4025 27 Georgetown Dr · Metairie, LA 70001

$369,000

6 bd · 5.0 ba · 3,750 sqft · MultiFamily · 30 Days on market

Built 1981 Good condition Est $382k · at est.

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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 +19.7/30.0
• ARV discount +9.1/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Livability +4.4/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

<br><br> Each unit has 3-bedrooms, 2.5-bathroom PLUS a dedicated office space, providing the perfect environment for work or study.<br><br> Enjoy outdoor living with a charming patio and carport for convenient parking.<br><br> Inside Laundry Room in both units. <br><br> Centrally located, this property is close to local amenities, making it ideal for OWNER OCCUPANT, Renters or as a long-term investment. Low flood insurance.

Key facts

• 2 parking spots
• Built 1981
• Listed 30 days

Property features AI

Finance

• Financial info: Two-unit multi-family property; Unit 4025: 3 beds, 2 full / 1 half baths, rent listed $1,800 (actual $1,800); Unit 4027: 3 beds, 2 full / 1 half baths

Exterior

• Parking: Carport with two parking spaces
• Utilities: Public water; Public sewer; Tenants pay electricity and water
• Home design: 2-story building
• Construction: Brick construction; Flat roof; Slab foundation
• Exterior features: Fenced yard; Corner city lot with rectangular dimensions (55 x 115)

Interior

• Bedrooms: Two 3-bedroom units (Unit 4025 and Unit 4027)
• Bathrooms: Each unit has 2 full bathrooms and 1 half bathroom (total per unit: 3 bathrooms); Property total: 4 full bathrooms and 2 half bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Very good condition
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 6-bed/5.0-bath multifamily listed at $369k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $8 ($96/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $369k).
• Recommended offer: $363k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Bridgedale Elementary School (math 28% / reading 29%, grade F, #350 of 646 statewide, top 55%, 544 students, 56% FRL); J.D. Meisler Middle School (math 13% / reading 28%, grade F, #161 of 218 statewide, top 76%, 753 students, 50% FRL); Grace King High School (math 16% / reading 23%, grade F, #186 of 265 statewide, top 73%, 1,463 students, 47% FRL) — zoned schools average 51% FRL vs 70% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.0%/yr); 213 active listings in the ZIP; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• At $3,778/mo this rent would consume 67% of the median local household income ($68k/yr) (locally 1988% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($363k) 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 $363,465 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $382,500
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2508 10 Caswell Ln	0.36mi	6/5.0	3,600 (-4%)	2mo	$339,000	$94	74
3725 27 Lilac Ln	0.44mi	6/5.0	3,820 (+2%)	12mo	$387,850	$102	67
2804 06 Lexington Dr	0.40mi	6/5.0	3,456 (-8%)	3mo	$305,000	$88	66
3713-15 N I-10 Service Rd	0.47mi	6/5.0	3,552 (-5%)	8mo	$350,000	$99	63
3729 31 Lilac Ln	0.43mi	6/5.0	3,532 (-6%)	12mo	$365,000	$103	60
3720 22 S I10 Service Rd	0.44mi	6/5.0	3,232 (-14%)	7mo	$335,000	$104	50

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.32×
• Total profit: $-70,037
• Equity at exit: $55,019

10-year hold

• IRR: -23.4%
• Equity multiple: 0.01×
• Total profit: $-101,822
• Equity at exit: $31,904

Cash invested: $103,320 (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 70001

• Rents YoY: -0.0%
• Active inventory: 213
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $3,778 high
• Mortgage (P&I): −$1,935
• Tax est. 1.5%: −$461 /mo · $5,535/yr
• Insurance: −$154
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$793
• Net cashflow: $8

Break-even live

Break-even rent $3,768

Max offer price $369,000

Occupancy floor 95%

Sensitivity live

Price	-10% $263	-5% $136	+0% $8	+5% $-120	+10% $-247
Rent	-10% $-290	-5% $-141	+0% $8	+5% $157	+10% $306
Rate	-1.0pp $194	-0.5pp $102	base $8	+0.5pp $-88	+1.0pp $-185

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.5	$3,778
Total (2 units)			$3,778

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-29
   status Pending 427-char remark

   Show marketing remark (427 chars)

   <br><br> Each unit has 3-bedrooms, 2.5-bathroom PLUS a dedicated office space, providing the perfect environment for work or study.<br><br> Enjoy outdoor living with a charming patio and carport for convenient parking.<br><br> Inside Laundry Room in both units. <br><br> Centrally located, this property is close to local amenities, making it ideal for OWNER OCCUPANT, Renters or as a long-term investment. Low flood insurance.

2. 2026-04-29
   status Pending

   Show marketing remark (427 chars)

   <br><br> Each unit has 3-bedrooms, 2.5-bathroom PLUS a dedicated office space, providing the perfect environment for work or study.<br><br> Enjoy outdoor living with a charming patio and carport for convenient parking.<br><br> Inside Laundry Room in both units. <br><br> Centrally located, this property is close to local amenities, making it ideal for OWNER OCCUPANT, Renters or as a long-term investment. Low flood insurance.

3. 2026-03-30
   listed $369,000 Active 427-char remark

   Show marketing remark (427 chars)

   <br><br> Each unit has 3-bedrooms, 2.5-bathroom PLUS a dedicated office space, providing the perfect environment for work or study.<br><br> Enjoy outdoor living with a charming patio and carport for convenient parking.<br><br> Inside Laundry Room in both units. <br><br> Centrally located, this property is close to local amenities, making it ideal for OWNER OCCUPANT, Renters or as a long-term investment. Low flood insurance.

4. 2026-03-30
   listed $369,000 Active

   Show marketing remark (427 chars)

   <br><br> Each unit has 3-bedrooms, 2.5-bathroom PLUS a dedicated office space, providing the perfect environment for work or study.<br><br> Enjoy outdoor living with a charming patio and carport for convenient parking.<br><br> Inside Laundry Room in both units. <br><br> Centrally located, this property is close to local amenities, making it ideal for OWNER OCCUPANT, Renters or as a long-term investment. Low flood insurance.

5. 2025-07-25
   historical $1,800
6. 2025-05-24
   listed $1,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 74% 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: $45,336
• − Mortgage interest: −$20,670
• − Property taxes: −$5,535
• − Insurance: −$6,964
• − Repairs & maintenance: −$3,627
• − Management: −$3,627
• − Depreciation: −$10,735
• Taxable loss: −$5,821
• Est. tax savings @ 24.0%: +$1,397
• After-tax cash flow: $1,493/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.

Condition & rehab AI · 14 photos

Good 80/100 Cosmetic rehab

This multi-family property is in good condition with minimal repairs needed. It has a good curb appeal and is well-maintained. The home is ideal for owner-occupancy, renters, or as a long-term investment.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and make the home look more inviting to potential buyers.
• Resale Updating the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers and increase the home's value.
• Resale Upgrading the flooring — Upgrading the flooring can make the home more appealing to potential buyers and increase the home's value.
• Rental Adding smart home features — Smart home features can make the home more appealing to renters and increase its rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Resale Updating the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers and increase the home's value. ↑
• Resale Upgrading the flooring — Upgrading the flooring can make the home more appealing to potential buyers and increase the home's value. ↑
• Rental Adding smart home features — Smart home features can make the home more appealing to renters and increase its rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 38,950
• Household income: $67,923
• Rent vs Own: 48.6% rent · 51.4% own
• Severe rent burden: 1988.0

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 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 17% Black 15% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 1% Cuban 2%
• Common ancestry: Lithuanian 13% Italian 1% Hispanic 1%
• Foreign-born: 12% · Canada, China, Philippines
• Languages at home: 84% English-only · Spanish 12% Arabic 1% Other Indo-European 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: ▼ -296.45%
• Current HPI: 151.4615
• Rent YoY: ▬ -0.04%
• 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

+20400.0% since first listed

6 events — show timeline

• 2026-04-29 Pending — AcadianaMLS
• 2026-04-29 Pending — GSREIN
• 2026-03-30 Listed $369,000 GSREIN
• 2026-03-30 Listed $369,000 AcadianaMLS
• 2025-07-25 Rental Removed $1,800 GSREIN
• 2025-05-24 Listed for Rent $1,800 GSREIN