6117 6th Ave · Marrero, LA 70072

$155,000

4 bd · 2.5 ba · 1,875 sqft · SingleFamily · 31 Days on market

Built 2013 4,454 sqft lot Est $210k · 26% 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Step inside this inviting 1,875 sq. ft. home, where you'll be greeted by a spacious living room and the comfort of ceiling fans throughout. As you explore, you'll notice the well-designed layout with separate living, dining, and kitchen areas. The open kitchen, featuring a small breakfast counter, ample storage, and a handy service window to the living room, is great for both everyday living and entertaining. The spacious primary bedroom is a serene retreat, while the other three bedrooms offer built-in cabinets for extra storage. With no carpets, maintenance is a breeze. The large yard is great for gardening or cookouts, and the covered concrete patio offers a cozy spot for relaxation. Don't miss out—schedule a showing today and see for yourself how this house can be your next home!

Key facts

• 4,454 sq ft lot
• Built 2013
• Listed 31 days

Tags

• CEILING FANS THROUGHOUT
• SPACIOUS PRIMARY BEDROOM
• BUILT-IN CABINETS IN BEDROOMS
• LARGE YARD FOR GARDENING
• COVERED CONCRETE PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 44% 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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.

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 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.30% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.10%
• DSCR: 1.67
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $210,000
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6604 Acre Rd	0.68mi	3/2.5 (-1)	1,868 (-0%)	2mo	$124,000	$66	61
6605 19th St	0.63mi	4/2.0	1,961 (+5%)	2mo	$227,500	$116	59
1137 Marshall Dr	0.51mi	4/2.0	1,690 (-10%)	13mo	$73,000	$43	47
5308 August Ave	0.46mi	3/2.0 (-1)	1,694 (-10%)	12mo	$285,000	$168	46
1676 Plaza Dr	0.55mi	3/3.0 (-1)	2,044 (+9%)	13mo	$199,000	$97	42
1117 Carmadelle St	0.66mi	4/2.0	1,800 (-4%)	23mo	$133,999	$74	42
1625 Hope Dr	0.60mi	3/2.0 (-1)	1,656 (-12%)	6mo	$230,000	$139	41
5300 August Ave	0.47mi	3/2.0 (-1)	1,644 (-12%)	12mo	$275,000	$167	41
1140 Garden Rd Rd	0.60mi	5/3.0 (+1)	2,089 (+11%)	7mo	$190,000	$91	40
5028 Magnolia St	0.71mi	3/2.0 (-1)	1,648 (-12%)	16mo	$185,000	$112	26

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,617
• Equity at exit: $23,111

10-year hold

• IRR: 8.5%
• Equity multiple: 1.59×
• Total profit: $25,685
• Equity at exit: $13,402

Cash invested: $43,400 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,013 high
• Mortgage (P&I): −$813
• Tax from tax record: −$167 /mo · $2,001/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $480

Break-even live

Break-even rent $1,406

Max offer price $155,000

Occupancy floor 71%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1510 Javez St Marrero, LA	3.0	2.0	1578	$2,200	$1.39	23d	1	0.72mi
1728 Irma St Marrero, LA	3.0	2.0	1450	$1,550	$1.07	23d	1	0.81mi
512 Avenue G Unit G Marrero, LA	3.0	2.0	1418	$1,995	$1.41	14d	1	0.99mi
5119 Oak Dr Marrero, LA	3.0	2.0	1624	$1,750	$1.08	14d	1	1.06mi
1028 Gaudet Dr Marrero, LA	3.0	1.5	1420	$1,800	$1.27	43d	1	1.15mi
22 Gladiola Ct Marrero, LA	3.0	2.0	1933	$2,200	$1.14	43d	1	1.16mi
4036 14th St Marrero, LA	4.0	2.0	1350	$1,950	$1.44	21d	1	1.26mi
4029 14th St Marrero, LA	3.0	1.5	1511	$1,650	$1.09	4d	1	1.26mi
4029 Chestnut St Marrero, LA	3.0	2.0	1600	$2,100	$1.31	4d	1	1.29mi
728 Lydia Ct Marrero, LA	3.0	3.5	1500	$2,600	$1.73	4d	1	1.34mi
433 Avenue A Marrero, LA	3.0	2.0	1558	$1,750	$1.12	43d	1	1.35mi
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	43d	1	1.36mi
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	23d	1	1.36mi
1029 Joyce St Marrero, LA	3.0	2.0	1300	$1,650	$1.27	14d	1	1.41mi
5007 Towering Oaks Ave Marrero, LA	3.0	2.0	1400	$1,700	$1.21	43d	1	1.42mi
1124 Orchid Dr Harvey, LA	4.0	2.0	2118	$2,328	$1.10	23d	1	1.42mi
5045 Dueling Oaks Ave Marrero, LA	3.0	2.0	1300	$1,700	$1.31	23d	1	1.43mi
4000 Fir Ct Marrero, LA	3.0	2.0	1380	$1,800	$1.30	4d	1	1.43mi
5504 Randolph St Marrero, LA	3.0	2.0	1800	$1,800	$1.00	23d	1	1.47mi
5128 Eden Roc Dr Marrero, LA	3.0	2.0	1400	$1,750	$1.25	4d	1	1.48mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $155,000 Pending 31 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: $2,001 · $167/mo
• Projected year-2 tax: $2,001 · $167/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 (shaded) · 60% 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: $24,157
• − Mortgage interest: −$8,682
• − Property taxes: −$2,001
• − Insurance: −$1,572
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$4,509
• Taxable income: $3,527
• Est. tax owed @ 24.0%: −$847
• After-tax cash flow: $4,910/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

+1003.4% since first listed

15 events — show timeline

• 2024-12-11 Sold (MLS) $160,000 GSREIN
• 2024-12-03 Pending — GSREIN
• 2024-11-02 Listed $155,000 AcadianaMLS
• 2024-11-02 Listed $155,000 GSREIN
• 2024-10-11 Price Changed $155,000 GSREIN
• 2024-10-11 Price Changed $150,000 GSREIN
• 2024-09-27 Price Changed $155,000 GSREIN
• 2024-09-13 Price Changed $160,000 GSREIN
• 2024-08-30 Price Changed $165,000 GSREIN
• 2024-08-16 Price Changed $170,000 GSREIN
• 2024-08-02 Listed $155,000 AcadianaMLS
• 2013-09-17 Sold (MLS) $14,500 GSREIN
• 2013-08-01 Listed $14,500 AcadianaMLS
• 2013-08-01 Listed $14,500 GSREIN
• 1980-04-01 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,001 · +106.6% YoY. Source: county tax records.