1024 Gaudet Dr · Marrero, LA 70072

$168,888

2 bd · 1.0 ba · 1,240 sqft · SingleFamily · 48 Days on market

Built 1970 $136/sqft · 6% below area Est $180k · 6% 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 +18.6/30.0
• ARV discount +10.3/15.0
• DSCR +5.9/10.0
• 1% rule +4.5/10.0
• 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

A super location. By West Jeff Hospital, restaurants, playgrounds, grocery stores and shopping. Jump on the GNO. Two additional sheds. One is transformed into a mother in law unit, just does not have a kitchen. But Microwave/toaster oven and a coffee pot would do it! Lots of storage space in this little 2 bedroom property. Shed is big enough for a great hobby room/office as well. Tons of parking space here!

Key facts

• Mother in law unit
• Hobby room
• 3 parking spots

Tags

• MOTHER IN LAW UNIT
• HOBBY ROOM
• TONS OF PARKING SPACE

Property features AI

Exterior

• Parking: Carport; Three or more parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation; Very good condition
• Construction: Brick and vinyl siding exterior; Asphalt shingle roof
• Exterior features: Shed(s); Workshop; City lot; Rectangular lot; Lot dimensions approximately 50 x 110

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Multiple heating units (window unit); Window air conditioning units
• Interior features: Ceiling fan(s); Cable TV
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $160k (5.4% below list).
• Recommended offer: $160k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 5.9% in Marrero — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 35% 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 48 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $137k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $159,804 (5.4% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.95% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.19
• GRM: 8.8

CMA / ARV

• ARV (median comp): $180,036
• List price: $168,888
• Delta: -6.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1024 Curtis St	0.15mi	3/2.0 (+1)	1,342 (+8%)	8mo	$220,000	$164	64
753 3rd Ave	0.58mi	3/1.0 (+1)	1,256 (+1%)	3mo	$174,900	$139	63
609 Farrington Dr	0.57mi	2/1.5	1,178 (-5%)	6mo	$130,000	$110	58
5104 Warwick Dr	0.72mi	2/2.0	1,286 (+4%)	0mo	$188,000	$146	56
526 Bellanger St	0.70mi	1/2.0 (-1)	1,213 (-2%)	2mo	$70,000	$58	53
647 Bellanger St	0.56mi	3/1.0 (+1)	1,330 (+7%)	7mo	$209,000	$157	51
828 3rd Ave	0.51mi	3/2.0 (+1)	1,333 (+8%)	11mo	$235,000	$176	46
1510 Avenue C	0.61mi	2/1.0	1,063 (-14%)	4mo	$209,000	$197	44
504 Avenue C Ave	0.70mi	3/1.0 (+1)	1,160 (-6%)	9mo	$190,000	$164	44
713 Lydia Ct	0.45mi	3/1.5 (+1)	1,422 (+15%)	10mo	$190,000	$134	39
1228 Avenue E	0.47mi	3/2.0 (+1)	1,400 (+13%)	11mo	$225,000	$161	38
611 Macarthur Ave	0.69mi	3/2.0 (+1)	1,406 (+13%)	1mo	$255,000	$181	35

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: -14.6%
• Equity multiple: 0.49×
• Total profit: $-24,213
• Equity at exit: $25,182

10-year hold

• IRR: -9.4%
• Equity multiple: 0.47×
• Total profit: $-25,135
• Equity at exit: $14,602

Cash invested: $47,289 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,598 high
• Mortgage (P&I): −$886
• Tax from tax record: −$142 /mo · $1,710/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $97

Break-even live

Break-even rent $1,475

Max offer price $168,888

Occupancy floor 89%

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: $42,222
• Closing costs: $5,067
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1028 Gaudet Dr Marrero, LA	3.0	1.5	1420	$1,800	$1.27	43d	1	0.02mi
1100 Avenue A Marrero, LA	2.0	1.0	1200	$1,500	$1.25	43d	1	0.12mi
1121 Farrington Dr Marrero, LA	3.0	1.0	1000	$1,750	$1.75	4d	1	0.15mi
728 Lydia Ct Marrero, LA	3.0	3.5	1500	$2,600	$1.73	4d	1	0.41mi
729 5th Ave Harvey, LA	2.0	2.0	975	$1,450	$1.49	44d	1	0.52mi
629 Bellanger St Harvey, LA	2.0	1.0	970	$1,200	$1.24	43d	1	0.62mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,650	$1.50	4d	1	0.65mi
1520 Orchid Dr Harvey, LA	3.0	1.5	1100	$1,800	$1.64	23d	1	0.65mi
605 Bellanger St Harvey, LA	2.0	1.0	1008	$1,500	$1.49	43d	1	0.66mi
511 Avenue B Marrero, LA	3.0	1.0	1044	$1,650	$1.58	43d	1	0.68mi
1553 Avenue A Marrero, LA	1.0	1.0	700	$1,250	$1.79	43d	1	0.69mi
519 Farrington Dr Marrero, LA	2.0	1.0	955	$1,500	$1.57	43d	1	0.69mi
509 Avenue A Marrero, LA	2.0	2.0	812	$1,700	$2.09	43d	1	0.69mi
4000 Fir Ct Marrero, LA	3.0	2.0	1380	$1,800	$1.30	4d	1	0.74mi
500 Avenue D Marrero, LA	3.0	1.0	1000	$1,500	$1.50	43d	1	0.75mi
539 Avenue G Unit G Marrero, LA	2.0	1.0	1105	$1,400	$1.27	23d	1	0.75mi
512 Avenue G Unit G Marrero, LA	3.0	2.0	1418	$1,995	$1.41	14d	1	0.80mi
508 Avenue G Unit A Marrero, LA	3.0	2.0	1062	$1,550	$1.46	43d	1	0.81mi
5160 Evans Dr Marrero, LA	3.0	1.0	1000	$1,500	$1.50	43d	1	0.82mi
506 MacArthur Ave Harvey, LA	2.0	1.0	824	$1,200	$1.46	4d	1	0.82mi
4200 4th St Marrero, LA	2.0	1.0	700	$1,000	$1.43	43d	1	0.83mi
4200 4th St Apt E Marrero, LA	2.0	1.0	700	$1,000	$1.43	23d	1	0.83mi
4824 4th St Unit A Marrero, LA	2.0	1.5	1100	$1,250	$1.14	43d	1	0.87mi
938 Brown Ave Unit 103 Harvey, LA	2.0	1.0	800	$950	$1.19	4d	1	1.12mi
5027 Richland Dr Marrero, LA	2.0	1.5	1260	$1,500	$1.19	4d	1	1.18mi
2407 Florence St Harvey, LA	2.0	2.0	945	$1,700	$1.80	23d	1	1.21mi
526 Brown Ave Harvey, LA	2.0	1.0	903	$1,350	$1.50	23d	1	1.26mi
320 Marrero Rd Marrero, LA	2.0	1.0	900	$1,200	$1.33	43d	1	1.27mi
1113 Scotsdale Dr Unit D Harvey, LA	2.0	1.0	800	$1,175	$1.47	4d	1	1.27mi
2416 4th St Harvey, LA	1.0	1.0	750	$1,000	$1.33	43d	1	1.33mi
2205 Argyll St Harvey, LA	3.0	2.0	1100	$1,750	$1.59	21d	1	1.35mi
2110 Willow St Unit C Harvey, LA	2.0	1.0	975	$1,155	$1.18	43d	1	1.38mi
2108 Willow St Unit A Harvey, LA	1.0	1.0	800	$895	$1.12	4d	1	1.39mi

Listing history 22 events

1. 2026-06-18
   days on market $168,888 Active 48 DOM
2. 2026-06-17
   days on market $168,888 Active 47 DOM
3. 2026-06-16
   days on market $168,888 Active 46 DOM
4. 2026-06-15
   days on market $168,888 Active 45 DOM
5. 2026-06-13
   days on market $168,888 Active 43 DOM
6. 2026-06-10
   days on market $168,888 Active 40 DOM
7. 2026-06-09
   days on market $168,888 Active 39 DOM
8. 2026-06-08
   days on market $168,888 Active 38 DOM
9. 2026-06-07
   days on market $168,888 Active 37 DOM
10. 2026-06-03
    days on market $168,888 Active 33 DOM
11. 2026-06-02
    days on market $168,888 Active 32 DOM
12. 2026-06-01
    days on market $168,888 Active 31 DOM
13. 2026-05-31
    days on market $168,888 Active 30 DOM
14. 2026-05-01
    listed $178,888 Active 411-char remark

    Show marketing remark (410 chars)

    A super location. By West Jeff Hospital, restaurants, playgrounds, grocery stores and shopping. Jump on the GNO. Two additional sheds. One is transformed into a mother in law unit, just does not have a kitchen. But Microwave/toaster oven and a coffee pot would do it! Lots of storage space in this little 2 bedroom property. Shed is big enough for a great hobby room/office as well. Tons of parking space here!

15. 2026-05-01
    listed $178,888 Active 410-char remark

    Show marketing remark (410 chars)

    A super location. By West Jeff Hospital, restaurants, playgrounds, grocery stores and shopping. Jump on the GNO. Two additional sheds. One is transformed into a mother in law unit, just does not have a kitchen. But Microwave/toaster oven and a coffee pot would do it! Lots of storage space in this little 2 bedroom property. Shed is big enough for a great hobby room/office as well. Tons of parking space here!

16. 2024-08-30
    soldstatus $136,800 Closed
17. 2024-08-30
    soldstatus $136,800
18. 2024-08-08
    status Pending
19. 2024-07-14
    listed $151,800 Active
20. 2024-07-14
    listed $151,800
21. 2017-06-12
    soldstatus $84,000
22. 1980-08-01
    soldstatus

ⓘ 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: $1,710 · $142/mo
• Projected year-2 tax: $1,710 · $142/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 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,176
• − Mortgage interest: −$9,460
• − Property taxes: −$1,710
• − Insurance: −$1,642
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$4,913
• Taxable loss: −$1,617
• Est. tax savings @ 24.0%: +$388
• After-tax cash flow: $1,558/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

+101.1% since first listed

11 events — show timeline

• 2026-05-21 Price Changed $168,888 AcadianaMLS
• 2026-05-21 Price Changed $168,888 GSREIN
• 2026-05-01 Listed $178,888 GSREIN
• 2026-05-01 Listed $178,888 AcadianaMLS
• 2024-08-30 Sold (Public Records) $136,800 Public Records
• 2024-08-30 Sold (MLS) $136,800 GSREIN
• 2024-08-08 Pending — GSREIN
• 2024-07-14 Listed $151,800 GSREIN
• 2024-07-14 Listed $151,800 AcadianaMLS
• 2017-06-12 Sold (Public Records) $84,000 Public Records
• 1980-08-01 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,710 · +55.5% YoY. Source: county tax records.