416 Ave L · Marrero, LA 70072

$149,999

2 bd · 1.0 ba · 774 sqft · SingleFamily · 90 Days on market

Built 1994 3,750 sqft lot $194/sqft · 5% above area Est $142k · 5% 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 +21.2/30.0
• DSCR +6.8/10.0
• ARV discount +5.0/15.0
• 1% rule +4.6/10.0
• 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

STOP RENTING~ Bring your pets home, great backyard space for the pups! Open floor plan. The layout makes it more spacious. New windows being installed. The pictures don't do justice to this cute and cozy home. Investment or starter home. X flood zone. Home may qualify for 100% financing. Maybe you want to downsize and have less home to maintain. THIS IS IT! 10-minute drive to GNO or Huey P Long. 12x12 detached shed/mancave/she shed in the back with electricity. Finish closing in the garage and convert to a larger primary and enjoy a 3 bed 2 bath or use it for an additional game room/ storage, whatever you want. The opportunities are ENDLESS, it will be all yours to do what you want. A little paint and TLC to fit your taste and she is ready for you to start packing and move in. WELCOME HOME call to schedule your tour!

Key facts

• Open floor plan
• Great backyard space
• Detached shed

Tags

• GREAT BACKYARD SPACE
• DETACHED SHED
• OPEN FLOOR PLAN
• 10 MINUTE DRIVE TO GNO
• 10 MINUTE DRIVE TO HUEY P LONG

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 $144k (4.1% below list).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 6.0% 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); 298 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 31% 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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.
• Current owner paid $55k; list at $150k implies a 173% 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.96% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (median comp): $142,243
• List price: $149,999
• Delta: 5.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
829 Avenue B Ave	0.73mi	2/1.0	735 (-5%)	5mo	$77,800	$106	53
412 Avenue F Ave	0.53mi	2/1.0	880 (+14%)	24mo	$92,000	$105	33

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-17,500
• Equity at exit: $22,365

10-year hold

• IRR: -5.5%
• Equity multiple: 0.67×
• Total profit: $-13,859
• Equity at exit: $12,969

Cash invested: $42,000 (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: 298
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$787
• Tax from tax record: −$70 /mo · $842/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $150

Break-even live

Break-even rent $1,248

Max offer price $149,999

Occupancy floor 85%

Sensitivity live

Price	-10% $235	-5% $193	+0% $150	+5% $108	+10% $66
Rent	-10% $37	-5% $94	+0% $150	+5% $207	+10% $264
Rate	-1.0pp $226	-0.5pp $189	base $150	+0.5pp $112	+1.0pp $72

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 Marrero Rd Marrero, LA	2.0	1.0	900	$1,200	$1.33	45d	1	0.31mi
508 Avenue G Unit A Marrero, LA	3.0	2.0	1062	$1,550	$1.46	45d	1	0.44mi
539 Avenue G Unit G Marrero, LA	2.0	1.0	1105	$1,400	$1.27	24d	1	0.44mi
4824 4th St Unit A Marrero, LA	2.0	1.5	1100	$1,250	$1.14	45d	1	0.52mi
500 Avenue D Marrero, LA	3.0	1.0	1000	$1,500	$1.50	45d	1	0.60mi
5160 Evans Dr Marrero, LA	3.0	1.0	1000	$1,500	$1.50	45d	1	0.70mi
511 Avenue B Marrero, LA	3.0	1.0	1044	$1,650	$1.58	45d	1	0.73mi
509 Avenue A Marrero, LA	2.0	2.0	812	$1,700	$2.09	45d	1	0.78mi
4200 4th St Apt E Marrero, LA	2.0	1.0	700	$1,000	$1.43	24d	1	0.86mi
4200 4th St Marrero, LA	2.0	1.0	700	$1,000	$1.43	45d	1	0.86mi
519 Farrington Dr Marrero, LA	2.0	1.0	955	$1,500	$1.57	45d	1	0.93mi
524 Bertucci St Marrero, LA	2.0	1.0	960	$1,300	$1.35	15d	1	0.99mi
629 Bellanger St Harvey, LA	2.0	1.0	970	$1,200	$1.24	45d	1	1.08mi
605 Bellanger St Harvey, LA	2.0	1.0	1008	$1,500	$1.49	45d	1	1.09mi
942 Francis St Marrero, LA	1.0	1.0	625	$1,125	$1.80	24d	1	1.10mi
1121 Farrington Dr Marrero, LA	3.0	1.0	1000	$1,750	$1.75	5d	1	1.11mi
729 5th Ave Harvey, LA	2.0	2.0	975	$1,450	$1.49	45d	1	1.15mi
506 MacArthur Ave Harvey, LA	2.0	1.0	824	$1,200	$1.46	5d	1	1.19mi
7409 4th St Unit B Marrero, LA	1.0	1.0	665	$900	$1.35	24d	1	1.28mi
4909 Tchoupitoulas St New Orleans, LA	2.0	1.0	962	$1,700	$1.77	3d	1	1.30mi
4535 Tchoupitoulas St New Orleans, LA	3.0	1.0	973	$1,595	$1.64	24d	1	1.33mi
515 Cadiz St New Orleans, LA	2.0	1.0	600	$1,095	$1.82	4d	1	1.34mi
7429 Pritchard St Marrero, LA	2.0	1.0	925	$1,150	$1.24	15d	1	1.35mi
1553 Avenue A Marrero, LA	1.0	1.0	700	$1,250	$1.79	45d	1	1.37mi
1836 Plaza Dr Unit C Marrero, LA	3.0	1.0	1040	$1,700	$1.63	5d	1	1.38mi
1836 Plaza Dr Unit A Marrero, LA	3.0	1.0	1040	$1,700	$1.63	45d	1	1.38mi
4910 Laurel St New Orleans, LA	1.0	1.0	800	$1,800	$2.25	24d	1	1.39mi
535 Jefferson Ave New Orleans, LA	1.0	1.0	950	$1,550	$1.63	24d	1	1.45mi
5416 Annunciation St New Orleans, LA	2.0	1.0	1000	$1,625	$1.62	18d	1	1.48mi
5202 Constance St New Orleans, LA	1.0	1.0	800	$1,875	$2.34	18d	1	1.49mi

Listing history 29 events

1. 2026-06-21
   days on market $149,999 Active 90 DOM
2. 2026-06-18
   days on market $149,999 Active 87 DOM
3. 2026-06-17
   days on market $149,999 Active 86 DOM
4. 2026-06-16
   days on market $149,999 Active 85 DOM
5. 2026-06-15
   days on market $149,999 Active 84 DOM
6. 2026-06-13
   days on market $149,999 Active 82 DOM
7. 2026-06-10
   days on market $149,999 Active 79 DOM
8. 2026-06-09
   days on market $149,999 Active 78 DOM
9. 2026-06-08
   days on market $149,999 Active 77 DOM
10. 2026-06-07
    days on market $149,999 Active 76 DOM
11. 2026-06-03
    days on market $149,999 Active 72 DOM
12. 2026-06-02
    days on market $149,999 Active 71 DOM
13. 2026-06-01
    days on market $149,999 Active 70 DOM
14. 2026-05-31
    days on market $149,999 Active 69 DOM
15. 2026-04-27
    price $149,999 828-char remark

    Show marketing remark (828 chars)

    STOP RENTING~ Bring your pets home, great backyard space for the pups! Open floor plan. The layout makes it more spacious. New windows being installed. The pictures don't do justice to this cute and cozy home. Investment or starter home. X flood zone. Home may qualify for 100% financing. Maybe you want to downsize and have less home to maintain. THIS IS IT! 10-minute drive to GNO or Huey P Long. 12x12 detached shed/mancave/she shed in the back with electricity. Finish closing in the garage and convert to a larger primary and enjoy a 3 bed 2 bath or use it for an additional game room/ storage, whatever you want. The opportunities are ENDLESS, it will be all yours to do what you want. A little paint and TLC to fit your taste and she is ready for you to start packing and move in. WELCOME HOME call to schedule your tour!

16. 2026-04-27
    price $149,999 828-char remark

    Show marketing remark (828 chars)

    STOP RENTING~ Bring your pets home, great backyard space for the pups! Open floor plan. The layout makes it more spacious. New windows being installed. The pictures don't do justice to this cute and cozy home. Investment or starter home. X flood zone. Home may qualify for 100% financing. Maybe you want to downsize and have less home to maintain. THIS IS IT! 10-minute drive to GNO or Huey P Long. 12x12 detached shed/mancave/she shed in the back with electricity. Finish closing in the garage and convert to a larger primary and enjoy a 3 bed 2 bath or use it for an additional game room/ storage, whatever you want. The opportunities are ENDLESS, it will be all yours to do what you want. A little paint and TLC to fit your taste and she is ready for you to start packing and move in. WELCOME HOME call to schedule your tour!

17. 2026-03-23
    listed $155,000 Active 828-char remark

    Show marketing remark (828 chars)

    STOP RENTING~ Bring your pets home, great backyard space for the pups! Open floor plan. The layout makes it more spacious. New windows being installed. The pictures don't do justice to this cute and cozy home. Investment or starter home. X flood zone. Home may qualify for 100% financing. Maybe you want to downsize and have less home to maintain. THIS IS IT! 10-minute drive to GNO or Huey P Long. 12x12 detached shed/mancave/she shed in the back with electricity. Finish closing in the garage and convert to a larger primary and enjoy a 3 bed 2 bath or use it for an additional game room/ storage, whatever you want. The opportunities are ENDLESS, it will be all yours to do what you want. A little paint and TLC to fit your taste and she is ready for you to start packing and move in. WELCOME HOME call to schedule your tour!

18. 2026-03-23
    listed $155,000 Active 828-char remark

    Show marketing remark (828 chars)

    STOP RENTING~ Bring your pets home, great backyard space for the pups! Open floor plan. The layout makes it more spacious. New windows being installed. The pictures don't do justice to this cute and cozy home. Investment or starter home. X flood zone. Home may qualify for 100% financing. Maybe you want to downsize and have less home to maintain. THIS IS IT! 10-minute drive to GNO or Huey P Long. 12x12 detached shed/mancave/she shed in the back with electricity. Finish closing in the garage and convert to a larger primary and enjoy a 3 bed 2 bath or use it for an additional game room/ storage, whatever you want. The opportunities are ENDLESS, it will be all yours to do what you want. A little paint and TLC to fit your taste and she is ready for you to start packing and move in. WELCOME HOME call to schedule your tour!

19. 2024-02-11
    listed $135,000
20. 2024-01-12
    listed $135,000
21. 2023-09-08
    listed $130,000
22. 2023-04-11
    price $139,000
23. 2023-02-07
    price $159,000
24. 2023-01-13
    listed $139,000
25. 2015-03-18
    soldstatus $55,000
26. 2015-03-18
    soldstatus $55,000
27. 2014-12-20
    listed $76,000
28. 2014-12-20
    listed $76,000
29. 1984-07-01
    soldstatus $5,000

ⓘ 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: $842 · $70/mo
• Projected year-2 tax: $842 · $70/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 9/10 Extreme 6 d/yr ≥109°F today · 18 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: $17,260
• − Mortgage interest: −$8,402
• − Property taxes: −$842
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$4,364
• Taxable loss: −$658
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $1,964/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

+2900.0% since first listed

15 events — show timeline

• 2026-04-27 Price Changed $149,999 AcadianaMLS
• 2026-04-27 Price Changed $149,999 GSREIN
• 2026-03-23 Listed $155,000 GSREIN
• 2026-03-23 Listed $155,000 AcadianaMLS
• 2024-02-11 Listed $135,000 AcadianaMLS
• 2024-01-12 Listed $135,000 AcadianaMLS
• 2023-09-08 Listed $130,000 AcadianaMLS
• 2023-04-11 Price Changed $139,000 GSREIN
• 2023-02-07 Price Changed $159,000 GSREIN
• 2023-01-13 Listed $139,000 AcadianaMLS
• 2015-03-18 Sold (Public Records) $55,000 Public Records
• 2015-03-18 Sold (MLS) $55,000 GSREIN
• 2014-12-20 Listed $76,000 AcadianaMLS
• 2014-12-20 Listed $76,000 GSREIN
• 1984-07-01 Sold (Public Records) $5,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $842 · +0.3% YoY. Source: county tax records.