304 Clearview Pkwy · Metairie, LA 70001

$225,000

4 bd · 2.0 ba · 1,123 sqft · SingleFamily · 156 Days on market

Built 1950 4,800 sqft lot $200/sqft · 17% below area Est $272k · 17% under ↓ 12% since listing

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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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Livability +4.4/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Prime commercial property on high-traffic Clearview Parkway with excellent visibility and signage potential. Traffic count: 66,092 vehicles per day (2023) per LADOTD. Zoned CPZ – Commercial Parkway Overlay Zone, allowing flexible use including office, retail, or home office setup. Located in a Tax Credit Market Area, offering potential eligibility for development or business incentives. Ideal for professionals, entrepreneurs, or investors seeking a live/work or commercial presence in a vibrant corridor. Convenient access to I-10, Airline Hwy, and major commercial centers. Great opportunity to position your business in one of Metairie’s busiest thoroughfares.

Key facts

• Excellent visibility
• Signage potential
• Flexible use

Tags

• HIGH-TRAFFIC CLEARVIEW PARKWAY
• EXCELLENT VISIBILITY
• SIGNAGE POTENTIAL
• ZONED CPZ
• FLEXIBLE USE
• CONVENIENT ACCESS TO I-10

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $71 ($857/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 $194k (13.9% below list).
• Recommended offer: $194k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 34% of the median local income ($68k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($198k) 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 $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $193,762 (13.9% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 0.86% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

• ARV (median comp): $272,184
• List price: $225,000
• Delta: -17.34%
• 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
4614 Rosedale Dr	0.23mi	3/2.0 (-1)	1,162 (+4%)	16mo	$335,800	$289	65
405 Harang Ave	0.22mi	3/2.0 (-1)	1,075 (-4%)	20mo	$198,000	$184	61
4204 Anthony St	0.40mi	3/1.0 (-1)	1,138 (+1%)	15mo	$185,000	$163	58
4416 Calumet St	0.11mi	3/1.0 (-1)	1,236 (+10%)	14mo	$260,000	$210	57
237 Carnation Ave	0.53mi	3/2.0 (-1)	1,211 (+8%)	2mo	$263,000	$217	55
4217 Norton St	0.28mi	3/2.0 (-1)	1,054 (-6%)	22mo	$247,500	$235	54
4420 Perkins St	0.40mi	3/2.0 (-1)	1,160 (+3%)	22mo	$270,000	$233	53
500 Transcontinental Dr	0.54mi	3/1.0 (-1)	1,158 (+3%)	10mo	$165,000	$142	52
620 Carnation Ave	0.65mi	3/2.0 (-1)	1,185 (+6%)	5mo	$265,000	$224	51
600 Kent Ave	0.67mi	3/1.0 (-1)	975 (-13%)	2mo	$140,000	$144	36
907 Kaye St	0.64mi	3/1.0 (-1)	1,000 (-11%)	15mo	$76,000	$76	30
1001 Madison St	0.71mi	3/2.0 (-1)	1,272 (+13%)	13mo	$240,000	$189	29

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: -17.4%
• Equity multiple: 0.40×
• Total profit: $-37,619
• Equity at exit: $33,548

10-year hold

• IRR: -15.9%
• Equity multiple: 0.22×
• Total profit: $-48,965
• Equity at exit: $19,454

Cash invested: $63,000 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$119 /mo · $1,430/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $71

Break-even live

Break-even rent $1,847

Max offer price $225,000

Occupancy floor 91%

Sensitivity live

Price	-10% $199	-5% $135	+0% $71	+5% $8	+10% $-56
Rent	-10% $-82	-5% $-5	+0% $71	+5% $148	+10% $224
Rate	-1.0pp $185	-0.5pp $129	base $71	+0.5pp $13	+1.0pp $-46

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 N Woodlawn Ave Metairie, LA	3.0	1.0	850	$1,600	$1.88	24d	1	0.16mi
717 N Woodlawn Ave Metairie, LA	3.0	1.0	900	$1,850	$2.06	44d	1	0.24mi
717 N Woodlawn Ave Metairie, LA	3.0	1.0	900	$1,850	$2.06	24d	1	0.24mi
608 Houma Blvd Unit 604 Metairie, LA	3.0	1.0	902	$1,400	$1.55	44d	1	0.25mi
604 Houma Blvd Metairie, LA	3.0	1.0	902	$1,400	$1.55	44d	1	0.25mi
116 Colby St Metairie, LA	3.0	2.0	1343	$2,500	$1.86	44d	1	0.32mi
4518 Park Dr S Metairie, LA	3.0	1.0	866	$1,400	$1.62	5d	1	0.42mi
4522 Park Dr S Metairie, LA	3.0	2.0	1340	$1,500	$1.12	21d	1	0.42mi
3913 Bauvais St Unit 1 Metairie, LA	3.0	1.0	1495	$1,600	$1.07	44d	1	0.52mi
3916 W Metairie Ave Metairie, LA	3.0	2.5	1300	$1,850	$1.42	5d	1	0.54mi
3908 W Metairie Ave Metairie, LA	3.0	2.0	1350	$2,250	$1.67	24d	1	0.56mi
3832 Bauvais St Metairie, LA	3.0	2.0	1247	$2,250	$1.80	5d	1	0.58mi
1101 Field Ave Metairie, LA	3.0	2.0	1290	$2,250	$1.74	44d	1	0.67mi
3803 Derbigny St Metairie, LA	3.0	1.0	1010	$1,700	$1.68	24d	1	0.71mi
804 Canton St New Orleans, LA	3.0	1.0	1100	$1,700	$1.55	44d	1	0.75mi
750 52 Canton St Jefferson, LA	3.0	2.0	1400	$1,900	$1.36	44d	1	0.81mi
1221 Taft Park Metairie, LA	3.0	2.0	1202	$2,200	$1.83	44d	1	0.82mi
3827 Williams Pl New Orleans, LA	4.0	1.5	1450	$2,200	$1.52	24d	1	0.89mi
4427 Ware Ave New Orleans, LA	3.0	1.0	1150	$1,775	$1.54	15d	1	0.91mi
3650 Bauvais St Metairie, LA	3.0	2.0	1300	$2,800	$2.15	5d	1	0.91mi
2013 N Woodlawn Ave Metairie, LA	3.0	2.0	1400	$2,050	$1.46	44d	1	1.00mi
3707 W Bode Ct Metairie, LA	3.0	1.0	1300	$1,400	$1.08	44d	1	1.01mi
626 Terrace St Jefferson, LA	3.0	1.0	840	$1,780	$2.12	44d	1	1.05mi
1004 Severn Ave Metairie, LA	3.0	2.0	1270	$1,850	$1.46	15d	1	1.15mi
2317 Giuffrias Ave Metairie, LA	3.0	2.0	1400	$1,500	$1.07	15d	1	1.25mi
3401 48th St Metairie, LA	3.0	2.0	1135	$2,300	$2.03	5d	1	1.26mi
2221 Neyrey Dr Metairie, LA	3.0	1.5	1325	$1,700	$1.28	5d	1	1.39mi
3228 44th St Metairie, LA	3.0	2.0	1272	$2,000	$1.57	44d	1	1.43mi
2421 Caswell Ln Metairie, LA	3.0	2.0	1450	$1,750	$1.21	5d	1	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $225,000 Active 156 DOM
2. 2026-06-17
   days on market $225,000 Active 155 DOM
3. 2026-06-16
   days on market $225,000 Active 154 DOM
4. 2026-06-15
   days on market $225,000 Active 153 DOM
5. 2026-06-13
   days on market $225,000 Active 151 DOM
6. 2026-06-10
   days on market $225,000 Active 148 DOM
7. 2026-06-09
   days on market $225,000 Active 147 DOM
8. 2026-06-08
   days on market $225,000 Active 146 DOM
9. 2026-06-07
   days on market $225,000 Active 145 DOM
10. 2026-06-03
    days on market $225,000 Active 141 DOM
11. 2026-06-02
    days on market $225,000 Active 140 DOM
12. 2026-06-01
    days on market $225,000 Active 139 DOM
13. 2026-05-31
    days on market $225,000 Active 138 DOM
14. 2025-06-27
    price $199,000
15. 2025-06-27
    price $199,000
16. 2025-06-19
    listed $225,000 Active
17. 2025-01-13
    listed $225,000 Active
18. 2025-01-13
    listed $225,000 Active
19. 1982-06-01
    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: $1,430 · $119/mo
• Projected year-2 tax: $1,430 · $119/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 7/10 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: $23,251
• − Mortgage interest: −$12,603
• − Property taxes: −$1,430
• − Insurance: −$1,922
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$6,545
• Taxable loss: −$2,970
• Est. tax savings @ 24.0%: +$713
• After-tax cash flow: $1,570/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

-11.6% since first listed

6 events — show timeline

• 2025-06-27 Price Changed $199,000 AcadianaMLS
• 2025-06-27 Price Changed $199,000 GSREIN
• 2025-06-19 Listed $225,000 AcadianaMLS
• 2025-01-13 Listed $225,000 AcadianaMLS
• 2025-01-13 Listed $225,000 GSREIN
• 1982-06-01 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,430 · +0.1% YoY. Source: county tax records.