Marrero, LA	3.0	2.0	1300	$1,700	$1.31	25d	1	1.21mi
5007 Towering Oaks Ave Marrero, LA	3.0	2.0	1400	$1,700	$1.21	46d	1	1.22mi
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	46d	1	1.24mi
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	25d	1	1.24mi
5128 Eden Roc Dr Marrero, LA	3.0	2.0	1400	$1,750	$1.25	6d	1	1.24mi
539 Avenue G Unit G Marrero, LA	2.0	1.0	1105	$1,400	$1.27	25d	1	1.25mi
512 Avenue G Unit G Marrero, LA	3.0	2.0	1418	$1,995	$1.41	16d	1	1.25mi
508 Avenue G Unit A Marrero, LA	3.0	2.0	1062	$1,550	$1.46	46d	1	1.27mi
1028 Gaudet Dr Marrero, LA	3.0	1.5	1420	$1,800	$1.27	46d	1	1.29mi
4036 14th St Marrero, LA	4.0	2.0	1350	$1,950	$1.44	23d	1	1.30mi
4029 14th St Marrero, LA	3.0	1.5	1511	$1,650	$1.09	6d	1	1.31mi
4029 Chestnut St Marrero, LA	3.0	2.0	1600	$2,100	$1.31	6d	1	1.33mi
4824 4th St Unit A Marrero, LA	2.0	1.5	1100	$1,250	$1.14	46d	1	1.36mi
1917 Gladstone Dr Marrero, LA	3.0	2.0	1090	$1,600	$1.47	25d	1	1.37mi
1121 Farrington Dr Marrero, LA	3.0	1.0	1000	$1,750	$1.75	6d	1	1.39mi
500 Avenue D Marrero, LA	3.0	1.0	1000	$1,500	$1.50	46d	1	1.40mi
7429 Pritchard St Marrero, LA	2.0	1.0	925	$1,150	$1.24	16d	1	1.40mi
1029 Joyce St Marrero, LA	3.0	2.0	1300	$1,650	$1.27	16d	1	1.40mi
4000 Fir Ct Marrero, LA	3.0	2.0	1380	$1,800	$1.30	6d	1	1.42mi
511 Avenue B Marrero, LA	3.0	1.0	1044	$1,650	$1.58	46d	1	1.48mi

Listing history 22 events

1. 2026-06-21
   days on market $179,000 Active 62 DOM
2. 2026-06-18
   days on market $179,000 Active 59 DOM
3. 2026-06-17
   days on market $179,000 Active 58 DOM
4. 2026-06-16
   days on market $179,000 Active 57 DOM
5. 2026-06-15
   days on market $179,000 Active 56 DOM
6. 2026-06-13
   days on market $179,000 Active 54 DOM
7. 2026-06-10
   days on market $179,000 Active 51 DOM
8. 2026-06-09
   days on market $179,000 Active 50 DOM
9. 2026-06-08
   days on market $179,000 Active 49 DOM
10. 2026-06-07
    pricedays on market $179,000 Active 48 DOM
11. 2026-06-03
    days on market $199,000 Active 44 DOM
12. 2026-06-02
    days on market $199,000 Active 43 DOM
13. 2026-06-01
    days on market $199,000 Active 42 DOM
14. 2026-05-31
    days on market $199,000 Active 41 DOM
15. 2026-05-11
    price $199,000 624-char remark

    Show marketing remark (624 chars)

    Great opportunity on a corner lot! This 3-bedroom, 2-bath home offers a solid foundation for first-time homebuyers or investors looking to add value. The property features a functional layout and a generously sized yard, providing additional space for parking, outdoor use, or future improvements. With good bones and room for updates, this home is ideal for buyers ready to customize and make it their own or investors seeking their next project. Conveniently located with easy access to local amenities, shopping, and major roadways. Don't miss this opportunity to own a corner lot property with potential and flexibility.

16. 2026-05-11
    price $199,000 630-char remark

    Show marketing remark (624 chars)

    Great opportunity on a corner lot! This 3-bedroom, 2-bath home offers a solid foundation for first-time homebuyers or investors looking to add value. The property features a functional layout and a generously sized yard, providing additional space for parking, outdoor use, or future improvements. With good bones and room for updates, this home is ideal for buyers ready to customize and make it their own or investors seeking their next project. Conveniently located with easy access to local amenities, shopping, and major roadways. Don't miss this opportunity to own a corner lot property with potential and flexibility.

17. 2026-04-20
    listed $209,000 Active 624-char remark

    Show marketing remark (624 chars)

    Great opportunity on a corner lot! This 3-bedroom, 2-bath home offers a solid foundation for first-time homebuyers or investors looking to add value. The property features a functional layout and a generously sized yard, providing additional space for parking, outdoor use, or future improvements. With good bones and room for updates, this home is ideal for buyers ready to customize and make it their own or investors seeking their next project. Conveniently located with easy access to local amenities, shopping, and major roadways. Don't miss this opportunity to own a corner lot property with potential and flexibility.

18. 2026-04-20
    listed $209,000 Active 630-char remark

    Show marketing remark (624 chars)

    Great opportunity on a corner lot! This 3-bedroom, 2-bath home offers a solid foundation for first-time homebuyers or investors looking to add value. The property features a functional layout and a generously sized yard, providing additional space for parking, outdoor use, or future improvements. With good bones and room for updates, this home is ideal for buyers ready to customize and make it their own or investors seeking their next project. Conveniently located with easy access to local amenities, shopping, and major roadways. Don't miss this opportunity to own a corner lot property with potential and flexibility.

19. 1995-02-10
    soldstatus $37,500
20. 1995-02-01
    soldstatus $37,500
21. 1994-04-26
    listed $41,000
22. 1994-04-26
    listed $41,000

ⓘ 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: $1,078 · $90/mo
• Projected year-2 tax: $1,078 · $90/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 ≥109°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: $20,856
• − Mortgage interest: −$10,027
• − Property taxes: −$1,078
• − Insurance: −$1,692
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$5,207
• Taxable loss: −$486
• Est. tax savings @ 24.0%: +$117
• After-tax cash flow: $2,558/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

+336.6% since first listed

10 events — show timeline

• 2026-06-04 Price Changed $179,000 AcadianaMLS
• 2026-06-04 Price Changed $179,000 GSREIN
• 2026-05-11 Price Changed $199,000 AcadianaMLS
• 2026-05-11 Price Changed $199,000 GSREIN
• 2026-04-20 Listed $209,000 GSREIN
• 2026-04-20 Listed $209,000 AcadianaMLS
• 1995-02-10 Sold (MLS) $37,500 GSREIN
• 1995-02-01 Sold (Public Records) $37,500 Public Records
• 1994-04-26 Listed $41,000 GSREIN
• 1994-04-26 Listed $41,000 AcadianaMLS

Property tax history

+1.7%/yr

Latest (2025): $1,078 · +0.3% YoY. Source: county tax records.