7013 Wilty St · Metairie, LA 70003

$260,000

4 bd · 2.0 ba · 2,036 sqft · SingleFamily · 3 Days on market

Built 1961 6,400 sqft lot $128/sqft · 18% below area Est $316k · 18% under ↓ 2% 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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• Livability +4.4/5.0
• Rent growth +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open Sat. 5/9 from 12:00 -1:30. Well maintained, Bissonet Plaza 4 BR, 2 BA home features newer roof, vinyl wood plank flooring throughout (no carpet!), & Spacious Den with fireplace & closets for storage. Separate Living/Flex Room and spacious Dining/Breakfast Room! Sunroom/entertainment addition with sink/cabinets opens to an expansive covered wooden porch. All bedrooms have window blinds & smoke alarms. Termite contract provides peace of mind. Other updates include recessed lighting, smooth ceilings (no popcorn here!), outdoor shed, thermostat, freshly painted, & electrical. Stackable washer & dryer included. Lots of Living square footage for the price! Don't miss out on this one!

Key facts

• Newer roof
• Sunroom addition
• Spacious den

Tags

• NEWER ROOF
• VINYL WOOD PLANK FLOORING
• SPACIOUS DEN
• SEPARATE LIVING ROOM
• SUNROOM ADDITION
• COVERED WOODEN PORCH

Property features AI

Finance

• Other: Bounding streets: Wilty, Glendale, Schouest, Power, Elmwood

Exterior

• Utilities: Electric service: Entergy
• Home design: Single family residence
• Construction: Wood siding and brick exterior; Composition roof
• Exterior features: Wood and other fencing; Workshop (outbuilding)

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: Bedroom 1; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wood burning fireplace
• Interior features: Den; Dining Room; Living Room; Kitchen
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/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 $251k (3.4% below list).
• Recommended offer: $251k (3.4% below list) — sets the bar for 1% rule.
• 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 rising (+2.1%/yr); 226 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 40% of the median local income ($76k/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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $251,037 (3.4% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (median comp): $316,285
• List price: $260,000
• Delta: -17.80%
• 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
7013 Wilty St	0.00mi	4/2.0	2,036 (0%)	1mo	$255,000	$125	99
3205 Lake Trail Dr	0.27mi	4/2.0	1,963 (-4%)	2mo	$339,000	$173	79
3101 Lake Trail Dr	0.36mi	4/2.5	2,230 (+10%)	2mo	$413,300	$185	64
3312 Lake Trail Dr	0.23mi	3/2.0 (-1)	1,760 (-14%)	2mo	$270,000	$153	60
4813 Academy Dr	0.62mi	3/2.5 (-1)	1,990 (-2%)	0mo	$186,000	$93	60
1108 Mississippi Ave	0.66mi	3/2.5 (-1)	1,997 (-2%)	1mo	$340,000	$170	58
4908 Pike Dr	0.60mi	3/2.0 (-1)	1,931 (-5%)	2mo	$247,500	$128	57
4712 Bissonet Dr	0.69mi	4/2.0	2,165 (+6%)	0mo	$330,000	$152	57
4500 Burke Dr	0.36mi	4/2.5	2,340 (+15%)	2mo	$520,000	$222	55
3505 Lake Trail Dr	0.40mi	3/2.0 (-1)	1,788 (-12%)	2mo	$360,000	$201	54
3140 Texas Ave	0.59mi	3/2.0 (-1)	1,785 (-12%)	2mo	$332,000	$186	46
3020 Maine Ave	0.60mi	3/2.0 (-1)	1,737 (-15%)	2mo	$295,000	$170	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 · 2.15% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-22,153
• Equity at exit: $38,767

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $417
• Equity at exit: $22,480

Cash invested: $72,800 (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 70003

• Rents YoY: 2.1%
• Active inventory: 226
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,510 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $348

Break-even live

Break-even rent $2,070

Max offer price $260,000

Occupancy floor 81%

Sensitivity live

Price	-10% $495	-5% $422	+0% $348	+5% $274	+10% $201
Rent	-10% $150	-5% $249	+0% $348	+5% $447	+10% $546
Rate	-1.0pp $479	-0.5pp $414	base $348	+0.5pp $281	+1.0pp $212

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7116 Wilty St Metairie, LA	3.0	2.0	1722	$2,300	$1.34	5d	1	0.06mi
3228 Lake Trail Dr Metairie, LA	5.0	2.5	2655	$2,950	$1.11	5d	1	0.20mi
3224 Massachusetts Ave Kenner, LA	4.0	2.0	2070	$2,750	$1.33	3d	1	0.32mi
2 Schill Ave Kenner, LA	4.0	2.0	2026	$2,500	$1.23	5d	1	0.39mi
6501 Ithaca St Metairie, LA	3.0	2.0	2400	$2,900	$1.21	45d	1	0.42mi
3600 Lake Trail Dr Kenner, LA	4.0	2.5	2600	$2,800	$1.08	5d	1	0.46mi
13 Emile Ave Kenner, LA	3.0	3.0	2100	$2,300	$1.10	25d	1	0.53mi
4312 Tartan Dr Metairie, LA	4.0	2.0	1500	$2,150	$1.43	25d	1	0.62mi
4837 Academy Dr Metairie, LA	3.0	2.0	1834	$3,000	$1.64	25d	1	0.68mi
4908 Purdue Dr Metairie, LA	4.0	2.0	1846	$1,995	$1.08	5d	1	0.75mi
3245 Iowa Ave Kenner, LA	4.0	2.0	1800	$2,300	$1.28	22d	1	0.78mi
3101 Kansas Ave Kenner, LA	3.0	2.0	1500	$2,000	$1.33	15d	1	0.78mi
61 Emile Ave Kenner, LA	3.0	2.0	1450	$1,900	$1.31	45d	1	0.80mi
4112 Henican Pl Metairie, LA	3.0	2.0	1750	$2,000	$1.14	25d	1	0.93mi
114 Gelpi Ave Unit 1 Kenner, LA	3.0	2.0	3000	$2,450	$0.82	45d	1	0.96mi
3908 Page Dr Metairie, LA	3.0	1.5	1470	$1,850	$1.26	45d	1	1.06mi
4409 Saint Martin St Metairie, LA	3.0	2.0	1576	$2,100	$1.33	45d	1	1.11mi
5104 W Esplanade Ave Metairie, LA	3.0	2.0	1455	$1,675	$1.15	45d	1	1.23mi
4416 Barnett St Unit B Metairie, LA	3.0	3.5	1700	$2,000	$1.18	22d	1	1.25mi
4404 Barnett St Unit C Metairie, LA	3.0	3.5	1700	$2,100	$1.24	25d	1	1.25mi
4200 Lake Trail Dr Kenner, LA	4.0	2.5	2689	$3,000	$1.12	5d	1	1.26mi
4245 Illinois Ave Kenner, LA	3.0	2.0	1720	$2,300	$1.34	45d	1	1.48mi

Listing history 5 events

1. 2026-05-09
   status Pending 711-char remark

   Show marketing remark (719 chars)

   Open Sat. 5/9 from 12:00 -1:30. Well maintained, Bissonet Plaza 4 BR, 2 BA home features newer roof, vinyl wood plank flooring throughout (no carpet!), & Spacious Den with fireplace & closets for storage. Separate Living/Flex Room and spacious Dining/Breakfast Room! Sunroom/entertainment addition with sink/cabinets opens to an expansive covered wooden porch. All bedrooms have window blinds & smoke alarms. Termite contract provides peace of mind. Other updates include recessed lighting, smooth ceilings (no popcorn here!), outdoor shed, thermostat, freshly painted, & electrical. Stackable washer & dryer included. Lots of Living square footage for the price! Don't miss out on this one!

2. 2026-05-09
   historical Active Under Contract 719-char remark

   Show marketing remark (719 chars)

   Open Sat. 5/9 from 12:00 -1:30. Well maintained, Bissonet Plaza 4 BR, 2 BA home features newer roof, vinyl wood plank flooring throughout (no carpet!), & Spacious Den with fireplace & closets for storage. Separate Living/Flex Room and spacious Dining/Breakfast Room! Sunroom/entertainment addition with sink/cabinets opens to an expansive covered wooden porch. All bedrooms have window blinds & smoke alarms. Termite contract provides peace of mind. Other updates include recessed lighting, smooth ceilings (no popcorn here!), outdoor shed, thermostat, freshly painted, & electrical. Stackable washer & dryer included. Lots of Living square footage for the price! Don't miss out on this one!

3. 2026-05-06
   listed $260,000 Active 711-char remark

   Show marketing remark (719 chars)

   Open Sat. 5/9 from 12:00 -1:30. Well maintained, Bissonet Plaza 4 BR, 2 BA home features newer roof, vinyl wood plank flooring throughout (no carpet!), & Spacious Den with fireplace & closets for storage. Separate Living/Flex Room and spacious Dining/Breakfast Room! Sunroom/entertainment addition with sink/cabinets opens to an expansive covered wooden porch. All bedrooms have window blinds & smoke alarms. Termite contract provides peace of mind. Other updates include recessed lighting, smooth ceilings (no popcorn here!), outdoor shed, thermostat, freshly painted, & electrical. Stackable washer & dryer included. Lots of Living square footage for the price! Don't miss out on this one!

4. 2026-05-06
   listed $260,000 Active 719-char remark

   Show marketing remark (719 chars)

   Open Sat. 5/9 from 12:00 -1:30. Well maintained, Bissonet Plaza 4 BR, 2 BA home features newer roof, vinyl wood plank flooring throughout (no carpet!), & Spacious Den with fireplace & closets for storage. Separate Living/Flex Room and spacious Dining/Breakfast Room! Sunroom/entertainment addition with sink/cabinets opens to an expansive covered wooden porch. All bedrooms have window blinds & smoke alarms. Termite contract provides peace of mind. Other updates include recessed lighting, smooth ceilings (no popcorn here!), outdoor shed, thermostat, freshly painted, & electrical. Stackable washer & dryer included. Lots of Living square footage for the price! Don't miss out on this one!

5. 2002-08-01
   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: $1,162 · $97/mo
• Projected year-2 tax: $1,430 · $119/mo
• Expected delta: +$268/yr (+$22/mo · 23.0%)

ⓘ 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: $30,124
• − Mortgage interest: −$14,564
• − Property taxes: −$1,162
• − Insurance: −$2,098
• − Repairs & maintenance: −$2,410
• − Management: −$2,410
• − Depreciation: −$7,564
• Taxable loss: −$83
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $4,197/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): 39,344
• Household income: $76,261
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 710.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Two or more races 12% Black 8% Asian 5%
• Hispanic origin (detail): Mexican 3% Cuban 1%
• Common ancestry: Lithuanian 12% Scotch-Irish 1% Slovak 1%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 12% Other Indo-European 3% Arabic 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: ▼ -252.03%
• Current HPI: 138.5632
• Rent YoY: ▲ 2.15%
• 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

-1.9% since first listed

7 events — show timeline

• 2026-05-29 Sold (MLS) $255,000 AcadianaMLS
• 2026-05-29 Sold (MLS) $255,000 GSREIN
• 2026-05-09 Pending — AcadianaMLS
• 2026-05-09 Contingent — GSREIN
• 2026-05-06 Listed $260,000 AcadianaMLS
• 2026-05-06 Listed $260,000 GSREIN
• 2002-08-01 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,162 · +0.2% YoY. Source: county tax records.