826 Avenue B Ave · Marrero, LA 70072

$148,500

2 bd · 1.0 ba · 779 sqft · SingleFamily · 55 Days on market

Built 1955 3,598 sqft lot $191/sqft · at area comps Est $154k · at est.

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Why this score? — see what drove the C- 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 +22.0/30.0
• ARV discount +9.1/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• 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

CHARMING UPDATED SHOTGUN, UNBEATABLE VALUE-MODERN COMFORTS & MASSIVE GARAGE. Discover the perfect blend of historic charm and modern reliability in this beautifully refreshed shotgun-style home. While cozy in footprint, this home lives large thanks to smart upgrades and an abundance of storage rarely found in this style. Flexible living space configured as a spacious layout offers the versatility to easily function as a 2 bedroom home. Fresh finish painted providing a clean bright canvas plus pressure washed and freshened exterior. Large kitchen features granite countertops and space for a table. Enjoy a walk in shower upgrade with linen closet and laundry drop. Modern systems and infrastructure integrity with new water lines (2025), rewired attic, 2023 roof, 2024 hot water heater, AC 2016, fencing. Stay comfortable with energy efficient double insulated windows (2018) and sturdy storm doors (2026). Hobbyist's dream with oversized detached garage for vehicles, workshop, or he/she cave. Move in classic without the typical "fixer-upper" headaches. Move in ready!

Key facts

• 3,598 sq ft lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Detached garage; Carport; Three or more parking spaces; Boat parking; RV access/parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation; Vinyl siding; Shingle roof; Property in excellent condition; Rectangular lot; Outside city limits
• Construction: Built with vinyl siding; Raised foundation; Shingle roof
• Exterior features: Fenced yard; Porch

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Total rooms: 5
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Granite counters; Pantry; Accessibility features
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $169 ($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 $143k (4.0% below list).
• Recommended offer: $143k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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: 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); 299 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 31% 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago 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 $40k; list at $148k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $142,588 (4.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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: 0.96% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (median comp): $154,058
• List price: $148,500
• Delta: -3.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
829 Avenue B Ave	0.03mi	2/1.0	735 (-6%)	5mo	$77,800	$106	85
512 Fos Ave	0.55mi	2/1.0	734 (-6%)	6mo	$103,000	$140	60
1108 Allo St	0.34mi	2/1.0	888 (+14%)	11mo	$152,000	$171	52
449 Avenue K	0.61mi	2/1.0	891 (+14%)	1mo	$174,000	$195	47
713 5th Ave	0.51mi	2/1.0	872 (+12%)	13mo	$80,000	$92	46
412 Avenue F Ave	0.53mi	2/1.0	880 (+13%)	24mo	$92,000	$105	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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-16,078
• Equity at exit: $22,142

10-year hold

• IRR: -4.4%
• Equity multiple: 0.73×
• Total profit: $-11,070
• Equity at exit: $12,840

Cash invested: $41,580 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,426 high
• Mortgage (P&I): −$779
• Tax from tax record: −$51 /mo · $607/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $169

Break-even live

Break-even rent $1,212

Max offer price $148,500

Occupancy floor 83%

Sensitivity live

Price	-10% $253	-5% $211	+0% $169	+5% $127	+10% $85
Rent	-10% $56	-5% $112	+0% $169	+5% $225	+10% $281
Rate	-1.0pp $244	-0.5pp $207	base $169	+0.5pp $130	+1.0pp $91

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: $37,125
• Closing costs: $4,455
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1121 Farrington Dr Marrero, LA	3.0	1.0	1000	$1,750	$1.75	6d	1	0.42mi
511 Avenue B Marrero, LA	3.0	1.0	1044	$1,650	$1.58	45d	1	0.44mi
509 Avenue A Marrero, LA	2.0	2.0	812	$1,700	$2.09	45d	1	0.46mi
500 Avenue D Marrero, LA	3.0	1.0	1000	$1,500	$1.50	45d	1	0.48mi
539 Avenue G Unit G Marrero, LA	2.0	1.0	1105	$1,400	$1.27	25d	1	0.48mi
729 5th Ave Harvey, LA	2.0	2.0	975	$1,450	$1.49	46d	1	0.49mi
519 Farrington Dr Marrero, LA	2.0	1.0	955	$1,500	$1.57	45d	1	0.50mi
629 Bellanger St Harvey, LA	2.0	1.0	970	$1,200	$1.24	45d	1	0.51mi
508 Avenue G Unit A Marrero, LA	3.0	2.0	1062	$1,550	$1.46	45d	1	0.53mi
605 Bellanger St Harvey, LA	2.0	1.0	1008	$1,500	$1.49	45d	1	0.55mi
4824 4th St Unit A Marrero, LA	2.0	1.5	1100	$1,250	$1.14	45d	1	0.60mi
4200 4th St Marrero, LA	2.0	1.0	700	$1,000	$1.43	45d	1	0.61mi
4200 4th St Apt E Marrero, LA	2.0	1.0	700	$1,000	$1.43	25d	1	0.61mi
506 MacArthur Ave Harvey, LA	2.0	1.0	824	$1,200	$1.46	6d	1	0.70mi
5160 Evans Dr Marrero, LA	3.0	1.0	1000	$1,500	$1.50	45d	1	0.78mi
1553 Avenue A Marrero, LA	1.0	1.0	700	$1,250	$1.79	45d	1	0.91mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,650	$1.50	6d	1	0.92mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,800	$1.64	25d	1	0.92mi
320 Marrero Rd Marrero, LA	2.0	1.0	900	$1,200	$1.33	45d	1	1.02mi
938 Brown Ave Unit 103 Harvey, LA	2.0	1.0	800	$950	$1.19	6d	1	1.25mi
526 Brown Ave Harvey, LA	2.0	1.0	903	$1,350	$1.50	25d	1	1.25mi
2416 4th St Harvey, LA	1.0	1.0	750	$1,000	$1.33	45d	1	1.29mi
2110 Willow St Unit C Harvey, LA	2.0	1.0	975	$1,155	$1.18	45d	1	1.39mi
2108 Willow St Unit A Harvey, LA	1.0	1.0	800	$895	$1.12	6d	1	1.40mi
2407 Florence St Harvey, LA	2.0	2.0	945	$1,700	$1.80	25d	1	1.42mi
1113 Scotsdale Dr Unit D Harvey, LA	2.0	1.0	800	$1,175	$1.47	6d	1	1.42mi
420 Fairmont St Harvey, LA	1.0	1.0	840	$1,195	$1.42	6d	1	1.50mi

Listing history 22 events

1. 2026-06-21
   days on market $148,500 Active 55 DOM
2. 2026-06-18
   days on market $148,500 Active 52 DOM
3. 2026-06-17
   days on market $148,500 Active 51 DOM
4. 2026-06-16
   days on market $148,500 Active 50 DOM
5. 2026-06-15
   days on market $148,500 Active 49 DOM
6. 2026-06-13
   days on market $148,500 Active 47 DOM
7. 2026-06-10
   days on market $148,500 Active 44 DOM
8. 2026-06-09
   days on market $148,500 Active 43 DOM
9. 2026-06-08
   days on market $148,500 Active 42 DOM
10. 2026-06-07
    days on market $148,500 Active 41 DOM
11. 2026-06-03
    days on market $148,500 Active 37 DOM
12. 2026-06-02
    days on market $148,500 Active 36 DOM
13. 2026-06-01
    days on market $148,500 Active 35 DOM
14. 2026-05-31
    days on market $148,500 Active 34 DOM
15. 2026-04-27
    listed $153,500 Active 1108-char remark

    Show marketing remark (1090 chars)

    CHARMING UPDATED SHOTGUN, UNBEATABLE VALUE-MODERN COMFORTS & MASSIVE GARAGE. Discover the perfect blend of historic charm and modern reliability in this beautifully refreshed shotgun-style home. While cozy in footprint, this home lives large thanks to smart upgrades and an abundance of storage rarely found in this style. Flexible living space configured as a spacious layout offers the versatility to easily function as a 2 bedroom home. Fresh finish painted providing a clean bright canvas plus pressure washed and freshened exterior. Large kitchen features granite countertops and space for a table. Enjoy a walk in shower upgrade with linen closet and laundry drop. Modern systems and infrastructure integrity with new water lines (2025), rewired attic, 2023 roof, 2024 hot water heater, AC 2016, fencing. Stay comfortable with energy efficient double insulated windows (2018) and sturdy storm doors (2026). Hobbyist's dream with oversized detached garage for vehicles, workshop, or he/she cave. Move in classic without the typical "fixer-upper" headaches. Move in ready!

16. 2026-04-27
    listed $153,500 Active 1110-char remark

    Show marketing remark (1090 chars)

    CHARMING UPDATED SHOTGUN, UNBEATABLE VALUE-MODERN COMFORTS & MASSIVE GARAGE. Discover the perfect blend of historic charm and modern reliability in this beautifully refreshed shotgun-style home. While cozy in footprint, this home lives large thanks to smart upgrades and an abundance of storage rarely found in this style. Flexible living space configured as a spacious layout offers the versatility to easily function as a 2 bedroom home. Fresh finish painted providing a clean bright canvas plus pressure washed and freshened exterior. Large kitchen features granite countertops and space for a table. Enjoy a walk in shower upgrade with linen closet and laundry drop. Modern systems and infrastructure integrity with new water lines (2025), rewired attic, 2023 roof, 2024 hot water heater, AC 2016, fencing. Stay comfortable with energy efficient double insulated windows (2018) and sturdy storm doors (2026). Hobbyist's dream with oversized detached garage for vehicles, workshop, or he/she cave. Move in classic without the typical "fixer-upper" headaches. Move in ready!

17. 2016-06-24
    soldstatus $40,000
18. 2016-05-26
    historical
19. 2016-03-23
    price $90,000
20. 2015-11-25
    listed $110,000 Active
21. 2015-11-24
    listed $90,000
22. 2012-08-03
    soldstatus

ⓘ 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: $607 · $51/mo
• Projected year-2 tax: $817 · $68/mo
• Expected delta: +$210/yr (+$17/mo · 34.6%)

ⓘ 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 (shaded) · 74% 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: $17,111
• − Mortgage interest: −$8,318
• − Property taxes: −$607
• − Insurance: −$1,540
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$4,320
• Taxable loss: −$412
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $2,124/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

+65.0% since first listed

10 events — show timeline

• 2026-05-23 Price Changed $148,500 AcadianaMLS
• 2026-05-23 Price Changed $148,500 GSREIN
• 2026-04-27 Listed $153,500 GSREIN
• 2026-04-27 Listed $153,500 AcadianaMLS
• 2016-06-24 Sold (Public Records) $40,000 Public Records
• 2016-05-26 Listing Removed — GSREIN
• 2016-03-23 Price Changed $90,000 GSREIN
• 2015-11-25 Listed $110,000 GSREIN
• 2015-11-24 Listed $90,000 AcadianaMLS
• 2012-08-03 Sold (Public Records) — Public Records

Property tax history

-0.0%/yr

Latest (2025): $607 · +0.3% YoY. Source: county tax records.