6113 Adam Dr · Marrero, LA 70072

$195,000

3 bd · 2.0 ba · 1,342 sqft · SingleFamily · 21 Days on market

Built 1980 5,500 sqft lot Est $178k · 9% 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 +15.3/30.0
• DSCR +4.7/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• ARV discount +3.3/15.0
• 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

Renovated home offering open floorplan living. Enter through the airy living area which continues to a nicely equipped kitchen w/ white shaker cabinets, pantry, quartz counters, & all ss appliances including refrigerator. Entry doors & windows are upgraded & there is nice ceramic tile flooring that flows throughout all common areas of home. Both restrooms are fully updated w/ a new tub or shower, tile enclosures w/ storage niches, plumbing fixtures, & cabinetry. The laundry area also holds a new water heater & is located off the kitchen in a huge bonus room which could also function as a den, dining, extra bedroom, or more. This home is situated in a preferred "X" flood zone meaning insurance coverage is not requred. Do not settle when you can get everyting in this great home at a reasonable price!

Key facts

• 5,500 sq ft lot
• Built 1980
• Listed 21 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $5 ($60/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 (10.5% below list).
• Recommended offer: $174k (10.5% below list) — sets the bar for 1% rule.

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.
• Market conditions: Rents rising (+1.1%/yr); 298 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

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 $174,492 (10.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 0.89% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $178,486
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1632 Haydel Dr	0.24mi	4/2.0 (+1)	1,419 (+6%)	3mo	$122,000	$86	72
1500 Stella Pl	0.28mi	3/2.0	1,445 (+8%)	3mo	$180,000	$125	71
6125 Victorian Dr	0.18mi	3/2.0	1,190 (-11%)	6mo	$65,000	$55	68
1657 Marine St	0.05mi	4/2.0 (+1)	1,144 (-15%)	2mo	$155,000	$135	67
1437 Lincoln Ave	0.54mi	3/2.0	1,297 (-3%)	3mo	$173,000	$133	66
5104 Warwick Dr	0.51mi	2/2.0 (-1)	1,286 (-4%)	0mo	$188,000	$146	64
1637 Gulizo Dr	0.14mi	3/2.0	1,540 (+15%)	7mo	$255,500	$166	63
1652 Hope Dr	0.19mi	3/1.0	1,150 (-14%)	1mo	$115,000	$100	62
6552 Acre Rd	0.72mi	3/2.0	1,335 (-0%)	6mo	$172,000	$129	60
5125 Richland Dr	0.51mi	2/2.0 (-1)	1,508 (+12%)	5mo	$105,000	$70	47
1452 Lincoln Ave	0.54mi	4/2.5 (+1)	1,156 (-14%)	4mo	$172,000	$149	42
6548 Acre Rd	0.71mi	3/2.0	1,145 (-15%)	6mo	$165,000	$144	37

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: -18.4%
• Equity multiple: 0.37×
• Total profit: $-34,595
• Equity at exit: $29,075

10-year hold

• IRR: -15.1%
• Equity multiple: 0.22×
• Total profit: $-42,794
• Equity at exit: $16,860

Cash invested: $54,600 (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: 298
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,745 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$203 /mo · $2,438/yr
• Insurance: −$81
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $5

Break-even live

Break-even rent $1,739

Max offer price $195,000

Occupancy floor 95%

Sensitivity live

Price	-10% $115	-5% $60	+0% $5	+5% $-50	+10% $-105
Rent	-10% $-133	-5% $-64	+0% $5	+5% $74	+10% $143
Rate	-1.0pp $103	-0.5pp $55	base $5	+0.5pp $-46	+1.0pp $-97

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1728 Irma St Marrero, LA	3.0	2.0	1450	$1,550	$1.07	24d	1	0.40mi
5160 Evans Dr Marrero, LA	3.0	1.0	1000	$1,500	$1.50	44d	1	0.45mi
1836 Plaza Dr Unit C Marrero, LA	3.0	1.0	1040	$1,700	$1.63	5d	1	0.54mi
1836 Plaza Dr Unit A Marrero, LA	3.0	1.0	1040	$1,700	$1.63	44d	1	0.54mi
5119 Oak Dr Marrero, LA	3.0	2.0	1624	$1,750	$1.08	15d	1	0.60mi
5027 Richland Dr Marrero, LA	2.0	1.5	1260	$1,500	$1.19	5d	1	0.62mi
1510 Javez St Marrero, LA	3.0	2.0	1578	$2,200	$1.39	24d	1	0.74mi
5045 Dueling Oaks Ave Marrero, LA	3.0	2.0	1300	$1,700	$1.31	24d	1	0.94mi
5007 Towering Oaks Ave Marrero, LA	3.0	2.0	1400	$1,700	$1.21	44d	1	0.94mi
5128 Eden Roc Dr Marrero, LA	3.0	2.0	1400	$1,750	$1.25	5d	1	0.98mi
5504 Randolph St Marrero, LA	3.0	2.0	1800	$1,800	$1.00	24d	1	0.98mi
1100 Avenue A Marrero, LA	2.0	1.0	1200	$1,500	$1.25	44d	1	1.11mi
4036 14th St Marrero, LA	4.0	2.0	1350	$1,950	$1.44	22d	1	1.15mi
4029 14th St Marrero, LA	3.0	1.5	1511	$1,650	$1.09	5d	1	1.16mi
4029 Chestnut St Marrero, LA	3.0	2.0	1600	$2,100	$1.31	5d	1	1.17mi
4000 Fir Ct Marrero, LA	3.0	2.0	1380	$1,800	$1.30	5d	1	1.22mi
320 Marrero Rd Marrero, LA	2.0	1.0	900	$1,200	$1.33	44d	1	1.23mi
1028 Gaudet Dr Marrero, LA	3.0	1.5	1420	$1,800	$1.27	44d	1	1.23mi
1121 Farrington Dr Marrero, LA	3.0	1.0	1000	$1,750	$1.75	5d	1	1.31mi
539 Avenue G Unit G Marrero, LA	2.0	1.0	1105	$1,400	$1.27	24d	1	1.34mi
512 Avenue G Unit G Marrero, LA	3.0	2.0	1418	$1,995	$1.41	15d	1	1.36mi
508 Avenue G Unit A Marrero, LA	3.0	2.0	1062	$1,550	$1.46	44d	1	1.38mi
569 Magnolia Dr Marrero, LA	2.0	1.5	1450	$1,500	$1.03	44d	1	1.38mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,800	$1.64	24d	1	1.41mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,650	$1.50	5d	1	1.41mi
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	44d	1	1.41mi
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	24d	1	1.41mi
524 Bertucci St Marrero, LA	2.0	1.0	960	$1,300	$1.35	15d	1	1.42mi
1917 Gladstone Dr Marrero, LA	3.0	2.0	1090	$1,600	$1.47	24d	1	1.44mi
2325 Wilton St Unit A Marrero, LA	2.0	1.0	1000	$1,200	$1.20	44d	1	1.45mi
4824 4th St Unit A Marrero, LA	2.0	1.5	1100	$1,250	$1.14	44d	1	1.47mi
5118 Ehret Rd Unit B Marrero, LA	3.0	2.5	1275	$1,800	$1.41	5d	1	1.47mi
500 Avenue D Marrero, LA	3.0	1.0	1000	$1,500	$1.50	44d	1	1.48mi

Listing history 12 events

1. 2024-12-19
   soldstatus $195,000
2. 2024-12-10
   soldstatus $195,000 Closed 847-char remark

   Show marketing remark (847 chars)

   Renovated home offering open floorplan living. Enter through the airy living area which continues to a nicely equipped kitchen w/ white shaker cabinets, pantry, quartz counters, & all ss appliances including refrigerator. Entry doors & windows are upgraded & there is nice ceramic tile flooring that flows throughout all common areas of home. Both restrooms are fully updated w/ a new tub or shower, tile enclosures w/ storage niches, plumbing fixtures, & cabinetry. The laundry area also holds a new water heater & is located off the kitchen in a huge bonus room which could also function as a den, dining, extra bedroom, or more. This home is situated in a preferred "X" flood zone meaning insurance coverage is not requred. Do not settle when you can get everyting in this great home at a reasonable price!

3. 2024-10-21
   status Pending 847-char remark

   Show marketing remark (847 chars)

   Renovated home offering open floorplan living. Enter through the airy living area which continues to a nicely equipped kitchen w/ white shaker cabinets, pantry, quartz counters, & all ss appliances including refrigerator. Entry doors & windows are upgraded & there is nice ceramic tile flooring that flows throughout all common areas of home. Both restrooms are fully updated w/ a new tub or shower, tile enclosures w/ storage niches, plumbing fixtures, & cabinetry. The laundry area also holds a new water heater & is located off the kitchen in a huge bonus room which could also function as a den, dining, extra bedroom, or more. This home is situated in a preferred "X" flood zone meaning insurance coverage is not requred. Do not settle when you can get everyting in this great home at a reasonable price!

4. 2024-09-23
   price $195,000 847-char remark

   Show marketing remark (847 chars)

   Renovated home offering open floorplan living. Enter through the airy living area which continues to a nicely equipped kitchen w/ white shaker cabinets, pantry, quartz counters, & all ss appliances including refrigerator. Entry doors & windows are upgraded & there is nice ceramic tile flooring that flows throughout all common areas of home. Both restrooms are fully updated w/ a new tub or shower, tile enclosures w/ storage niches, plumbing fixtures, & cabinetry. The laundry area also holds a new water heater & is located off the kitchen in a huge bonus room which could also function as a den, dining, extra bedroom, or more. This home is situated in a preferred "X" flood zone meaning insurance coverage is not requred. Do not settle when you can get everyting in this great home at a reasonable price!

5. 2024-08-22
   listed $200,000 Active 847-char remark

   Show marketing remark (847 chars)

   Renovated home offering open floorplan living. Enter through the airy living area which continues to a nicely equipped kitchen w/ white shaker cabinets, pantry, quartz counters, & all ss appliances including refrigerator. Entry doors & windows are upgraded & there is nice ceramic tile flooring that flows throughout all common areas of home. Both restrooms are fully updated w/ a new tub or shower, tile enclosures w/ storage niches, plumbing fixtures, & cabinetry. The laundry area also holds a new water heater & is located off the kitchen in a huge bonus room which could also function as a den, dining, extra bedroom, or more. This home is situated in a preferred "X" flood zone meaning insurance coverage is not requred. Do not settle when you can get everyting in this great home at a reasonable price!

6. 2024-08-22
   listed $195,000 Active

   Show marketing remark (847 chars)

   Renovated home offering open floorplan living. Enter through the airy living area which continues to a nicely equipped kitchen w/ white shaker cabinets, pantry, quartz counters, & all ss appliances including refrigerator. Entry doors & windows are upgraded & there is nice ceramic tile flooring that flows throughout all common areas of home. Both restrooms are fully updated w/ a new tub or shower, tile enclosures w/ storage niches, plumbing fixtures, & cabinetry. The laundry area also holds a new water heater & is located off the kitchen in a huge bonus room which could also function as a den, dining, extra bedroom, or more. This home is situated in a preferred "X" flood zone meaning insurance coverage is not requred. Do not settle when you can get everyting in this great home at a reasonable price!

7. 2024-04-12
   soldstatus $100,000 Closed
8. 2024-04-12
   soldstatus $100,000
9. 2024-03-17
   historical Active Under Contract
10. 2024-02-27
    listed $120,000
11. 2024-02-27
    listed $120,000 Active
12. 1986-02-01
    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: $2,438 · $203/mo
• Projected year-2 tax: $2,438 · $203/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: $20,939
• − Mortgage interest: −$10,923
• − Property taxes: −$2,438
• − Insurance: −$1,772
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$5,673
• Taxable loss: −$3,217
• Est. tax savings @ 24.0%: +$772
• After-tax cash flow: $832/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

+62.5% since first listed

12 events — show timeline

• 2024-12-19 Sold (Public Records) $195,000 Public Records
• 2024-12-10 Sold (MLS) $195,000 GSREIN
• 2024-10-21 Pending — GSREIN
• 2024-09-23 Price Changed $195,000 GSREIN
• 2024-08-22 Listed $195,000 AcadianaMLS
• 2024-08-22 Listed $200,000 GSREIN
• 2024-04-12 Sold (Public Records) $100,000 Public Records
• 2024-04-12 Sold (MLS) $100,000 GSREIN
• 2024-03-17 Contingent — GSREIN
• 2024-02-27 Listed $120,000 GSREIN
• 2024-02-27 Listed $120,000 AcadianaMLS
• 1986-02-01 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,438 · +130.2% YoY. Source: county tax records.