4520 Prairie St · Metairie, LA 70001

$145,000

2 bd · 1.0 ba · 832 sqft · SingleFamily · 168 Days on market

Built 1965 6,098 sqft lot $174/sqft · 34% below area Est $219k · 34% 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.1/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own a 50 x 120 lot in an area convenient to shopping, grocery, and more! Property is priced for lot value only; the existing structure is in poor condition(likely a tear down). Sold AS IS; seller will make no repairs. No utilities and will not be provided for inspections. Zoned R2, offering flexibility for future plans (buyer to verify zoning and permitted uses). A solid option for buyers looking to create something new in a growing area! Also listed as vacant land MLS #2548844.

Key facts

• Zoned r2
• 50 x 120 lot
• 6,098 sq ft lot

Tags

• 50 X 120 LOT
• ZONED R2
• FLEXIBILITY FOR FUTURE PLANS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Market conditions: Rents soft (-0.0%/yr); 208 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 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 $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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.01% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.97%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (median comp): $219,044
• List price: $145,000
• Delta: -33.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Houma Blvd	0.27mi	2/1.0	802 (-4%)	8mo	$155,000	$193	75
725 Cedar Ave	0.19mi	3/1.0 (+1)	870 (+5%)	6mo	$220,000	$253	74
316 Pasadena Ave	0.38mi	2/1.0	832 (0%)	18mo	$200,000	$240	68
809 Houma Blvd	0.34mi	2/1.0	815 (-2%)	24mo	$148,000	$182	61
600 Manson Ave	0.46mi	2/1.0	867 (+4%)	15mo	$135,000	$156	59
4422 Camel St	0.13mi	2/1.0	932 (+12%)	18mo	$265,000	$284	59
400 Pasadena Ave	0.37mi	2/2.0	864 (+4%)	19mo	$155,000	$179	56

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: -11.9%
• Equity multiple: 0.58×
• Total profit: $-16,979
• Equity at exit: $21,620

10-year hold

• IRR: -7.9%
• Equity multiple: 0.57×
• Total profit: $-17,414
• Equity at exit: $12,537

Cash invested: $40,600 (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: 208
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,464 high
• Mortgage (P&I): −$760
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $169

Break-even live

Break-even rent $1,249

Max offer price $145,000

Occupancy floor 83%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4532 King St Metairie, LA	2.0	1.0	800	$1,450	$1.81	43d	1	0.09mi
4516 18 Calumet St Metairie, LA	2.0	1.0	766	$1,400	$1.83	43d	1	0.13mi
4437 Calumet St Metairie, LA	2.0	1.0	1100	$1,600	$1.45	43d	1	0.14mi
4439 Calumet St Metairie, LA	1.0	1.0	1000	$1,300	$1.30	43d	1	0.14mi
721 Phlox Ave Metairie, LA	2.0	1.0	750	$1,300	$1.73	23d	1	0.17mi
604 N Woodlawn Ave Metairie, LA	3.0	1.0	850	$1,600	$1.88	23d	1	0.17mi
614 N Woodlawn Ave Metairie, LA	2.0	1.0	700	$1,250	$1.79	21d	1	0.18mi
717 N Woodlawn Ave Metairie, LA	3.0	1.0	900	$1,850	$2.06	43d	1	0.23mi
717 N Woodlawn Ave Metairie, LA	3.0	1.0	900	$1,850	$2.06	23d	1	0.23mi
608 Houma Blvd Metairie, LA	2.0	1.0	900	$1,300	$1.44	23d	1	0.27mi
608 Houma Blvd Unit 604 Metairie, LA	3.0	1.0	902	$1,400	$1.55	43d	1	0.27mi
604 Houma Blvd Metairie, LA	3.0	1.0	902	$1,400	$1.55	43d	1	0.28mi
4445 Perkins St Metairie, LA	2.0	2.0	1100	$1,550	$1.41	2d	1	0.31mi
4518 Park Dr S Metairie, LA	3.0	1.0	866	$1,400	$1.62	4d	1	0.33mi
4534 Park Dr S Metairie, LA	2.0	1.0	708	$1,150	$1.62	14d	1	0.36mi
209 Transcontinental Dr Unit H Metairie, LA	1.0	1.0	600	$1,050	$1.75	23d	1	0.38mi
216 Pasadena Ave Metairie, LA	2.0	1.0	1019	$3,500	$3.43	23d	1	0.41mi
820 Giuffrias Ave Metairie, LA	2.0	1.0	1000	$1,500	$1.50	3d	1	0.44mi
628 Radiance Ave Metairie, LA	2.0	2.0	900	$1,500	$1.67	43d	1	0.45mi
212 Manson Ave Unit A Metairie, LA	2.0	1.0	1000	$1,200	$1.20	21d	1	0.52mi
3803 Derbigny St Metairie, LA	3.0	1.0	1010	$1,700	$1.68	23d	1	0.77mi
3728 Derbigny St Metairie, LA	1.0	1.0	719	$1,300	$1.81	43d	1	0.84mi
804 Canton St New Orleans, LA	3.0	1.0	1100	$1,700	$1.55	43d	1	0.85mi
204 Division St Metairie, LA	1.0	1.0	725	$900	$1.24	4d	1	0.88mi
3714 Johnson St Unit 1/2 Metairie, LA	1.0	1.0	600	$1,200	$2.00	23d	1	0.93mi
5101 Citrus Blvd Unit 310 River Ridge, LA	1.0	1.0	1049	$1,630	$1.55	2d	1	0.93mi
5101 Citrus Blvd Unit 266 Elmwood, LA	1.0	1.0	1049	$1,370	$1.31	23d	1	0.93mi
5101 Citrus Blvd Unit 118 River Ridge, LA	1.0	1.0	1049	$1,370	$1.31	20d	1	0.93mi
5101 Citrus Blvd Unit 127 River Ridge, LA	1.0	1.0	1049	$1,385	$1.32	14d	1	0.93mi
3636 Derbigny St Metairie, LA	1.0	1.0	640	$1,400	$2.19	4d	1	1.01mi
3635 Derbigny St Metairie, LA	2.0	1.0	1000	$1,500	$1.50	23d	1	1.01mi
5245 Citrus Blvd Unit P114 Elmwood, LA	1.0	1.0	851	$1,275	$1.50	23d	1	1.04mi
5245 Citrus Blvd Unit V158 River Ridge, LA	1.0	1.0	862	$1,280	$1.48	43d	1	1.04mi
5245 Citrus Blvd Unit V257 River Ridge, LA	1.0	1.0	910	$1,455	$1.60	2d	1	1.04mi
5245 Citrus Blvd Unit S238 River Ridge, LA	1.0	1.0	928	$1,200	$1.29	43d	1	1.04mi
5245 Citrus Blvd Unit U151 River Ridge, LA	2.0	2.0	1082	$1,345	$1.24	3d	1	1.04mi
5245 Citrus Blvd Unit R330 River Ridge, LA	1.0	1.0	899	$1,275	$1.42	21d	1	1.04mi
5245 Citrus Blvd Unit Y378 River Ridge, LA	1.0	1.0	899	$1,295	$1.44	20d	1	1.04mi
5245 Citrus Blvd Unit Q118 River Ridge, LA	2.0	2.0	1052	$1,490	$1.42	21d	1	1.04mi
5245 Citrus Blvd Unit N101 River Ridge, LA	2.0	2.0	1052	$1,520	$1.44	3d	1	1.04mi

Listing history 22 events

1. 2026-06-17
   status $145,000 Pending 168 DOM
2. 2026-06-17
   days on market $145,000 Active Under Contract 168 DOM
3. 2026-06-16
   days on market $145,000 Active Under Contract 167 DOM
4. 2026-06-15
   days on market $145,000 Active Under Contract 166 DOM
5. 2026-06-13
   days on market $145,000 Active Under Contract 164 DOM
6. 2026-06-10
   days on market $145,000 Active Under Contract 161 DOM
7. 2026-06-09
   days on market $145,000 Active Under Contract 160 DOM
8. 2026-06-08
   days on market $145,000 Active Under Contract 159 DOM
9. 2026-06-07
   days on market $145,000 Active Under Contract 158 DOM
10. 2026-06-03
    days on market $145,000 Active Under Contract 154 DOM
11. 2026-06-02
    days on market $145,000 Active Under Contract 153 DOM
12. 2026-06-01
    days on market $145,000 Active Under Contract 152 DOM
13. 2026-05-31
    days on market $145,000 Active Under Contract 151 DOM
14. 2026-05-19
    status Pending 504-char remark

    Show marketing remark (540 chars)

    Great opportunity to own a 50 x 120 lot in an area convenient to shopping, grocery, and more! Property is priced for lot value only; the existing structure is in poor condition and needs to be cleared. Sold AS IS; seller will make no repairs. No utilities and will not be provided for inspections. Zoned R2, offering flexibility for future plans (buyer to verify zoning and permitted uses). A solid option for buyers looking to create something new in a growing area! Also listed as residential for sale in poor condition under MLS #2535746

15. 2026-05-19
    status Pending 540-char remark

    Show marketing remark (540 chars)

    Great opportunity to own a 50 x 120 lot in an area convenient to shopping, grocery, and more! Property is priced for lot value only; the existing structure is in poor condition and needs to be cleared. Sold AS IS; seller will make no repairs. No utilities and will not be provided for inspections. Zoned R2, offering flexibility for future plans (buyer to verify zoning and permitted uses). A solid option for buyers looking to create something new in a growing area! Also listed as residential for sale in poor condition under MLS #2535746

16. 2026-05-19
    historical Active Under Contract

    Show marketing remark (540 chars)

    Great opportunity to own a 50 x 120 lot in an area convenient to shopping, grocery, and more! Property is priced for lot value only; the existing structure is in poor condition and needs to be cleared. Sold AS IS; seller will make no repairs. No utilities and will not be provided for inspections. Zoned R2, offering flexibility for future plans (buyer to verify zoning and permitted uses). A solid option for buyers looking to create something new in a growing area! Also listed as residential for sale in poor condition under MLS #2535746

17. 2026-05-19
    historical Active Under Contract

    Show marketing remark (540 chars)

    Great opportunity to own a 50 x 120 lot in an area convenient to shopping, grocery, and more! Property is priced for lot value only; the existing structure is in poor condition and needs to be cleared. Sold AS IS; seller will make no repairs. No utilities and will not be provided for inspections. Zoned R2, offering flexibility for future plans (buyer to verify zoning and permitted uses). A solid option for buyers looking to create something new in a growing area! Also listed as residential for sale in poor condition under MLS #2535746

18. 2026-03-20
    listed $145,000 Active 540-char remark

    Show marketing remark (540 chars)

    Great opportunity to own a 50 x 120 lot in an area convenient to shopping, grocery, and more! Property is priced for lot value only; the existing structure is in poor condition and needs to be cleared. Sold AS IS; seller will make no repairs. No utilities and will not be provided for inspections. Zoned R2, offering flexibility for future plans (buyer to verify zoning and permitted uses). A solid option for buyers looking to create something new in a growing area! Also listed as residential for sale in poor condition under MLS #2535746

19. 2026-03-20
    listed $145,000 Active

    Show marketing remark (540 chars)

    Great opportunity to own a 50 x 120 lot in an area convenient to shopping, grocery, and more! Property is priced for lot value only; the existing structure is in poor condition and needs to be cleared. Sold AS IS; seller will make no repairs. No utilities and will not be provided for inspections. Zoned R2, offering flexibility for future plans (buyer to verify zoning and permitted uses). A solid option for buyers looking to create something new in a growing area! Also listed as residential for sale in poor condition under MLS #2535746

20. 2025-12-31
    listed $145,000 Active 504-char remark

    Show marketing remark (504 chars)

    Great opportunity to own a 50 x 120 lot in an area convenient to shopping, grocery, and more! Property is priced for lot value only; the existing structure is in poor condition(likely a tear down). Sold AS IS; seller will make no repairs. No utilities and will not be provided for inspections. Zoned R2, offering flexibility for future plans (buyer to verify zoning and permitted uses). A solid option for buyers looking to create something new in a growing area! Also listed as vacant land MLS #2548844.

21. 2025-12-31
    listed $145,000 Active

    Show marketing remark (504 chars)

    Great opportunity to own a 50 x 120 lot in an area convenient to shopping, grocery, and more! Property is priced for lot value only; the existing structure is in poor condition(likely a tear down). Sold AS IS; seller will make no repairs. No utilities and will not be provided for inspections. Zoned R2, offering flexibility for future plans (buyer to verify zoning and permitted uses). A solid option for buyers looking to create something new in a growing area! Also listed as vacant land MLS #2548844.

22. 1976-06-01
    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: $1,196 · $100/mo
• Projected year-2 tax: $1,196 · $100/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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,566
• − Mortgage interest: −$8,122
• − Property taxes: −$1,196
• − Insurance: −$1,522
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$4,218
• Taxable loss: −$304
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $2,107/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): 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

+0.0% since first listed

9 events — show timeline

• 2026-05-19 Pending — AcadianaMLS
• 2026-05-19 Pending — AcadianaMLS
• 2026-05-19 Contingent — GSREIN
• 2026-05-19 Contingent — GSREIN
• 2026-03-20 Listed $145,000 GSREIN
• 2026-03-20 Listed $145,000 AcadianaMLS
• 2025-12-31 Listed $145,000 GSREIN
• 2025-12-31 Listed $145,000 AcadianaMLS
• 1976-06-01 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,196 · +0.1% YoY. Source: county tax records.