2504 Green Acres Rd · Metairie, LA 70003

$140,000

3 bd · 1.0 ba · 1,021 sqft · SingleFamily · 1 Days on market

Built 1960 Est $218k · 36% 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 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

Listing remarks MLS

Solid house. Newer roof. The front windows are newer. The inside needs a full renovation. Seller prefers cash offers only. Not sure if it would pass financing. AC window units and wall heaters. No central system. Washer & dryer hookups are in the shed. First showing at the Open House on May 9, 2026 Saturday 10:00 - 12:00.

Key facts

• Newer front windows
• Newer roof
• Parking

Tags

• NEWER ROOF
• NEWER FRONT WINDOWS
• WASHER AND DRYER HOOKUPS

Property features AI

Exterior

• Parking: Covered parking (one space)
• Utilities: Public water; Public sewer; Generator (electric)
• Home design: One-story brick home; Shingle roof; Average condition; City lot, rectangular (60 x 115)
• Construction: Brick construction; Slab foundation; Built with shingle roof
• Exterior features: Fenced yard; Screened porch; Shed(s)

Interior

• Bedrooms: Total rooms: 9
• Bathrooms: 1 full bathroom
• Heating & cooling: Window units for heating; Window units for cooling
• Interior features: Attic with pull-down attic stairs; Enclosed porch (screened)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-7 ($-84/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (0.9% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $139k (0.9% below list) — sets the bar for cash-flow.
• Cap rate 9.9% 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.
• Zoned schools: Phoebe Hearst School (math 17% / reading 23%, grade F, #443 of 646 statewide, top 69%, 692 students, 53% FRL); T.H. Harris Middle School (math 8% / reading 24%, grade F, #180 of 218 statewide, top 83%, 707 students, 61% FRL); East Jefferson High School (math 18% / reading 35%, grade F, #148 of 265 statewide, top 56%, 1,348 students, 55% FRL).
• Market conditions: Rents rising (+2.1%/yr); 227 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $138,770 (0.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — 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. 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: 1.19% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.84%
• DSCR: 1.57
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $218,494
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2504 Green Acres Rd	0.00mi	3/1.0	1,021 (0%)	1mo	$150,000	$147	99
2605 Haring Rd	0.10mi	3/1.0	976 (-4%)	21mo	$202,000	$207	71
2508 Elise Ave	0.17mi	3/2.0	1,149 (+12%)	24mo	$278,000	$242	47
2924 Elizabeth St	0.37mi	3/2.0	1,168 (+14%)	11mo	$250,000	$214	45
1617 Carnation Ave	0.63mi	3/2.0	1,150 (+13%)	9mo	$259,000	$225	38

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-24,299
• Equity at exit: $20,874

10-year hold

• IRR: -11.8%
• Equity multiple: 0.33×
• Total profit: $-26,442
• Equity at exit: $12,105

Cash invested: $39,200 (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: $1,667 high
• Mortgage (P&I): −$734
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-7

Break-even live

Break-even rent $1,676

Max offer price $138,770

Occupancy floor 95%

Sensitivity live

Price	-10% $72	-5% $33	+0% $-7	+5% $-47	+10% $-86
Rent	-10% $-139	-5% $-73	+0% $-7	+5% $59	+10% $125
Rate	-1.0pp $64	-0.5pp $29	base $-7	+0.5pp $-43	+1.0pp $-80

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5204 W Napoleon Ave #101 Metairie, LA	2.0	2.5	1205	$1,490	$1.24	45d	1	0.31mi
5016 Trenton St Metairie, LA	3.0	1.5	1142	$2,150	$1.88	4d	1	0.32mi
4917 Wabash St Unit A Metairie, LA	2.0	1.5	1133	$1,550	$1.37	6d	1	0.40mi
4901 Wabash St Unit B Metairie, LA	3.0	1.5	1220	$1,600	$1.31	25d	1	0.43mi
3127 Transcontinental Dr Unit 3122B Metairie, LA	2.0	1.5	1100	$1,605	$1.46	5d	1	0.50mi
3127 Transcontinental Dr Unit 3119C Metairie, LA	2.0	1.5	1100	$1,450	$1.32	25d	1	0.50mi
2808 Harvard Ave Unit A Metairie, LA	2.0	1.5	850	$1,200	$1.41	16d	1	0.55mi
2512 Harvard Ave Unit B Metairie, LA	2.0	1.5	1100	$1,400	$1.27	16d	1	0.56mi
3209 Roberta St Apt 9 Metairie, LA	2.0	1.5	848	$1,310	$1.54	5d	1	0.61mi
4828 Zenith St Metairie, LA	1.0–2.0	1.0	700	$1,250	$1.79	3d	4	0.61mi
4824 Quincy St Unit C Metairie, LA	2.0	1.0	1300	$1,450	$1.12	45d	1	0.61mi
4804 Quincy St Unit D Metairie, LA	2.0	1.5	1216	$1,450	$1.19	16d	1	0.62mi
2806 Tugie St Metairie, LA	2.0	1.0	900	$1,400	$1.56	5d	1	0.63mi
5019 Yale St Unit C Metairie, LA	2.0	2.0	900	$950	$1.06	45d	1	0.65mi
3413 Kent Ave Unit 4 Metairie, LA	2.0	1.0	768	$1,150	$1.50	45d	1	0.66mi
3413 Kent Ave Unit 4 Metairie, LA	2.0	1.0	768	$1,150	$1.50	25d	1	0.66mi
3413 Kent Ave Apt 2 Metairie, LA	2.0	1.0	768	$1,250	$1.63	45d	1	0.66mi
4925 Yale St Unit F Metairie, LA	2.0	1.5	1100	$1,500	$1.36	25d	1	0.67mi
4921 Yale St Unit B Metairie, LA	2.0	1.5	1100	$1,500	$1.36	45d	1	0.67mi
1216 Hymelia Ave Metairie, LA	4.0	2.0	1400	$3,500	$2.50	6d	1	0.79mi
4509 Yale St Unit C Metairie, LA	2.0	1.0	800	$1,195	$1.49	25d	1	1.01mi
4509 Yale St Unit A Metairie, LA	2.0	1.0	800	$1,195	$1.49	45d	1	1.01mi
805 Oriole St Metairie, LA	2.0	1.0	900	$1,400	$1.56	45d	1	1.04mi
6801 Veterans Blvd Metairie, LA	1.0–3.0	1.0–2.0	985	$1,701	$1.73	3d	27	1.07mi
3535 Apollo Dr Apt 233M Metairie, LA	2.0	1.0	897	$1,120	$1.25	23d	1	1.07mi
3535 Apollo Dr Apt 236M Metairie, LA	2.0	1.0	968	$1,165	$1.20	45d	1	1.07mi
4425 Yale St Unit B Metairie, LA	2.0	1.0	1050	$1,595	$1.52	45d	1	1.09mi
3908 Page Dr Metairie, LA	3.0	1.5	1470	$1,850	$1.26	46d	1	1.09mi
6200 Riverside Dr #626 Metairie, LA	2.0	2.0	1100	$1,450	$1.32	25d	1	1.10mi
2713 Kingman St Unit D Metairie, LA	2.0	1.0	940	$1,250	$1.33	25d	1	1.12mi
2713 Kingman St Unit C Metairie, LA	2.0	1.0	940	$1,250	$1.33	45d	1	1.12mi
1101 Field Ave Metairie, LA	3.0	2.0	1290	$2,250	$1.74	45d	1	1.12mi
4401 Yale St Unit A Metairie, LA	2.0	1.0	1050	$1,400	$1.33	16d	1	1.14mi
4401 Yale St Unit B Metairie, LA	2.0	1.0	900	$1,350	$1.50	45d	1	1.14mi
6220 Riverside Dr #567 Metairie, LA	2.0	1.0	925	$1,450	$1.57	25d	1	1.16mi
3009 Houma Blvd Unit A Metairie, LA	2.0	1.5	900	$1,450	$1.61	25d	1	1.18mi
3009 Houma Blvd Unit D Metairie, LA	2.0	1.5	900	$1,500	$1.67	45d	1	1.18mi
512 Oriole St Unit 512 Metairie, LA	2.0	1.0	996	$1,390	$1.40	25d	1	1.19mi
512 Oriole St Metairie, LA	2.0	1.0	996	$1,390	$1.40	45d	1	1.19mi
2013 N Woodlawn Ave Metairie, LA	3.0	2.0	1400	$2,050	$1.46	45d	1	1.19mi

Listing history 4 events

1. 2026-05-10
   status Pending 327-char remark

   Show marketing remark (327 chars)

   Solid house. Newer roof. The front windows are newer. The inside needs a full renovation. Seller prefers cash offers only. Not sure if it would pass financing. AC window units and wall heaters. No central system. Washer & dryer hookups are in the shed. First showing at the Open House on May 9, 2026 Saturday 10:00 - 12:00.

2. 2026-05-10
   status Pending

   Show marketing remark (327 chars)

   Solid house. Newer roof. The front windows are newer. The inside needs a full renovation. Seller prefers cash offers only. Not sure if it would pass financing. AC window units and wall heaters. No central system. Washer & dryer hookups are in the shed. First showing at the Open House on May 9, 2026 Saturday 10:00 - 12:00.

3. 2026-05-07
   listed $140,000 Active 327-char remark

   Show marketing remark (327 chars)

   Solid house. Newer roof. The front windows are newer. The inside needs a full renovation. Seller prefers cash offers only. Not sure if it would pass financing. AC window units and wall heaters. No central system. Washer & dryer hookups are in the shed. First showing at the Open House on May 9, 2026 Saturday 10:00 - 12:00.

4. 2026-05-07
   listed $140,000 Active

   Show marketing remark (327 chars)

   Solid house. Newer roof. The front windows are newer. The inside needs a full renovation. Seller prefers cash offers only. Not sure if it would pass financing. AC window units and wall heaters. No central system. Washer & dryer hookups are in the shed. First showing at the Open House on May 9, 2026 Saturday 10:00 - 12:00.

ⓘ 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: $1,262 · $105/mo
• Projected year-2 tax: $1,262 · $105/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 AE · 60% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,009
• − Mortgage interest: −$7,842
• − Property taxes: −$1,262
• − Insurance: −$5,818
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$4,073
• Taxable loss: −$2,188
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $442/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

Price history

+0.0% since first listed

4 events — show timeline

• 2026-05-10 Pending — AcadianaMLS
• 2026-05-10 Pending — GSREIN
• 2026-05-07 Listed $140,000 GSREIN
• 2026-05-07 Listed $140,000 AcadianaMLS

Property tax history

+1.0%/yr

Latest (2025): $1,262 · +0.1% YoY. Source: county tax records.