1037 Cohen St · Marrero, LA 70072

$129,000

3 bd · 2.0 ba · 1,350 sqft · SingleFamily · 18 Days on market

Built 1975 Fair condition $96/sqft · 7% below area Est $146k · 12% 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 +30.0/30.0
• ARV discount +12.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bath home offers an open floor plan with a spacious living room and an a den, providing plenty of room for relaxing or entertaining. With just a little TLC, this property can truly shine and become the perfect place to call home. Priced to sell, this home is an excellent opportunity for first-time homebuyers or investors looking to add to their portfolio. Features include central air and heat, off-street parking, and a welcoming front porch. Situated on a large lot set back from the street, the property offers endless possibilities for landscaping, outdoor entertaining, gardening, or future improvements. Don't miss this affordable opportunity to own a home with great potential. Schedule your showing today!

Key facts

• Open floor plan
• Central air and heat
• Den

Tags

• OPEN FLOOR PLAN
• SPACIOUS LIVING ROOM
• DEN
• CENTRAL AIR AND HEAT
• OFF-STREET PARKING
• WELCOMING FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 6.3% 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.
• Zoned schools: Ray St. Pierre Academy For Advanced Studies (math 82% / reading 82%, grade A+, #9 of 646 statewide, top 1%, 336 students, 26% FRL); Stella Worley Middle School (math 7% / reading 19%, grade F, #189 of 218 statewide, top 87%, 470 students, 80% FRL); John Ehret High School (math 19% / reading 27%, grade F, #169 of 265 statewide, top 64%, 1,579 students, 66% FRL).
• Market conditions: Rents rising (+1.1%/yr); 357 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 90% 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 37% 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 $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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

• Climate carrying-cost: major 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 $127,065 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.31% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.85%
• DSCR: 1.79
• GRM: 6.4

CMA / ARV

• ARV (median comp): $145,984
• List price: $129,000
• Delta: -11.63%
• 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
1437 Lincoln Ave	0.20mi	3/2.0	1,297 (-4%)	5mo	$173,000	$133	80
6601 Acre Rd	0.40mi	3/2.0	1,368 (+1%)	6mo	$260,000	$190	74
1024 Marshall Dr	0.19mi	3/2.0	1,219 (-10%)	1mo	$168,350	$138	74
5257 Warwick Dr	0.69mi	3/2.0	1,400 (+4%)	1mo	$213,000	$152	61
6105 6th Ave	0.36mi	2/2.0 (-1)	1,204 (-11%)	1mo	$35,000	$29	60
1140 Francis St	0.47mi	3/2.0	1,204 (-11%)	2mo	$190,000	$158	59
1632 Haydel Dr	0.52mi	4/2.0 (+1)	1,419 (+5%)	4mo	$122,000	$86	58
1452 Lincoln Ave	0.22mi	4/2.5 (+1)	1,156 (-14%)	5mo	$172,000	$149	54
1164 Candlelight Dr	0.61mi	3/2.0	1,450 (+7%)	7mo	$189,900	$131	53
1500 Stella Pl	0.73mi	3/2.0	1,445 (+7%)	5mo	$180,000	$125	50
436 Saddler Rd	0.75mi	3/2.0	1,493 (+11%)	5mo	$214,900	$144	43
549 Bertucci St	0.66mi	3/1.0	1,159 (-14%)	0mo	$168,000	$145	41

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: 7.3%
• Equity multiple: 1.28×
• Total profit: $10,033
• Equity at exit: $19,234

10-year hold

• IRR: 14.9%
• Equity multiple: 2.10×
• Total profit: $39,842
• Equity at exit: $11,154

Cash invested: $36,120 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 19 active · 15 under contract
• Months of supply: 7.6 mo (13%/mo absorbed)
• Median asking: $180,000 ($143/sqft)
• Median days on market: 86 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: -24.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70072

• Rents YoY: 1.1%
• Active inventory: 357
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$676
• Tax from tax record: −$67 /mo · $800/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $537

Break-even live

Break-even rent $1,009

Max offer price $129,000

Occupancy floor 63%

Sensitivity live

Price	-10% $610	-5% $574	+0% $537	+5% $501	+10% $464
Rent	-10% $404	-5% $471	+0% $537	+5% $604	+10% $671
Rate	-1.0pp $602	-0.5pp $570	base $537	+0.5pp $504	+1.0pp $470

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: $32,250
• Closing costs: $3,870
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1510 Javez St Marrero, LA	3.0	2.0	1578	$2,200	$1.39	72d	1	0.46mi
1836 Plaza Dr Unit C Marrero, LA	3.0	1.0	1040	$1,700	$1.63	53d	1	0.67mi
1836 Plaza Dr Unit A Marrero, LA	3.0	1.0	1040	$1,700	$1.63	93d	1	0.67mi
569 Magnolia Dr Marrero, LA	2.0	1.5	1450	$1,500	$1.03	93d	1	0.70mi
517 Saint Ann St Marrero, LA	3.0	1.0	1400	$1,600	$1.14	21d	1	0.71mi
501 Saint Ann St Marrero, LA	3.0	1.0	956	$1,650	$1.73	35d	1	0.73mi
524 Bertucci St Marrero, LA	2.0	1.0	960	$1,150	$1.20	21d	1	0.75mi
5160 Evans Dr Marrero, LA	3.0	1.0	1000	$1,500	$1.50	93d	1	0.77mi
320 Marrero Rd Marrero, LA	2.0	1.0	900	$1,200	$1.33	93d	1	0.82mi
1728 Irma St Marrero, LA	3.0	2.0	1450	$1,550	$1.07	72d	1	0.83mi
7395 Saint Rita St Marrero, LA	3.0	1.0	1200	$1,500	$1.25	41d	1	0.88mi
1752 Diane Dr Marrero, LA	3.0	2.0	1100	$1,800	$1.64	35d	1	0.95mi
7429 Pritchard St Marrero, LA	2.0	1.0	925	$1,150	$1.24	63d	1	0.99mi
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	93d	1	1.03mi
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	72d	1	1.03mi
1029 Joyce St Marrero, LA	3.0	2.0	1300	$1,650	$1.27	63d	1	1.06mi
517 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,400	$1.17	93d	1	1.12mi
2039 Sauvage Ave Marrero, LA	3.0	2.0	1400	$1,800	$1.29	39d	1	1.12mi
520 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,200	$1.00	93d	1	1.14mi
512 Avenue G Unit G Marrero, LA	3.0	2.0	1418	$1,995	$1.41	63d	1	1.24mi
539 Avenue G Unit G Marrero, LA	2.0	1.0	1105	$1,400	$1.27	72d	1	1.25mi
508 Avenue G Unit A Marrero, LA	3.0	2.0	1062	$1,550	$1.46	93d	1	1.25mi
5119 Oak Dr Marrero, LA	3.0	2.0	1624	$1,750	$1.08	63d	1	1.28mi
1226 Kenny Dr Westwego, LA	4.0	2.0	1300	$1,650	$1.27	72d	1	1.28mi
5027 Richland Dr Marrero, LA	2.0	1.5	1260	$1,500	$1.19	11d	1	1.29mi
5027 Richland Dr Marrero, LA	2.0	1.5	1260	$1,500	$1.19	53d	1	1.29mi
1917 Gladstone Dr Marrero, LA	3.0	2.0	1090	$1,600	$1.47	72d	1	1.32mi
4824 4th St Unit A Marrero, LA	2.0	1.5	1100	$1,250	$1.14	93d	1	1.33mi
1100 Avenue A Marrero, LA	2.0	1.0	1200	$1,500	$1.25	93d	1	1.40mi
500 Avenue D Marrero, LA	3.0	1.0	1000	$1,500	$1.50	93d	1	1.41mi

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: DrivewayOff-street parking
• Utilities: Public waterPublic sewer
• Home design: Single-storyRaised foundationVinyl and wood sidingAsphalt shingle roofAverage condition
• Construction: Built with vinyl sidingWood sidingRaised foundationAsphalt shingle roof
• Exterior features: Fenced yardFront porch

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Ceiling fansPantry
• Laundry & utility: Washer hookupDryer hookup

Listing history 24 events

1. 2026-08-08
   days on market $129,000 Active 18 DOM
2. 2026-08-07
   days on market $129,000 Active 17 DOM
3. 2026-08-06
   days on market $129,000 Active 16 DOM
4. 2026-08-05
   days on market $129,000 Active 15 DOM
5. 2026-08-04
   days on market $129,000 Active 14 DOM
6. 2026-08-03
   days on market $129,000 Active 13 DOM
7. 2026-07-31
   days on market $129,000 Active 10 DOM
8. 2026-07-30
   days on market $129,000 Active 8 DOM
9. 2026-07-28
   days on market $129,000 Active 7 DOM
10. 2026-07-26
    days on market $129,000 Active 5 DOM
11. 2026-07-24
    days on market $129,000 Active 3 DOM
12. 2026-07-23
    days on market $129,000 Active 2 DOM
13. 2026-07-21
    remarks 699-char remark
14. 2026-07-21
    statusdays on marketlisting id $129,000 Active 1 DOM
15. 2026-04-13
    price $129,000
16. 2026-04-13
    price $129,000
17. 2025-12-06
    price $135,000
18. 2025-12-06
    price $135,000
19. 2025-09-19
    listed $140,000 Active
20. 2025-09-19
    listed $140,000 Active
21. 2024-05-16
    price $170,000
22. 2024-03-25
    listed $170,000
23. 2021-08-20
    listed $87,000
24. 1989-08-01
    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: $800 · $67/mo
• Projected year-2 tax: $800 · $67/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 6/10 Major FEMA zone X · 27% 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: $20,267
• − Mortgage interest: −$7,226
• − Property taxes: −$800
• − Insurance: −$645
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$3,753
• Taxable income: $4,600
• Est. tax owed @ 24.0%: −$1,104
• After-tax cash flow: $5,343/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 · 9 photos

Fair 45/100 Cosmetic rehab Est. rehab $6,750–$20,250 screening

The home is in fair condition with minor repairs and maintenance needed. Upgrading the kitchen and bathroom, along with fresh paint and landscaping, can significantly increase its value.

Components & finishes AI

Roof asphalt shingle · good Flooring tile Counters granite Appliances stainless steel HVAC central · new lt5

Repairs flagged

• Minor Kitchen cabinets — Worn appearance suggests minor wear and tear.
• Minor Bathtub and fixtures — Dated appearance suggests minor wear and tear.
• Minor Siding — Weathered appearance suggests minor wear and tear.
• Minor Paint — Faded appearance suggests minor wear and tear.
• Minor Flooring — Worn appearance suggests minor wear and tear.
• Minor Interior walls — Peeling paint suggests minor wear and tear.
• Minor Landscaping — Overgrown appearance suggests minor neglect.
• Minor Fencing — Worn appearance suggests minor wear and tear.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can significantly improve the home's curb appeal and value. ↑
• Resale Replace kitchen cabinets — Modern, updated cabinets can enhance the kitchen's functionality and aesthetic appeal. ↑
• Resale Replace bathtub and fixtures — Upgraded fixtures can improve the bathroom's functionality and aesthetic appeal. ↑
• Both Landscaping maintenance — Well-maintained landscaping can improve the home's curb appeal and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 18/100

Zoned Schools

Middle Stella Worley Middle School F LA #189/218 Nat'l #12,966/14,009 High John Ehret High School F LA #169/265 Nat'l #13,542/17,239

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

C Composite livability gradescore 67/100

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 · 451,696 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: 12% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: DrivewayOff-street parking
• Utilities: Public waterPublic sewer
• Home design: Single-storyRaised foundationVinyl and wood sidingAsphalt shingle roofAverage condition
• Construction: Built with vinyl sidingWood sidingRaised foundationAsphalt shingle roof
• Exterior features: Fenced yardFront porch

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Ceiling fansPantry
• Laundry & utility: Washer hookupDryer hookup

Price history

+48.3% since first listed

11 events — show timeline

• 2026-07-20 Listed $129,000 GSREIN
• 2026-07-20 Listed $129,000 AcadianaMLS
• 2026-04-13 Price Changed $129,000 AcadianaMLS
• 2026-04-13 Price Changed $129,000 GSREIN
• 2025-12-06 Price Changed $135,000 AcadianaMLS
• 2025-12-06 Price Changed $135,000 GSREIN
• 2025-09-19 Listed $140,000 AcadianaMLS
• 2024-05-16 Price Changed $170,000 GSREIN
• 2024-03-25 Listed $170,000 AcadianaMLS
• 2021-08-20 Listed $87,000 AcadianaMLS
• 1989-08-01 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $800 · +0.3% YoY. Source: county tax records.