1601 Wakefield St · Marrero, LA 70072

$205,000

3 bd · 2.0 ba · 1,350 sqft · SingleFamily · 302 Days on market

Built 1984 $152/sqft · 8% above area Est $191k · 8% over

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Why this score? — see what drove the D 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 +17.8/30.0
• DSCR +5.6/10.0
• ARV discount +4.1/15.0
• 1% rule +3.5/10.0
• 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

Beautiful 3 Bedroom, 2 Bath Home in Marrero! **Current rates for this home could start in the 4's.....Eligible for 2-1 Mortgage Buy Down Fixed Rate! (rates are subject to change-restrictions apply).** Welcome to 1601 Wakefield Drive, a well-maintained brick home in excellent condition located in a quiet Marrero neighborhood. This 3-bedroom, 2-bath property offers a comfortable and functional layout with spacious living areas, a bright kitchen with plenty of cabinetry, and a cozy dining space. The primary suite features its own full bath, while the additional bedrooms provide flexibility for guests, family, or a home office. Outside, enjoy a generous lot with room for entertaining, gardening, or play, plus the convenience of an attached two-car garage. With its solid construction, inviting curb appeal, and move-in ready condition, this home is a great opportunity for anyone looking to settle in the heart of Marrero. Conveniently located by shopping, schools, dining, and easy access to New Orleans.

Key facts

• Bright kitchen
• Solid construction
• Generous lot

Tags

• WELL MAINTAINED BRICK HOME
• BRIGHT KITCHEN
• COZY DINING SPACE
• GENEROUS LOT
• ATTACHED TWO CAR GARAGE
• SOLID CONSTRUCTION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $103 ($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 $174k (15.0% below list).
• Recommended offer: $174k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 6.0% 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.
• Zoned schools: Joshua Butler Elementary School (math 22% / reading 17%, grade F, #448 of 646 statewide, top 71%, 359 students, 80% FRL); Stella Worley Middle School (math 7% / reading 19%, grade F, #189 of 218 statewide, top 87%, 470 students, 80% FRL); L.W. Higgins High School (math 14% / reading 25%, grade F, #186 of 265 statewide, top 73%, 996 students, 70% FRL).
• Market conditions: Rents rising (+1.1%/yr); 299 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 38% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 302 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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.
• Current owner paid $34k; list at $205k implies a 494% gain — meaningful room to come down on a strong offer.

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 $174,181 (15.0% below list)

Questions for the listing agent

1. It's been on market 302 days. Have you received any prior offers? Is the seller open to a 15% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

• ARV (median comp): $190,562
• List price: $205,000
• Delta: 7.58%
• 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
1600 Lancaster Dr	0.13mi	3/2.0	1,479 (+10%)	4mo	$175,000	$118	75
7100 Gentry Rd	0.47mi	3/2.0	1,458 (+8%)	2mo	$140,000	$96	63
1829 Burnley Dr	0.39mi	3/2.0	1,433 (+6%)	14mo	$130,000	$91	60
1736 Wellington Dr	0.26mi	2/2.0 (-1)	1,551 (+15%)	2mo	$133,000	$86	57
1164 Candlelight Dr	0.59mi	3/2.0	1,450 (+7%)	6mo	$189,900	$131	55
1740 Burnley Dr	0.29mi	4/2.0 (+1)	1,531 (+13%)	7mo	$114,000	$74	54
1130 Lecompte Dr	0.71mi	3/2.0	1,316 (-2%)	12mo	$224,000	$170	53
1229 Lee St	0.40mi	4/2.0 (+1)	1,447 (+7%)	16mo	$234,000	$162	51
1140 Francis St	0.70mi	3/2.0	1,204 (-11%)	0mo	$190,000	$158	49
1901 Esher Pl	0.54mi	3/2.0	1,441 (+7%)	18mo	$159,000	$110	49
1000 Lee St	0.71mi	3/2.0	1,244 (-8%)	16mo	$210,000	$169	40
2032 Gladstone Dr	0.62mi	3/2.0	1,526 (+13%)	14mo	$210,000	$138	38

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: -14.9%
• Equity multiple: 0.48×
• Total profit: $-30,050
• Equity at exit: $30,566

10-year hold

• IRR: -9.6%
• Equity multiple: 0.46×
• Total profit: $-31,171
• Equity at exit: $17,725

Cash invested: $57,400 (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: 299
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,742 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$46 /mo · $549/yr
• Insurance: −$85
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $103

Break-even live

Break-even rent $1,611

Max offer price $205,000

Occupancy floor 89%

Sensitivity live

Price	-10% $219	-5% $161	+0% $103	+5% $45	+10% $-13
Rent	-10% $-34	-5% $35	+0% $103	+5% $172	+10% $241
Rate	-1.0pp $207	-0.5pp $156	base $103	+0.5pp $50	+1.0pp $-4

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	25d	1	0.19mi
1501 Somerset Pl Marrero, LA	3.0	2.0	1697	$1,850	$1.09	45d	1	0.19mi
1917 Gladstone Dr Marrero, LA	3.0	2.0	1090	$1,600	$1.47	25d	1	0.49mi
1029 Joyce St Marrero, LA	3.0	2.0	1300	$1,650	$1.27	16d	1	0.65mi
1226 Kenny Dr Westwego, LA	4.0	2.0	1300	$1,650	$1.27	25d	1	0.67mi
1413 Central Ave Unit C Westwego, LA	2.0	1.5	1000	$1,200	$1.20	45d	1	0.77mi
1510 Javez St Marrero, LA	3.0	2.0	1578	$2,200	$1.39	25d	1	0.84mi
1233 Central Ave Westwego, LA	3.0	1.5	1357	$1,500	$1.11	25d	1	0.89mi
1836 Plaza Dr Unit A Marrero, LA	3.0	1.0	1040	$1,700	$1.63	45d	1	1.06mi
1836 Plaza Dr Unit C Marrero, LA	3.0	1.0	1040	$1,700	$1.63	6d	1	1.06mi
1300 Tanglewood Dr Westwego, LA	1.0–3.0	1.0–1.5	781	$1,310	$1.68	4d	14	1.08mi
569 Magnolia Dr Marrero, LA	2.0	1.5	1450	$1,500	$1.03	45d	1	1.09mi
653 Vic a Pitre Dr Westwego, LA	3.0	2.0	1491	$2,200	$1.48	6d	1	1.15mi
7429 Pritchard St Marrero, LA	2.0	1.0	925	$1,150	$1.24	16d	1	1.24mi
1728 Irma St Marrero, LA	3.0	2.0	1450	$1,550	$1.07	25d	1	1.33mi
520 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,200	$1.00	45d	1	1.38mi
517 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,400	$1.17	45d	1	1.38mi
710 West Dr Westwego, LA	2.0	1.0	941	$1,500	$1.59	6d	1	1.39mi
524 Bertucci St Marrero, LA	2.0	1.0	960	$1,300	$1.35	16d	1	1.39mi
958 Avenue B Westwego, LA	2.0	1.0	1018	$1,500	$1.47	45d	1	1.45mi
900 Avenue H Unit D Westwego, LA	2.0	1.5	992	$1,300	$1.31	22d	1	1.48mi

Listing history 24 events

1. 2026-06-21
   days on market $205,000 Active 302 DOM
2. 2026-06-18
   days on market $205,000 Active 299 DOM
3. 2026-06-17
   days on market $205,000 Active 298 DOM
4. 2026-06-16
   days on market $205,000 Active 297 DOM
5. 2026-06-15
   days on market $205,000 Active 296 DOM
6. 2026-06-13
   days on market $205,000 Active 294 DOM
7. 2026-06-10
   days on market $205,000 Active 291 DOM
8. 2026-06-09
   days on market $205,000 Active 290 DOM
9. 2026-06-08
   days on market $205,000 Active 289 DOM
10. 2026-06-07
    days on market $205,000 Active 288 DOM
11. 2026-06-03
    days on market $205,000 Active 284 DOM
12. 2026-06-02
    days on market $205,000 Active 283 DOM
13. 2026-06-01
    days on market $205,000 Active 282 DOM
14. 2026-05-31
    days on market $205,000 Active 281 DOM
15. 2026-03-16
    price $205,000 1011-char remark

    Show marketing remark (1022 chars)

    Beautiful 3 Bedroom, 2 Bath Home in Marrero! * * Current rates for this home could start in the 4's. .. .. Eligible for 2-1 Mortgage Buy Down Fixed Rate! (rates are subject to change-restrictions apply). * * Welcome to 1601 Wakefield Drive, a well-maintained brick home in excellent condition located in a quiet Marrero neighborhood. This 3-bedroom, 2-bath property offers a comfortable and functional layout with spacious living areas, a bright kitchen with plenty of cabinetry, and a cozy dining space. The primary suite features its own full bath, while the additional bedrooms provide flexibility for guests, family, or a home office. Outside, enjoy a generous lot with room for entertaining, gardening, or play, plus the convenience of an attached two-car garage. With its solid construction, inviting curb appeal, and move-in ready condition, this home is a great opportunity for anyone looking to settle in the heart of Marrero. Conveniently located by shopping, schools, dining, and easy access to New Orleans.

16. 2026-03-16
    price $205,000 1022-char remark

    Show marketing remark (1022 chars)

    Beautiful 3 Bedroom, 2 Bath Home in Marrero! * * Current rates for this home could start in the 4's. .. .. Eligible for 2-1 Mortgage Buy Down Fixed Rate! (rates are subject to change-restrictions apply). * * Welcome to 1601 Wakefield Drive, a well-maintained brick home in excellent condition located in a quiet Marrero neighborhood. This 3-bedroom, 2-bath property offers a comfortable and functional layout with spacious living areas, a bright kitchen with plenty of cabinetry, and a cozy dining space. The primary suite features its own full bath, while the additional bedrooms provide flexibility for guests, family, or a home office. Outside, enjoy a generous lot with room for entertaining, gardening, or play, plus the convenience of an attached two-car garage. With its solid construction, inviting curb appeal, and move-in ready condition, this home is a great opportunity for anyone looking to settle in the heart of Marrero. Conveniently located by shopping, schools, dining, and easy access to New Orleans.

17. 2025-08-23
    listed $215,000 Active 1011-char remark

    Show marketing remark (1022 chars)

    Beautiful 3 Bedroom, 2 Bath Home in Marrero! * * Current rates for this home could start in the 4's. .. .. Eligible for 2-1 Mortgage Buy Down Fixed Rate! (rates are subject to change-restrictions apply). * * Welcome to 1601 Wakefield Drive, a well-maintained brick home in excellent condition located in a quiet Marrero neighborhood. This 3-bedroom, 2-bath property offers a comfortable and functional layout with spacious living areas, a bright kitchen with plenty of cabinetry, and a cozy dining space. The primary suite features its own full bath, while the additional bedrooms provide flexibility for guests, family, or a home office. Outside, enjoy a generous lot with room for entertaining, gardening, or play, plus the convenience of an attached two-car garage. With its solid construction, inviting curb appeal, and move-in ready condition, this home is a great opportunity for anyone looking to settle in the heart of Marrero. Conveniently located by shopping, schools, dining, and easy access to New Orleans.

18. 2025-08-23
    listed $215,000 Active 1022-char remark

    Show marketing remark (1022 chars)

    Beautiful 3 Bedroom, 2 Bath Home in Marrero! * * Current rates for this home could start in the 4's. .. .. Eligible for 2-1 Mortgage Buy Down Fixed Rate! (rates are subject to change-restrictions apply). * * Welcome to 1601 Wakefield Drive, a well-maintained brick home in excellent condition located in a quiet Marrero neighborhood. This 3-bedroom, 2-bath property offers a comfortable and functional layout with spacious living areas, a bright kitchen with plenty of cabinetry, and a cozy dining space. The primary suite features its own full bath, while the additional bedrooms provide flexibility for guests, family, or a home office. Outside, enjoy a generous lot with room for entertaining, gardening, or play, plus the convenience of an attached two-car garage. With its solid construction, inviting curb appeal, and move-in ready condition, this home is a great opportunity for anyone looking to settle in the heart of Marrero. Conveniently located by shopping, schools, dining, and easy access to New Orleans.

19. 2012-10-10
    soldstatus $34,500
20. 2012-08-03
    listed $29,500
21. 2012-08-03
    listed $29,500
22. 2004-03-26
    soldstatus $108,250
23. 2004-01-06
    listed $109,900
24. 2004-01-06
    listed $109,900

ⓘ 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: $549 · $46/mo
• Projected year-2 tax: $1,128 · $94/mo
• Expected delta: +$579/yr (+$48/mo · 105.4%)

ⓘ 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: $20,902
• − Mortgage interest: −$11,483
• − Property taxes: −$549
• − Insurance: −$1,822
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$5,964
• Taxable loss: −$2,261
• Est. tax savings @ 24.0%: +$543
• After-tax cash flow: $1,783/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

+86.5% since first listed

10 events — show timeline

• 2026-03-16 Price Changed $205,000 AcadianaMLS
• 2026-03-16 Price Changed $205,000 GSREIN
• 2025-08-23 Listed $215,000 GSREIN
• 2025-08-23 Listed $215,000 AcadianaMLS
• 2012-10-10 Sold (MLS) $34,500 GSREIN
• 2012-08-03 Listed $29,500 AcadianaMLS
• 2012-08-03 Listed $29,500 GSREIN
• 2004-03-26 Sold (MLS) $108,250 GSREIN
• 2004-01-06 Listed $109,900 GSREIN
• 2004-01-06 Listed $109,900 AcadianaMLS

Property tax history

+3.0%/yr

Latest (2025): $549 · +0.3% YoY. Source: county tax records.