11 Laux Manor Dr · Metairie, LA 70003

$240,000

3 bd · 2.0 ba · 2,050 sqft · SingleFamily · 1 Days on market

Built 1950 6,899 sqft lot Est $373k · 36% under

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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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.5/10.0
• 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

WALKING DISTANCE TO ZEPHYRS STADIUM, SAINTS CAMP, WINN DIXIE & BUS LINE. On a wonderful cul-de-sac. .. .kid friendly play area in middle of cul-de-sac. X FLOOD ZONE. Flood Ins. approx. $400yr. 4th bedroom could be rec room, den or office. Central kitchen, dining room, large den with lots of natural light. Plenty storage, large inside laundry. Carport, hot tub in back yard. Near new Jeff Par Sheriffs Department by Lasalle Field.

Key facts

• 6,899 sq ft lot
• Parking
• Pool

Property features AI

Exterior

• Parking: Carport
• Utilities: Electric service: Entergy
• Home design: Single-family residence
• Construction: Wood siding; Other roof material
• Exterior features: Above-ground pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: Bedroom 1; Bedroom 2
• Bathrooms: 2 full bathrooms
• Fireplace: Gas log fireplace
• Heating & cooling: Central heating; Central air conditioning; Has heating and cooling
• Interior features: Living room; Dining room; Den; Pantry; Bathroom 1
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/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 $229k (4.6% below list).
• Recommended offer: $229k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• Market conditions: Rents rising (+2.1%/yr); 224 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 36% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y ago; this cycle's ask is 20% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $194k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $228,842 (4.6% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.37%
• DSCR: 1.19
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $373,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Colony Pl	0.18mi	3/2.5	2,165 (+6%)	0mo	$434,900	$201	80
501 Colony Pl	0.21mi	4/2.0 (+1)	2,150 (+5%)	1mo	$268,000	$125	76
6116 Amhurst St	0.56mi	3/2.0	2,031 (-1%)	6mo	$295,000	$145	67
713 Colony Pl	0.27mi	4/2.0 (+1)	1,902 (-7%)	8mo	$275,000	$145	64
5814 Aero St	0.09mi	4/2.5 (+1)	2,300 (+12%)	6mo	$450,000	$196	64
410 Kent Ave	0.40mi	3/3.0	1,840 (-10%)	1mo	$340,000	$185	59
4833 Garden St	0.71mi	4/2.0 (+1)	2,100 (+2%)	2mo	$489,000	$233	56
1216 Carnation Ave	0.62mi	4/2.5 (+1)	1,950 (-5%)	1mo	$355,000	$182	55
525 Transcontinental Dr	0.53mi	3/2.0	1,811 (-12%)	7mo	$197,000	$109	50
601 Airline Park Blvd	0.60mi	3/3.0	1,803 (-12%)	1mo	$246,000	$136	47
4825 Eagle St	0.65mi	3/2.0	1,744 (-15%)	5mo	$215,000	$123	41
1401 Colony Pl	0.57mi	4/2.5 (+1)	2,320 (+13%)	7mo	$449,000	$194	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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-25,270
• Equity at exit: $35,785

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-9,862
• Equity at exit: $20,751

Cash invested: $67,200 (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: 224
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,288 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$205 /mo · $2,455/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $245

Break-even live

Break-even rent $1,979

Max offer price $240,000

Occupancy floor 84%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Donald Ct Metairie, LA	3.0	2.0	1633	$2,000	$1.22	24d	1	0.14mi
5017 Soldier St Metairie, LA	3.0	2.0	1575	$1,900	$1.21	14d	1	0.47mi
703 Linden St Metairie, LA	3.0	2.0	1650	$2,500	$1.52	20d	1	0.48mi
6016 Loraine St Metairie, LA	3.0	1.0	1600	$1,950	$1.22	2d	1	0.56mi
820 Calvert St Metairie, LA	3.0	2.0	1900	$3,000	$1.58	44d	1	0.62mi
713 Calvert St Metairie, LA	3.0	2.5	1644	$2,200	$1.34	24d	1	0.65mi
711 Calvert Ave Metairie, LA	3.0	2.5	1644	$2,150	$1.31	24d	1	0.65mi
1216 Hymelia Ave Metairie, LA	4.0	2.0	1400	$3,500	$2.50	4d	1	0.66mi
4807 Evangeline St Metairie, LA	2.0	2.0	1415	$1,850	$1.31	4d	1	0.68mi
1108 Cardinal Ave Metairie, LA	4.0	2.0	1903	$2,650	$1.39	44d	1	0.75mi
4711 Grammar Ave Metairie, LA	3.0	2.0	1794	$1,550	$0.86	4d	1	0.78mi
1808 Elise Ave Metairie, LA	3.0	2.0	1508	$2,100	$1.39	24d	1	0.92mi
4445 Perkins St #110 Metairie, LA	2.0	2.0	1500	$1,650	$1.10	44d	1	1.01mi
4502 Park Dr N Unit 4502 Metairie, LA	2.0	2.5	1452	$2,100	$1.45	3d	1	1.02mi
1712 Abadie Ave Metairie, LA	4.0	2.0	1900	$2,750	$1.45	24d	1	1.09mi
4324 Barnard St Metairie, LA	3.0	2.5	1526	$2,699	$1.77	44d	1	1.17mi
4322 Barnard St Metairie, LA	3.0	2.5	1526	$2,699	$1.77	44d	1	1.17mi
4960 York St Unit 4954 Metairie, LA	3.0	2.5	1597	$2,150	$1.35	4d	1	1.22mi
2012 Airline Park Blvd Metairie, LA	3.0	2.0	1583	$2,100	$1.33	24d	1	1.33mi
817 Pasadena Ave Metairie, LA	3.0	2.0	1871	$3,300	$1.76	44d	1	1.34mi
2013 N Woodlawn Ave Metairie, LA	3.0	2.0	1400	$2,050	$1.46	44d	1	1.38mi
527 Little Farms Ave New Orleans, LA	3.0	2.0	1855	$2,800	$1.51	24d	1	1.45mi

Listing history 3 events

1. 2026-06-17
   statuslisting id $240,000 Active 1 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $240,000 Coming Soon 1 DOM

ⓘ 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: $2,455 · $205/mo
• Projected year-2 tax: $2,455 · $205/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,461
• − Mortgage interest: −$13,444
• − Property taxes: −$2,455
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − Depreciation: −$6,982
• Taxable loss: −$1,013
• Est. tax savings @ 24.0%: +$243
• After-tax cash flow: $3,180/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

+72.7% since first listed

11 events — show timeline

• 2026-06-17 Coming Soon $240,000 AcadianaMLS
• 2014-05-29 Sold (Public Records) $194,500 Public Records
• 2014-05-19 Sold (MLS) $194,500 GSREIN
• 2014-03-14 Listed $199,900 AcadianaMLS
• 2014-03-14 Listed $199,900 GSREIN
• 2011-05-13 Listed $199,900 GSREIN
• 2011-05-13 Listed $199,900 AcadianaMLS
• 2000-06-23 Sold (MLS) $130,000 GSREIN
• 2000-06-01 Sold (Public Records) $130,000 Public Records
• 2000-04-14 Listed $139,000 AcadianaMLS
• 2000-04-14 Listed $139,000 GSREIN

Property tax history

+1.1%/yr

Latest (2025): $2,455 · +0.2% YoY. Source: county tax records.