2117 Giuffrias Ave #20 · Metairie, LA 70001

$89,000

2 bd · 1.5 ba · 976 sqft · Townhouse · 73 Days on market

Built 1983 $91/sqft · at area comps Est $88k · at est. $327/mo HOA · 24% of rent

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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 +22.9/30.0
• 1% rule +10.0/10.0
• DSCR +7.4/10.0
• ARV discount +7.1/15.0
• 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 add a cash-flowing property to your investment portfolio! This two-bedroom, one-and-a-half-bath condo is tenant occupied and offered at an attractive price of $89,000. The functional layout features a comfortable living and dining area on the main level, along with a convenient half bath for guests. Both bedrooms are located on the upper level, providing privacy and separation from the main living space, and share a full bathroom. Currently generating $1,195 per month in rental income, this property offers immediate cash flow from day one. The monthly condo fee of $327 covering exterior maintenance.

Key facts

• $327 HOA
• Parking
• Built 1983

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $89k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Zoned schools: Bridgedale Elementary School (math 28% / reading 29%, grade F, #350 of 646 statewide, top 55%, 544 students, 56% FRL); J.D. Meisler Middle School (math 13% / reading 28%, grade F, #161 of 218 statewide, top 76%, 753 students, 50% FRL); Grace King High School (math 16% / reading 23%, grade F, #186 of 265 statewide, top 73%, 1,463 students, 47% FRL) — zoned schools average 51% FRL vs 70% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-0.0%/yr); 211 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 15 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 $57k; list at $89k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 24% of rent.
• 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 $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.55% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.53%
• DSCR: 1.34
• GRM: 5.4

CMA / ARV

• ARV (median comp): $88,204
• List price: $89,000
• Delta: 0.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2117 Giuffrias Ave #19	0.00mi	2/1.5	982 (+1%)	18mo	$90,000	$92	84
2500 Manson Ave #417	0.21mi	2/1.5	967 (-1%)	6mo	$89,900	$93	84
2500 Manson Ave #414	0.21mi	2/1.5	967 (-1%)	9mo	$50,000	$52	81
2500 Houma Blvd #303	0.30mi	2/2.0	960 (-2%)	1mo	$68,000	$71	80
2500 Manson Ave #419	0.21mi	2/1.5	1,000 (+2%)	21mo	$90,000	$90	69
2500 Houma Blvd #211	0.30mi	2/1.5	995 (+2%)	20mo	$93,000	$93	66
2509 Giuffrias Ave #601	0.20mi	2/1.5	1,016 (+4%)	23mo	$81,050	$80	65

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: -14.6%
• Equity multiple: 0.50×
• Total profit: $-12,480
• Equity at exit: $13,270

10-year hold

• IRR: -16.6%
• Equity multiple: 0.27×
• Total profit: $-18,076
• Equity at exit: $7,695

Cash invested: $24,920 (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: 211
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$467
• Tax from tax record: −$103 /mo · $1,237/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$327
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $90

Break-even live

Break-even rent $1,266

Max offer price $89,000

Occupancy floor 88%

Sensitivity live

Price	-10% $140	-5% $115	+0% $90	+5% $65	+10% $40
Rent	-10% $-19	-5% $35	+0% $90	+5% $144	+10% $199
Rate	-1.0pp $135	-0.5pp $113	base $90	+0.5pp $67	+1.0pp $43

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2129 Pasadena Ave Apt C Metairie, LA	2.0	1.0	1085	$1,250	$1.15	45d	1	0.03mi
2224 Pasadena Ave Unit 208 Metairie, LA	1.0	1.0	550	$885	$1.61	45d	1	0.09mi
4056 Durand St Unit 2 Metairie, LA	2.0	1.5	1000	$1,300	$1.30	45d	1	0.14mi
2220 Cleary Ave Metairie, LA	1.0–2.0	1.0	806	$1,429	$1.77	3d	6	0.14mi
2401 Pasadena Ave Unit 9 Metairie, LA	1.0	1.0	600	$950	$1.58	45d	1	0.18mi
2509 Giuffrias Ave #510 Metairie, LA	1.0	1.0	900	$1,175	$1.31	45d	1	0.21mi
2509 Giuffrias Ave #516 Metairie, LA	1.0	1.0	900	$1,175	$1.31	25d	1	0.21mi
2416 Pasadena Ave Unit 308-2 Metairie, LA	2.0	1.0	775	$1,195	$1.54	6d	1	0.21mi
4048 Durand St Apt 3 Metairie, LA	2.0	1.5	1000	$1,300	$1.30	45d	1	0.22mi
4216 Eporia St Unit D Metairie, LA	2.0	1.5	1000	$1,500	$1.50	25d	1	0.22mi
2413 Houma Blvd Metairie, LA	1.0	1.0	925	$1,750	$1.89	45d	1	0.23mi
2500 Richland Ave Unit D Metairie, LA	2.0	1.5	980	$1,375	$1.40	6d	1	0.24mi
2500 Manson Ave Metairie, LA	2.0	1.5	1000	$1,350	$1.35	25d	1	0.24mi
2417 Houma Blvd Metairie, LA	2.0	1.0	1000	$1,700	$1.70	6d	1	0.24mi
2417 Houma Blvd Unit B Metairie, LA	2.0	1.0	950	$1,775	$1.87	25d	1	0.24mi
2417 Houma Blvd Unit D Metairie, LA	2.0	1.0	1000	$1,800	$1.80	25d	1	0.24mi
2121 Cleary Ave Unit 5 Metairie, LA	1.0	1.0	526	$875	$1.66	25d	1	0.25mi
2513 Pasadena Ave #303 Metairie, LA	1.0	1.0	800	$1,100	$1.38	6d	1	0.25mi
2513 Pasadena Ave #203 Metairie, LA	1.0	1.0	643	$1,100	$1.71	25d	1	0.25mi
2509 Houma Blvd Unit 103 Metairie, LA	2.0	2.0	900	$1,400	$1.56	45d	1	0.28mi
2509 Houma Blvd Unit 301 Metairie, LA	2.0	2.0	1000	$1,500	$1.50	25d	1	0.28mi
2500 Houma Blvd #320 Metairie, LA	1.0	1.0	590	$1,195	$2.03	21d	1	0.29mi
2500 Houma Blvd #322 Metairie, LA	1.0	1.0	625	$1,550	$2.48	45d	1	0.29mi
2500 Houma Blvd #222 Metairie, LA	1.0	1.0	590	$1,450	$2.46	45d	1	0.29mi
2713 Kingman St Unit D Metairie, LA	2.0	1.0	940	$1,250	$1.33	25d	1	0.48mi
2713 Kingman St Unit C Metairie, LA	2.0	1.0	940	$1,250	$1.33	45d	1	0.48mi
3017 Lake Villa Dr Unit 4 Metairie, LA	2.0	1.0	655	$1,050	$1.60	45d	1	0.57mi
3113 Cleary Ave Metairie, LA	2.0	1.0	946	$1,148	$1.21	45d	1	0.58mi
3100 Lake Villa Dr Metairie, LA	1.0	1.0	1100	$1,800	$1.64	45d	1	0.60mi
3000 Independence St Metairie, LA	2.0	1.5	1000	$1,200	$1.20	45d	2	0.60mi
3009 Houma Blvd Unit D Metairie, LA	2.0	1.5	900	$1,500	$1.67	45d	1	0.62mi
3009 Houma Blvd Unit A Metairie, LA	2.0	1.5	900	$1,450	$1.61	25d	1	0.62mi
4752 W Napoleon Ave #6 Metairie, LA	1.0	1.0	950	$1,100	$1.16	6d	1	0.65mi
3015 Jodie Pl Metairie, LA	2.0	1.0	1000	$1,275	$1.27	25d	1	0.71mi
2330 Edenborn Ave #227 Metairie, LA	1.0	1.0	550	$975	$1.77	45d	1	0.73mi
2330 Edenborn Ave #321 Metairie, LA	1.0	1.0	544	$1,100	$2.02	6d	1	0.73mi
2330 Edenborn Ave #107 Metairie, LA	1.0	1.0	550	$1,125	$2.05	45d	1	0.73mi
2330 Edenborn Ave #205 Metairie, LA	1.0	1.0	550	$1,100	$2.00	25d	1	0.73mi
4445 Perkins St Metairie, LA	2.0	2.0	1100	$1,550	$1.41	4d	1	0.78mi
2301 Edenborn Ave #1007 Metairie, LA	2.0	1.0	864	$1,200	$1.39	45d	1	0.79mi

HOA detail

• Monthly dues: $327 · $3,924/yr
• Likely covers: exterior maint.

Listing history 40 events

1. 2026-06-21
   days on market $89,000 Active 73 DOM
2. 2026-06-18
   days on market $89,000 Active 70 DOM
3. 2026-06-17
   days on market $89,000 Active 69 DOM
4. 2026-06-16
   days on market $89,000 Active 68 DOM
5. 2026-06-15
   days on market $89,000 Active 67 DOM
6. 2026-06-13
   days on market $89,000 Active 65 DOM
7. 2026-06-10
   days on market $89,000 Active 62 DOM
8. 2026-06-09
   days on market $89,000 Active 61 DOM
9. 2026-06-08
   days on market $89,000 Active 60 DOM
10. 2026-06-07
    days on market $89,000 Active 59 DOM
11. 2026-06-03
    days on market $89,000 Active 55 DOM
12. 2026-06-02
    days on market $89,000 Active 54 DOM
13. 2026-06-01
    days on market $89,000 Active 53 DOM
14. 2026-05-31
    days on market $89,000 Active 52 DOM
15. 2026-04-09
    listed $89,000 Active 627-char remark

    Show marketing remark (627 chars)

    Great opportunity to add a cash-flowing property to your investment portfolio! This two-bedroom, one-and-a-half-bath condo is tenant occupied and offered at an attractive price of $89,000. The functional layout features a comfortable living and dining area on the main level, along with a convenient half bath for guests. Both bedrooms are located on the upper level, providing privacy and separation from the main living space, and share a full bathroom. Currently generating $1,195 per month in rental income, this property offers immediate cash flow from day one. The monthly condo fee of $327 covering exterior maintenance.

16. 2026-04-09
    listed $89,000 Active 627-char remark

    Show marketing remark (627 chars)

    Great opportunity to add a cash-flowing property to your investment portfolio! This two-bedroom, one-and-a-half-bath condo is tenant occupied and offered at an attractive price of $89,000. The functional layout features a comfortable living and dining area on the main level, along with a convenient half bath for guests. Both bedrooms are located on the upper level, providing privacy and separation from the main living space, and share a full bathroom. Currently generating $1,195 per month in rental income, this property offers immediate cash flow from day one. The monthly condo fee of $327 covering exterior maintenance.

17. 2026-03-06
    historical $1,195
18. 2026-02-06
    listed $1,195
19. 2026-02-06
    historical $1,275
20. 2026-01-14
    price $1,275
21. 2025-11-13
    listed $1,350
22. 2025-10-12
    status Active
23. 2025-09-30
    historical $1,350
24. 2025-07-11
    listed $1,350
25. 2024-12-11
    listed $102,990 Active
26. 2024-12-11
    historical
27. 2024-10-15
    listed $102,990 Active
28. 2024-10-15
    listed $102,990
29. 2024-10-15
    listed $102,990 Active
30. 2024-08-01
    historical $1,325
31. 2024-04-27
    listed $1,325
32. 2024-02-20
    soldstatus $57,000 Closed
33. 2024-01-25
    status Pending
34. 2024-01-04
    price $64,900
35. 2023-11-08
    listed $64,900
36. 2023-11-08
    listed $74,900 Active
37. 2023-11-07
    soldstatus $90,040
38. 2005-04-15
    soldstatus $83,000
39. 2004-07-27
    listed $79,500
40. 2004-07-27
    listed $79,500

ⓘ 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: $1,237 · $103/mo
• Projected year-2 tax: $1,237 · $103/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 (shaded) · 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: $16,561
• − Mortgage interest: −$4,985
• − Property taxes: −$1,237
• − Insurance: −$1,242
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − HOA: −$3,924
• − Depreciation: −$2,589
• Taxable loss: −$66
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $1,095/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

+11.9% since first listed

26 events — show timeline

• 2026-04-09 Listed $89,000 GSREIN
• 2026-04-09 Listed $89,000 AcadianaMLS
• 2026-03-06 Rental Removed $1,195 RAAMLS
• 2026-02-06 Listed for Rent $1,195 RAAMLS
• 2026-02-06 Rental Removed $1,275 GSREIN
• 2026-01-14 Price Changed $1,275 GSREIN
• 2025-11-13 Listed for Rent $1,350 GSREIN
• 2025-10-12 Relisted — GBRMLS
• 2025-09-30 Rental Removed $1,350 GSREIN
• 2025-07-11 Listed for Rent $1,350 GSREIN
• 2024-12-11 Listed $102,990 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-10-15 Listed $102,990 AcadianaMLS
• 2024-10-15 Listed $102,990 AcadianaMLS
• 2024-10-15 Listed $102,990 GBRMLS
• 2024-08-01 Rental Removed $1,325 GSREIN
• 2024-04-27 Listed for Rent $1,325 GSREIN
• 2024-02-20 Sold (MLS) $57,000 GSREIN
• 2024-01-25 Pending — GSREIN
• 2024-01-04 Price Changed $64,900 GSREIN
• 2023-11-08 Listed $74,900 GSREIN
• 2023-11-08 Listed $64,900 AcadianaMLS
• 2023-11-07 Sold (Public Records) $90,040 Public Records
• 2005-04-15 Sold (MLS) $83,000 GSREIN
• 2004-07-27 Listed $79,500 GSREIN
• 2004-07-27 Listed $79,500 AcadianaMLS

Property tax history

+2.7%/yr

Latest (2025): $1,237 · +0.2% YoY. Source: county tax records.