2160 Rue Racine St · Marrero, LA 70072

$200,000

3 bd · 2.0 ba · 1,310 sqft · SingleFamily · 69 Days on market

Built 2009 5,100 sqft lot $153/sqft · at area comps Est $197k · at est.

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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 +16.1/30.0
• ARV discount +6.8/15.0
• DSCR +5.0/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Renovated Corner Lot Gem in Marrero - Move-In Ready! Welcome to 2160 Rue Racine, where modern upgrades meet everyday comfort on a desirable corner lot! This beautifully renovated home is designed to impress from the moment you arrive, featuring fresh curb appeal, a charming front porch, and plenty of yard space to enjoy. Step inside to an open-concept layout filled with natural light, sleek finishes, and durable laminate wood flooring throughout. The stunning kitchen is the heart of the home, showcasing granite countertops, custom cabinetry, stainless steel appliances, and a spacious breakfast bar--perfect for entertaining or casual dining. Enjoy comfortable living with generously sized bedrooms and a stylishly updated bathroom featuring modern fixtures and designer tile. The layout flows effortlessly, offering both functionality and style for today's lifestyle. Highlights Include: Prime corner lot with added space & privacy Fully renovated interior Open living & dining concept Modern kitchen with premium finishes Updated bathroom with custom tile surround Off-street parking & inviting front porch Conveniently located near shopping, dining, and major routes, this home is perfect for first-time buyers, downsizers, or investors looking for a turnkey property. Don't miss your chance to own this Marrero gem--schedule your private showing today! Realtor related to Owner.

Key facts

• 5,100 sq ft lot
• Parking
• Built 2009

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $36 ($432/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 (13.2% below list).
• Recommended offer: $174k (13.2% 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); 294 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 69 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $132k; list at $200k implies a 52% 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 $173,689 (13.2% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (median comp): $197,141
• List price: $200,000
• Delta: 1.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5521 Wabash Dr	0.35mi	3/2.0	1,357 (+4%)	8mo	$215,000	$158	71
5841 Milladorn Ave	0.39mi	3/2.0	1,235 (-6%)	3mo	$205,000	$166	70
2039 Sauvage Ave	0.28mi	3/2.0	1,400 (+7%)	8mo	$175,000	$125	69
5824 Rue Montespan Ave	0.05mi	4/2.0 (+1)	1,455 (+11%)	11mo	$205,000	$141	65
2232 Potomac Dr	0.28mi	3/2.0	1,478 (+13%)	1mo	$225,000	$152	65
5816 Glasco Dr	0.43mi	3/2.0	1,225 (-6%)	6mo	$183,000	$149	65
2205 Sauvage Ave	0.15mi	4/2.0 (+1)	1,485 (+13%)	6mo	$195,000	$131	61
2020 Bonnie Ann Dr	0.29mi	2/2.0 (-1)	1,187 (-9%)	11mo	$138,000	$116	57
6444 Millender Dr	0.47mi	4/2.0 (+1)	1,417 (+8%)	5mo	$160,000	$113	55
2329 Caddy Dr	0.42mi	3/2.0	1,495 (+14%)	3mo	$270,000	$181	54
6529 Rue Louis Philippe	0.44mi	3/2.0	1,470 (+12%)	13mo	$230,000	$156	48
2128 Suwannee Dr	0.42mi	3/2.0	1,500 (+14%)	13mo	$239,000	$159	46

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: -17.2%
• Equity multiple: 0.40×
• Total profit: $-33,463
• Equity at exit: $29,821

10-year hold

• IRR: -13.1%
• Equity multiple: 0.30×
• Total profit: $-39,389
• Equity at exit: $17,292

Cash invested: $56,000 (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: 294
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$138 /mo · $1,651/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $36

Break-even live

Break-even rent $1,691

Max offer price $200,000

Occupancy floor 93%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5504 Randolph St Marrero, LA	3.0	2.0	1800	$1,800	$1.00	23d	1	0.40mi
1728 Irma St Marrero, LA	3.0	2.0	1450	$1,550	$1.07	23d	1	0.59mi
5128 Eden Roc Dr Marrero, LA	3.0	2.0	1400	$1,750	$1.25	4d	1	0.69mi
1836 Plaza Dr Unit C Marrero, LA	3.0	1.0	1040	$1,700	$1.63	4d	1	0.72mi
1836 Plaza Dr Unit A Marrero, LA	3.0	1.0	1040	$1,700	$1.63	43d	1	0.72mi
2325 Wilton St Unit A Marrero, LA	2.0	1.0	1000	$1,200	$1.20	43d	1	0.83mi
5045 Dueling Oaks Ave Marrero, LA	3.0	2.0	1300	$1,700	$1.31	23d	1	0.84mi
5119 Oak Dr Marrero, LA	3.0	2.0	1624	$1,750	$1.08	14d	1	0.88mi
5913 S Oak Dr Marrero, LA	4.0	2.0	1300	$1,950	$1.50	23d	1	0.90mi
5118 Ehret Rd Unit B Marrero, LA	3.0	2.5	1275	$1,800	$1.41	4d	1	0.91mi
5007 Towering Oaks Ave Marrero, LA	3.0	2.0	1400	$1,700	$1.21	43d	1	0.94mi
5027 Richland Dr Marrero, LA	2.0	1.5	1260	$1,500	$1.19	4d	1	1.01mi
1917 Gladstone Dr Marrero, LA	3.0	2.0	1090	$1,600	$1.47	23d	1	1.06mi
1510 Javez St Marrero, LA	3.0	2.0	1578	$2,200	$1.39	23d	1	1.06mi
5162 Mount Matterhorn Ave Marrero, LA	2.0	1.0	1000	$1,050	$1.05	4d	1	1.07mi
5160 Mount Matterhorn St Marrero, LA	2.0	1.0	1000	$1,050	$1.05	23d	1	1.07mi
2632 Dove Ave Unit NA Marrero, LA	3.0	2.0	1250	$1,650	$1.32	43d	1	1.26mi
116 Sunrise Dr Marrero, LA	3.0	1.5	1225	$1,750	$1.43	43d	1	1.28mi
5160 Evans Dr Marrero, LA	3.0	1.0	1000	$1,500	$1.50	43d	1	1.40mi
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	23d	1	1.41mi
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	43d	1	1.41mi

Listing history 26 events

1. 2026-06-18
   days on market $200,000 Active 69 DOM
2. 2026-06-17
   days on market $200,000 Active 68 DOM
3. 2026-06-16
   days on market $200,000 Active 67 DOM
4. 2026-06-15
   days on market $200,000 Active 66 DOM
5. 2026-06-13
   days on market $200,000 Active 64 DOM
6. 2026-06-10
   days on market $200,000 Active 61 DOM
7. 2026-06-09
   days on market $200,000 Active 60 DOM
8. 2026-06-08
   days on market $200,000 Active 59 DOM
9. 2026-06-07
   days on market $200,000 Active 58 DOM
10. 2026-06-03
    days on market $200,000 Active 54 DOM
11. 2026-06-02
    days on market $200,000 Active 53 DOM
12. 2026-06-02
    price $200,000 Active 52 DOM
13. 2026-06-01
    days on market $210,000 Active 52 DOM
14. 2026-05-31
    days on market $210,000 Active 51 DOM
15. 2026-05-06
    price $210,000 1410-char remark

    Show marketing remark (1445 chars)

    Beautiful Renovated Corner Lot Gem in Marrero – Move-In Ready! Welcome to 2160 Rue Racine, where modern upgrades meet everyday comfort on a desirable corner lot! This beautifully renovated home is designed to impress from the moment you arrive, featuring fresh curb appeal, a charming front porch, and plenty of yard space to enjoy. Step inside to an open-concept layout filled with natural light, sleek finishes, and durable laminate wood flooring throughout. The stunning kitchen is the heart of the home, showcasing granite countertops, custom cabinetry, stainless steel appliances, and a spacious breakfast bar—perfect for entertaining or casual dining. Enjoy comfortable living with generously sized bedrooms and a stylishly updated bathroom featuring modern fixtures and designer tile. The layout flows effortlessly, offering both functionality and style for today’s lifestyle. Highlights Include: Prime corner lot with added space & privacy Fully renovated interior Open living & dining concept Modern kitchen with premium finishes Updated bathroom with custom tile surround Off-street parking & inviting front porch Conveniently located near shopping, dining, and major routes, this home is perfect for first-time buyers, downsizers, or investors looking for a turnkey property. Don’t miss your chance to own this Marrero gem—schedule your private showing today! Realtor related to Owner.

16. 2026-05-06
    price $210,000 1445-char remark

    Show marketing remark (1445 chars)

    Beautiful Renovated Corner Lot Gem in Marrero – Move-In Ready! Welcome to 2160 Rue Racine, where modern upgrades meet everyday comfort on a desirable corner lot! This beautifully renovated home is designed to impress from the moment you arrive, featuring fresh curb appeal, a charming front porch, and plenty of yard space to enjoy. Step inside to an open-concept layout filled with natural light, sleek finishes, and durable laminate wood flooring throughout. The stunning kitchen is the heart of the home, showcasing granite countertops, custom cabinetry, stainless steel appliances, and a spacious breakfast bar—perfect for entertaining or casual dining. Enjoy comfortable living with generously sized bedrooms and a stylishly updated bathroom featuring modern fixtures and designer tile. The layout flows effortlessly, offering both functionality and style for today’s lifestyle. Highlights Include: Prime corner lot with added space & privacy Fully renovated interior Open living & dining concept Modern kitchen with premium finishes Updated bathroom with custom tile surround Off-street parking & inviting front porch Conveniently located near shopping, dining, and major routes, this home is perfect for first-time buyers, downsizers, or investors looking for a turnkey property. Don’t miss your chance to own this Marrero gem—schedule your private showing today! Realtor related to Owner.

17. 2026-04-10
    listed $220,000 Active 1410-char remark

    Show marketing remark (1445 chars)

    Beautiful Renovated Corner Lot Gem in Marrero – Move-In Ready! Welcome to 2160 Rue Racine, where modern upgrades meet everyday comfort on a desirable corner lot! This beautifully renovated home is designed to impress from the moment you arrive, featuring fresh curb appeal, a charming front porch, and plenty of yard space to enjoy. Step inside to an open-concept layout filled with natural light, sleek finishes, and durable laminate wood flooring throughout. The stunning kitchen is the heart of the home, showcasing granite countertops, custom cabinetry, stainless steel appliances, and a spacious breakfast bar—perfect for entertaining or casual dining. Enjoy comfortable living with generously sized bedrooms and a stylishly updated bathroom featuring modern fixtures and designer tile. The layout flows effortlessly, offering both functionality and style for today’s lifestyle. Highlights Include: Prime corner lot with added space & privacy Fully renovated interior Open living & dining concept Modern kitchen with premium finishes Updated bathroom with custom tile surround Off-street parking & inviting front porch Conveniently located near shopping, dining, and major routes, this home is perfect for first-time buyers, downsizers, or investors looking for a turnkey property. Don’t miss your chance to own this Marrero gem—schedule your private showing today! Realtor related to Owner.

18. 2026-04-10
    listed $220,000 Active 1445-char remark

    Show marketing remark (1445 chars)

    Beautiful Renovated Corner Lot Gem in Marrero – Move-In Ready! Welcome to 2160 Rue Racine, where modern upgrades meet everyday comfort on a desirable corner lot! This beautifully renovated home is designed to impress from the moment you arrive, featuring fresh curb appeal, a charming front porch, and plenty of yard space to enjoy. Step inside to an open-concept layout filled with natural light, sleek finishes, and durable laminate wood flooring throughout. The stunning kitchen is the heart of the home, showcasing granite countertops, custom cabinetry, stainless steel appliances, and a spacious breakfast bar—perfect for entertaining or casual dining. Enjoy comfortable living with generously sized bedrooms and a stylishly updated bathroom featuring modern fixtures and designer tile. The layout flows effortlessly, offering both functionality and style for today’s lifestyle. Highlights Include: Prime corner lot with added space & privacy Fully renovated interior Open living & dining concept Modern kitchen with premium finishes Updated bathroom with custom tile surround Off-street parking & inviting front porch Conveniently located near shopping, dining, and major routes, this home is perfect for first-time buyers, downsizers, or investors looking for a turnkey property. Don’t miss your chance to own this Marrero gem—schedule your private showing today! Realtor related to Owner.

19. 2020-10-12
    soldstatus $132,000 Closed
20. 2020-10-12
    soldstatus $132,000
21. 2020-07-31
    status Pending
22. 2020-06-12
    status Active
23. 2020-03-17
    status Pending
24. 2020-02-19
    listed $130,000 Active
25. 2020-02-19
    listed $130,000
26. 1985-05-01
    soldstatus $42,000

ⓘ 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: $1,651 · $138/mo
• Projected year-2 tax: $1,651 · $138/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: $20,843
• − Mortgage interest: −$11,203
• − Property taxes: −$1,651
• − Insurance: −$1,798
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$5,818
• Taxable loss: −$2,962
• Est. tax savings @ 24.0%: +$711
• After-tax cash flow: $1,142/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

+400.0% since first listed

12 events — show timeline

• 2026-05-06 Price Changed $210,000 AcadianaMLS
• 2026-05-06 Price Changed $210,000 GSREIN
• 2026-04-10 Listed $220,000 GSREIN
• 2026-04-10 Listed $220,000 AcadianaMLS
• 2020-10-12 Sold (Public Records) $132,000 Public Records
• 2020-10-12 Sold (MLS) $132,000 GSREIN
• 2020-07-31 Pending — GSREIN
• 2020-06-12 Relisted — GSREIN
• 2020-03-17 Pending — GSREIN
• 2020-02-19 Listed $130,000 AcadianaMLS
• 2020-02-19 Listed $130,000 GSREIN
• 1985-05-01 Sold (Public Records) $42,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,651 · +0.3% YoY. Source: county tax records.