6109 Bridget St · Metairie, LA 70003

$250,000

3 bd · 2.0 ba · 1,683 sqft · SingleFamily · 42 Days on market

Built 1978 $149/sqft · 20% below area Est $313k · 20% 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 +17.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Livability +4.4/5.0
• 1% rule +3.6/10.0
• 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

Charming home in the highly desirable Airline Park subdivision with a newer roof! This well-maintained 3-bedroom, 2 full bath property offers a functional layout with plenty of space to enjoy. The home features an additional den at the rear for a second living area, home office, or entertainment space, which opens to a covered patio--ideal for relaxing or hosting gatherings under the shade of beautiful mature trees. The kitchen is complemented by a generously sized pantry, providing ample storage, while the oversized laundry room in the rear of the home adds extra convenience and versatility. A covered carport offers protected parking and easy access to the home. Never flooded, well maintained HVAC and newer water heater, this property provides peace of mind and is located in an established neighborhood with convenient access to local amenities, schools, and major roadways. Don't miss this opportunity to own a wonderful home !

Key facts

• Newer roof
• Additional den
• Covered carport

Tags

• NEWER ROOF
• ADDITIONAL DEN
• COVERED PATIO
• GENEROUSLY SIZED PANTRY
• OVERSIZED LAUNDRY ROOM
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (14.1% below list).
• Recommended offer: $211k (15.8% below list) — sets the bar for cash-flow.
• Cap rate 7.3% 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); solid renter incomes; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 34% 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $58k; list at $250k implies a 329% gain — meaningful room to come down on a strong offer.

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 $210,536 (15.8% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.48%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (median comp): $313,225
• List price: $250,000
• Delta: -20.19%
• 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
2201 Elise Ave	0.21mi	3/2.0	1,607 (-4%)	1mo	$237,000	$147	82
1613 Riviere Ave	0.38mi	3/2.0	1,683 (0%)	2mo	$141,900	$84	81
1809 Yale Ave	0.22mi	3/2.0	1,554 (-8%)	1mo	$284,000	$183	76
6104 Camphor St	0.34mi	3/2.0	1,600 (-5%)	0mo	$320,000	$200	76
2113 Riviere Ave	0.35mi	3/2.0	1,550 (-8%)	2mo	$319,000	$206	68
1304 Kathleen Ave	0.66mi	3/2.0	1,682 (-0%)	2mo	$361,000	$215	67
1901 Eisenhower Ave	0.53mi	3/2.0	1,603 (-5%)	2mo	$265,000	$165	66
5200 Zenith St	0.57mi	3/2.0	1,750 (+4%)	2mo	$259,150	$148	65
1317 Frankel Ave	0.69mi	3/2.0	1,635 (-3%)	2mo	$290,000	$177	61
3004 Elizabeth St	0.66mi	3/2.0	1,750 (+4%)	3mo	$385,000	$220	60
5809 Morton St	0.31mi	4/2.0 (+1)	1,435 (-15%)	1mo	$250,000	$174	55
2801 Haring Rd	0.61mi	3/2.5	1,835 (+9%)	1mo	$275,000	$150	54

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: -23.7%
• Equity multiple: 0.19×
• Total profit: $-56,410
• Equity at exit: $37,276

10-year hold

• IRR: -21.3%
• Equity multiple: -0.06×
• Total profit: $-74,178
• Equity at exit: $21,615

Cash invested: $70,000 (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 70003

• Rents YoY: 2.1%
• Active inventory: 227
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,148 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-223

Break-even live

Break-even rent $2,431

Max offer price $210,536

Occupancy floor —

Sensitivity live

Price	-10% $-82	-5% $-153	+0% $-223	+5% $-294	+10% $-365
Rent	-10% $-393	-5% $-308	+0% $-223	+5% $-139	+10% $-54
Rate	-1.0pp $-97	-0.5pp $-160	base $-223	+0.5pp $-288	+1.0pp $-354

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1808 Elise Ave Metairie, LA	3.0	2.0	1508	$2,100	$1.39	25d	1	0.23mi
1712 Abadie Ave Metairie, LA	4.0	2.0	1900	$2,750	$1.45	25d	1	0.32mi
2012 Airline Park Blvd Metairie, LA	3.0	2.0	1583	$2,100	$1.33	25d	1	0.40mi
1216 Hymelia Ave Metairie, LA	4.0	2.0	1400	$3,500	$2.50	6d	1	0.50mi
5204 W Napoleon Ave #101 Metairie, LA	2.0	2.5	1205	$1,490	$1.24	45d	1	0.55mi
1108 Cardinal Ave Metairie, LA	4.0	2.0	1903	$2,650	$1.39	45d	1	0.56mi
6908 Christine St Metairie, LA	3.0	2.0	1550	$2,100	$1.35	25d	1	0.58mi
6908 Christine St Metairie, LA	3.0	2.0	1550	$2,000	$1.29	16d	1	0.58mi
6016 Loraine St Metairie, LA	3.0	1.0	1600	$1,950	$1.22	4d	1	0.60mi
4960 York St Unit 4954 Metairie, LA	3.0	2.5	1597	$2,150	$1.35	6d	1	0.73mi
5016 Trenton St Metairie, LA	3.0	1.5	1142	$2,150	$1.88	5d	1	0.77mi
703 Linden St Metairie, LA	3.0	2.0	1650	$2,500	$1.52	21d	1	0.80mi
4917 Wabash St Unit A Metairie, LA	2.0	1.5	1133	$1,550	$1.37	6d	1	0.83mi
4901 Wabash St Unit B Metairie, LA	3.0	1.5	1220	$1,600	$1.31	25d	1	0.85mi
2606 Longwood Dr Metairie, LA	3.0	2.0	1200	$2,000	$1.67	25d	1	0.93mi
3127 Transcontinental Dr Unit 3122B Metairie, LA	2.0	1.5	1100	$1,605	$1.46	5d	1	0.93mi
3127 Transcontinental Dr Unit 3119C Metairie, LA	2.0	1.5	1100	$1,450	$1.32	25d	1	0.93mi
2512 Harvard Ave Unit B Metairie, LA	2.0	1.5	1100	$1,400	$1.27	16d	1	0.96mi
6801 Veterans Blvd Metairie, LA	1.0–3.0	1.0–2.0	985	$1,701	$1.73	3d	27	0.97mi
3 Donald Ct Metairie, LA	3.0	2.0	1633	$2,000	$1.22	25d	1	1.01mi
4824 Quincy St Unit C Metairie, LA	2.0	1.0	1300	$1,450	$1.12	45d	1	1.07mi
705 N Lester Ave Metairie, LA	3.0	2.0	1334	$2,100	$1.57	45d	1	1.07mi
4804 Quincy St Unit D Metairie, LA	2.0	1.5	1216	$1,450	$1.19	16d	1	1.07mi
4925 Yale St Unit F Metairie, LA	2.0	1.5	1100	$1,500	$1.36	25d	1	1.08mi
4921 Yale St Unit B Metairie, LA	2.0	1.5	1100	$1,500	$1.36	45d	1	1.08mi
6200 Riverside Dr #626 Metairie, LA	2.0	2.0	1100	$1,450	$1.32	25d	1	1.10mi
606 N Wilson St Metairie, LA	3.0	1.5	1200	$1,800	$1.50	45d	1	1.10mi
5029 Loveland St Metairie, LA	3.0	2.0	2100	$2,500	$1.19	6d	1	1.17mi
1101 Field Ave Metairie, LA	3.0	2.0	1290	$2,250	$1.74	45d	1	1.20mi
808 Cynthia Ave Metairie, LA	3.0	2.0	1500	$2,100	$1.40	16d	1	1.25mi
6217 Leslie St Metairie, LA	3.0	1.0	1300	$1,800	$1.38	46d	1	1.25mi
3908 Page Dr Metairie, LA	3.0	1.5	1470	$1,850	$1.26	46d	1	1.29mi
820 Calvert St Metairie, LA	3.0	2.0	1900	$3,000	$1.58	45d	1	1.30mi
5017 Soldier St Metairie, LA	3.0	2.0	1575	$1,900	$1.21	16d	1	1.32mi
3816 Lemon St Metairie, LA	3.0	2.0	2200	$2,500	$1.14	25d	1	1.33mi
4711 Grammar Ave Metairie, LA	3.0	2.0	1794	$1,550	$0.86	6d	1	1.35mi
713 Calvert St Metairie, LA	3.0	2.5	1644	$2,200	$1.34	25d	1	1.41mi
711 Calvert Ave Metairie, LA	3.0	2.5	1644	$2,150	$1.31	25d	1	1.41mi
4502 Park Dr N Unit 4502 Metairie, LA	2.0	2.5	1452	$2,100	$1.45	5d	1	1.44mi
8817 25th St Metairie, LA	3.0	1.0	1390	$2,100	$1.51	6d	1	1.44mi

Listing history 5 events

1. 2026-05-05
   status Pending 940-char remark

   Show marketing remark (951 chars)

   Charming home in the highly desirable Airline Park subdivision with a newer roof! This well-maintained 3-bedroom, 2 full bath property offers a functional layout with plenty of space to enjoy. The home features an additional den at the rear for a second living area, home office, or entertainment space, which opens to a covered patio—ideal for relaxing or hosting gatherings under the shade of beautiful mature trees. The kitchen is complemented by a generously sized pantry, providing ample storage, while the oversized laundry room in the rear of the home adds extra convenience and versatility. A covered carport offers protected parking and easy access to the home. Never flooded, well maintained HVAC and newer water heater, this property provides peace of mind and is located in an established neighborhood with convenient access to local amenities, schools, and major roadways. Don’t miss this opportunity to own a wonderful home !

2. 2026-05-05
   status Pending 951-char remark

   Show marketing remark (951 chars)

   Charming home in the highly desirable Airline Park subdivision with a newer roof! This well-maintained 3-bedroom, 2 full bath property offers a functional layout with plenty of space to enjoy. The home features an additional den at the rear for a second living area, home office, or entertainment space, which opens to a covered patio—ideal for relaxing or hosting gatherings under the shade of beautiful mature trees. The kitchen is complemented by a generously sized pantry, providing ample storage, while the oversized laundry room in the rear of the home adds extra convenience and versatility. A covered carport offers protected parking and easy access to the home. Never flooded, well maintained HVAC and newer water heater, this property provides peace of mind and is located in an established neighborhood with convenient access to local amenities, schools, and major roadways. Don’t miss this opportunity to own a wonderful home !

3. 2026-03-24
   listed $250,000 Active 940-char remark

   Show marketing remark (940 chars)

   Charming home in the highly desirable Airline Park subdivision with a newer roof! This well-maintained 3-bedroom, 2 full bath property offers a functional layout with plenty of space to enjoy. The home features an additional den at the rear for a second living area, home office, or entertainment space, which opens to a covered patio--ideal for relaxing or hosting gatherings under the shade of beautiful mature trees. The kitchen is complemented by a generously sized pantry, providing ample storage, while the oversized laundry room in the rear of the home adds extra convenience and versatility. A covered carport offers protected parking and easy access to the home. Never flooded, well maintained HVAC and newer water heater, this property provides peace of mind and is located in an established neighborhood with convenient access to local amenities, schools, and major roadways. Don't miss this opportunity to own a wonderful home !

4. 2026-03-20
   listed $250,000 Active 951-char remark

   Show marketing remark (951 chars)

   Charming home in the highly desirable Airline Park subdivision with a newer roof! This well-maintained 3-bedroom, 2 full bath property offers a functional layout with plenty of space to enjoy. The home features an additional den at the rear for a second living area, home office, or entertainment space, which opens to a covered patio—ideal for relaxing or hosting gatherings under the shade of beautiful mature trees. The kitchen is complemented by a generously sized pantry, providing ample storage, while the oversized laundry room in the rear of the home adds extra convenience and versatility. A covered carport offers protected parking and easy access to the home. Never flooded, well maintained HVAC and newer water heater, this property provides peace of mind and is located in an established neighborhood with convenient access to local amenities, schools, and major roadways. Don’t miss this opportunity to own a wonderful home !

5. 1978-10-01
   soldstatus $58,250

ⓘ 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: $947 · $79/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: +$428/yr (+$36/mo · 45.3%)

ⓘ 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: $25,781
• − Mortgage interest: −$14,004
• − Property taxes: −$947
• − Insurance: −$6,368
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − Depreciation: −$7,273
• Taxable loss: −$6,936
• Est. tax savings @ 24.0%: +$1,665
• After-tax cash flow: $-1,016/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

+329.2% since first listed

5 events — show timeline

• 2026-05-05 Pending — AcadianaMLS
• 2026-05-05 Pending — GSREIN
• 2026-03-24 Listed $250,000 AcadianaMLS
• 2026-03-20 Listed $250,000 GSREIN
• 1978-10-01 Sold (Public Records) $58,250 Public Records

Property tax history

+1.0%/yr

Latest (2025): $947 · +0.2% YoY. Source: county tax records.