2080 Carverr Dr · Marrero, LA 70072

$139,900

4 bd · 2.0 ba · 1,305 sqft · SingleFamily · 21 Days on market

Built 1979 5,401 sqft lot $107/sqft · 16% below area Est $166k · 16% under

---

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 +29.6/30.0
• ARV discount +14.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Lincolnshire subdivision. Convenient location, to shopping, groceries, Alero Center, Restaurants and area playgrounds. This Ranch style home has what you want, an open living room, dining area and large open kitchen with new stove, 2 updated full baths, can be either a 3 or 4th bedroom home. The garage was converted into additional living space, can be 4th bedroom with closet, playroom, office or den.

Key facts

• New stove
• Open living room
• Updated full baths

Tags

• LINCOLNSHIRE SUBDIVISION
• OPEN LIVING ROOM
• LARGE OPEN KITCHEN
• NEW STOVE
• UPDATED FULL BATHS
• CONVERTED GARAGE

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: No public sewer available; No public water available
• Home design: Single-story home
• Construction: Brick and wood siding exterior; Shingle roof; Slab foundation; Built in average condition
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 60 x 90

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $80 ($962/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 5.9% 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.
• Market conditions: Rents rising (+1.1%/yr); 294 active listings in the ZIP; 16 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 41% 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 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 $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.35% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.52%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (median comp): $165,867
• List price: $139,900
• Delta: -15.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6444 Millender Dr	0.25mi	4/2.0	1,417 (+9%)	5mo	$160,000	$113	70
6529 Rue Louis Philippe	0.13mi	3/2.0 (-1)	1,470 (+13%)	13mo	$230,000	$156	57
2039 Sauvage Ave	0.43mi	3/2.0 (-1)	1,400 (+7%)	8mo	$175,000	$125	56
6432 Rue Louis Phillipe Dr	0.22mi	3/2.0 (-1)	1,460 (+12%)	13mo	$183,000	$125	54
7100 Gentry Rd	0.45mi	3/2.0 (-1)	1,458 (+12%)	2mo	$140,000	$96	53
6712 Carver Dr	0.24mi	3/2.0 (-1)	1,155 (-12%)	16mo	$147,000	$127	51
1852 Bonnie Ann Dr	0.72mi	3/1.5 (-1)	1,291 (-1%)	13mo	$150,000	$116	47
5824 Rue Montespan Ave	0.55mi	4/2.0	1,455 (+12%)	11mo	$205,000	$141	46
2205 Sauvage Ave	0.59mi	4/2.0	1,485 (+14%)	6mo	$195,000	$131	45
1164 Candlelight Dr	0.73mi	3/2.0 (-1)	1,450 (+11%)	6mo	$189,900	$131	38
1829 Burnley Dr	0.69mi	3/2.0 (-1)	1,433 (+10%)	14mo	$130,000	$91	34
1677 Plaza Dr	0.74mi	3/2.5 (-1)	1,500 (+15%)	7mo	$115,300	$77	28

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: -15.3%
• Equity multiple: 0.47×
• Total profit: $-20,890
• Equity at exit: $20,860

10-year hold

• IRR: -12.0%
• Equity multiple: 0.37×
• Total profit: $-24,698
• Equity at exit: $12,096

Cash invested: $39,172 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$734
• Tax from tax record: −$188 /mo · $2,258/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $80

Break-even live

Break-even rent $1,781

Max offer price $139,900

Occupancy floor 91%

Sensitivity live

Price	-10% $159	-5% $120	+0% $80	+5% $41	+10% $1
Rent	-10% $-69	-5% $6	+0% $80	+5% $154	+10% $229
Rate	-1.0pp $151	-0.5pp $116	base $80	+0.5pp $44	+1.0pp $7

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1836 Plaza Dr Unit A Marrero, LA	3.0	1.0	1040	$1,700	$1.63	44d	1	0.51mi
1836 Plaza Dr Unit C Marrero, LA	3.0	1.0	1040	$1,700	$1.63	5d	1	0.51mi
1917 Gladstone Dr Marrero, LA	3.0	2.0	1090	$1,600	$1.47	24d	1	0.58mi
1728 Irma St Marrero, LA	3.0	2.0	1450	$1,550	$1.07	24d	1	0.61mi
1510 Javez St Marrero, LA	3.0	2.0	1578	$2,200	$1.39	24d	1	0.72mi
5504 Randolph St Marrero, LA	3.0	2.0	1800	$1,800	$1.00	24d	1	0.89mi
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	24d	1	0.92mi
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	44d	1	0.92mi
5128 Eden Roc Dr Marrero, LA	3.0	2.0	1400	$1,750	$1.25	5d	1	1.15mi
5119 Oak Dr Marrero, LA	3.0	2.0	1624	$1,750	$1.08	15d	1	1.19mi
5045 Dueling Oaks Ave Marrero, LA	3.0	2.0	1300	$1,700	$1.31	24d	1	1.27mi
5913 S Oak Dr Marrero, LA	4.0	2.0	1300	$1,950	$1.50	24d	1	1.28mi
5007 Towering Oaks Ave Marrero, LA	3.0	2.0	1400	$1,700	$1.21	44d	1	1.35mi
5118 Ehret Rd Unit B Marrero, LA	3.0	2.5	1275	$1,800	$1.41	5d	1	1.41mi
1029 Joyce St Marrero, LA	3.0	2.0	1300	$1,650	$1.27	15d	1	1.42mi
5160 Evans Dr Marrero, LA	3.0	1.0	1000	$1,500	$1.50	44d	1	1.44mi

Listing history 26 events

1. 2026-06-18
   days on market $139,900 Active 21 DOM
2. 2026-06-17
   days on market $139,900 Active 20 DOM
3. 2026-06-16
   days on market $139,900 Active 19 DOM
4. 2026-06-15
   days on market $139,900 Active 18 DOM
5. 2026-06-13
   days on market $139,900 Active 16 DOM
6. 2026-06-10
   days on market $139,900 Active 13 DOM
7. 2026-06-09
   days on market $139,900 Active 12 DOM
8. 2026-06-08
   days on market $139,900 Active 11 DOM
9. 2026-06-07
   days on market $139,900 Active 10 DOM
10. 2026-06-03
    days on market $139,900 Active 6 DOM
11. 2026-06-02
    days on market $139,900 Active 5 DOM
12. 2026-06-01
    days on market $139,900 Active 4 DOM
13. 2026-05-31
    days on market $139,900 Active 3 DOM
14. 2026-04-23
    price $139,900 476-char remark
15. 2026-04-23
    price $139,900 476-char remark
16. 2026-03-26
    price $149,900 476-char remark
17. 2026-03-26
    price $149,900 476-char remark
18. 2026-03-06
    price $159,900 476-char remark
19. 2026-03-06
    price $159,900 476-char remark
20. 2026-01-05
    price $165,900 476-char remark
21. 2026-01-05
    price $165,900 476-char remark
22. 2025-12-10
    listed $169,900 Active 476-char remark
23. 2025-12-10
    listed $169,900 Active 476-char remark
24. 2023-07-14
    soldstatus $175,000
25. 2015-08-03
    soldstatus $24,000
26. 1976-04-01
    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: $2,258 · $188/mo
• Projected year-2 tax: $2,258 · $188/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 · 75% 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: $22,584
• − Mortgage interest: −$7,837
• − Property taxes: −$2,258
• − Insurance: −$5,818
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$4,070
• Taxable loss: −$1,012
• Est. tax savings @ 24.0%: +$243
• After-tax cash flow: $1,204/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

+482.9% since first listed

14 events — show timeline

• 2026-05-27 Listed $139,900 GSREIN
• 2026-05-27 Listed $139,900 AcadianaMLS
• 2026-04-23 Price Changed $139,900 AcadianaMLS
• 2026-04-23 Price Changed $139,900 GSREIN
• 2026-03-26 Price Changed $149,900 AcadianaMLS
• 2026-03-26 Price Changed $149,900 GSREIN
• 2026-03-06 Price Changed $159,900 AcadianaMLS
• 2026-03-06 Price Changed $159,900 GSREIN
• 2026-01-05 Price Changed $165,900 AcadianaMLS
• 2026-01-05 Price Changed $165,900 GSREIN
• 2025-12-10 Listed $169,900 AcadianaMLS
• 2023-07-14 Sold (Public Records) $175,000 Public Records
• 2015-08-03 Sold (Public Records) $24,000 Public Records
• 1976-04-01 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,258 · +0.3% YoY. Source: county tax records.