6105 6th Ave · Marrero, LA 70072

$49,900

2 bd · 2.0 ba · 1,204 sqft · SingleFamily · 147 Days on market

Built 1947 5,227 sqft lot $41/sqft · 70% below area ↓ 42% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

INVESTORS'S SPECIAL!!! 2 Bedroom / 2 Full Bath brick home with carport! Great opportunity offered at low price to fix and flip or rent. A portion of the carport was converted to living room. The enclosed porch is not including as living area. There is a double driveway and gated front entrance. Quiet location on dead-end street. Will need repairs and updates. Sold in As-Is condition. Utilities will not be connected for inspections, as they require permits and repairs. Won't last long! Call your agent today to schedule your private showing.

Key facts

• Double driveway
• Carport
• Dead-end street

Tags

• BRICK HOME
• CARPORT
• DOUBLE DRIVEWAY
• GATED FRONT ENTRANCE
• QUIET LOCATION
• DEAD-END STREET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $785 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.8% vs local median 5.9% in Marrero — 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 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.
• Market conditions: Rents rising (+1.1%/yr); 294 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 ($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 $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $35k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 1947 — 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. 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?
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: 3.12% ✓
• Cap rate: 26.76%
• Cash-on-cash: 73.09%
• DSCR: 4.25
• GRM: 2.7

CMA / ARV

• ARV (median comp): $166,050
• List price: $49,900
• Delta: -69.95%
• 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
6125 Victorian Dr	0.32mi	3/2.0 (+1)	1,190 (-1%)	6mo	$65,000	$55	73
1437 Lincoln Ave	0.27mi	3/2.0 (+1)	1,297 (+8%)	3mo	$173,000	$133	66
1005 Robinson Ave	0.26mi	3/2.0 (+1)	1,134 (-6%)	11mo	$199,000	$175	64
5104 Warwick Dr	0.58mi	2/2.0	1,286 (+7%)	0mo	$188,000	$146	62
1449 Lincoln Dr	0.29mi	3/1.5 (+1)	1,125 (-7%)	11mo	$95,000	$84	59
6548 Acre Rd	0.56mi	3/2.0 (+1)	1,145 (-5%)	6mo	$165,000	$144	56
1652 Hope Dr	0.67mi	3/1.0 (+1)	1,150 (-4%)	1mo	$115,000	$100	51
659 Michael St	0.74mi	2/1.0	1,136 (-6%)	6mo	$181,500	$160	47
6552 Acre Rd	0.57mi	3/2.0 (+1)	1,335 (+11%)	6mo	$172,000	$129	45
1500 Mansfield Ave	0.65mi	3/1.0 (+1)	1,085 (-10%)	3mo	$106,000	$98	42
6601 Acre Rd	0.65mi	3/2.0 (+1)	1,368 (+14%)	4mo	$260,000	$190	38
845 Carmadelle St	0.70mi	3/1.0 (+1)	1,300 (+8%)	10mo	$193,000	$148	36

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: 64.4%
• Equity multiple: 3.79×
• Total profit: $38,974
• Equity at exit: $7,440

10-year hold

• IRR: 68.1%
• Equity multiple: 7.21×
• Total profit: $86,814
• Equity at exit: $4,314

Cash invested: $13,972 (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: 294
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,555 high
• Mortgage (P&I): −$262
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $785

Break-even live

Break-even rent $562

Max offer price $49,900

Occupancy floor 45%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5160 Evans Dr Marrero, LA	3.0	1.0	1000	$1,500	$1.50	43d	1	0.42mi
320 Marrero Rd Marrero, LA	2.0	1.0	900	$1,200	$1.33	43d	1	0.74mi
1836 Plaza Dr Unit C Marrero, LA	3.0	1.0	1040	$1,700	$1.63	4d	1	0.78mi
1836 Plaza Dr Unit A Marrero, LA	3.0	1.0	1040	$1,700	$1.63	43d	1	0.78mi
1728 Irma St Marrero, LA	3.0	2.0	1450	$1,550	$1.07	23d	1	0.81mi
524 Bertucci St Marrero, LA	2.0	1.0	960	$1,300	$1.35	14d	1	0.99mi
539 Avenue G Unit G Marrero, LA	2.0	1.0	1105	$1,400	$1.27	23d	1	0.99mi
512 Avenue G Unit G Marrero, LA	3.0	2.0	1418	$1,995	$1.41	14d	1	0.99mi
508 Avenue G Unit A Marrero, LA	3.0	2.0	1062	$1,550	$1.46	43d	1	1.01mi
569 Magnolia Dr Marrero, LA	2.0	1.5	1450	$1,500	$1.03	43d	1	1.02mi
1100 Avenue A Marrero, LA	2.0	1.0	1200	$1,500	$1.25	43d	1	1.04mi
5027 Richland Dr Marrero, LA	2.0	1.5	1260	$1,500	$1.19	4d	1	1.05mi
4824 4th St Unit A Marrero, LA	2.0	1.5	1100	$1,250	$1.14	43d	1	1.10mi
500 Avenue D Marrero, LA	3.0	1.0	1000	$1,500	$1.50	43d	1	1.14mi
1028 Gaudet Dr Marrero, LA	3.0	1.5	1420	$1,800	$1.27	43d	1	1.15mi
511 Avenue B Marrero, LA	3.0	1.0	1044	$1,650	$1.58	43d	1	1.24mi
1553 Avenue A Marrero, LA	1.0	1.0	700	$1,250	$1.79	43d	1	1.24mi
1121 Farrington Dr Marrero, LA	3.0	1.0	1000	$1,750	$1.75	4d	1	1.28mi
7429 Pritchard St Marrero, LA	2.0	1.0	925	$1,150	$1.24	14d	1	1.28mi
509 Avenue A Marrero, LA	2.0	2.0	812	$1,700	$2.09	43d	1	1.29mi
728 Lydia Ct Marrero, LA	3.0	3.5	1500	$2,600	$1.73	4d	1	1.34mi
517 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,400	$1.17	43d	1	1.40mi
4200 4th St Marrero, LA	2.0	1.0	700	$1,000	$1.43	43d	1	1.40mi
4200 4th St Apt E Marrero, LA	2.0	1.0	700	$1,000	$1.43	23d	1	1.40mi
1029 Joyce St Marrero, LA	3.0	2.0	1300	$1,650	$1.27	14d	1	1.41mi
520 Bellina Ln Marrero, LA	2.0	1.0	1200	$1,200	$1.00	43d	1	1.42mi
5007 Towering Oaks Ave Marrero, LA	3.0	2.0	1400	$1,700	$1.21	43d	1	1.42mi
519 Farrington Dr Marrero, LA	2.0	1.0	955	$1,500	$1.57	43d	1	1.42mi
5045 Dueling Oaks Ave Marrero, LA	3.0	2.0	1300	$1,700	$1.31	23d	1	1.43mi
4000 Fir Ct Marrero, LA	3.0	2.0	1380	$1,800	$1.30	4d	1	1.43mi
5128 Eden Roc Dr Marrero, LA	3.0	2.0	1400	$1,750	$1.25	4d	1	1.48mi

Listing history 26 events

1. 2026-06-18
   days on market $49,900 Active 147 DOM
2. 2026-06-17
   days on market $49,900 Active 146 DOM
3. 2026-06-16
   days on market $49,900 Active 145 DOM
4. 2026-06-15
   days on market $49,900 Active 144 DOM
5. 2026-06-13
   pricedays on market $49,900 Active 142 DOM
6. 2026-06-10
   days on market $54,900 Active 139 DOM
7. 2026-06-09
   days on market $54,900 Active 138 DOM
8. 2026-06-08
   days on market $54,900 Active 137 DOM
9. 2026-06-07
   days on market $54,900 Active 136 DOM
10. 2026-06-03
    days on market $54,900 Active 132 DOM
11. 2026-06-02
    days on market $54,900 Active 131 DOM
12. 2026-06-01
    days on market $54,900 Active 130 DOM
13. 2026-05-31
    days on market $54,900 Active 129 DOM
14. 2026-05-11
    price $54,900 545-char remark

    Show marketing remark (546 chars)

    INVESTORS'S SPECIAL!!! 2 Bedroom / 2 Full Bath brick home with carport! Great opportunity offered at low price to fix and flip or rent. A portion of the carport was converted to living room. The enclosed porch is not including as living area. There is a double driveway and gated front entrance. Quiet location on dead-end street. Will need repairs and updates. Sold in As-Is condition. Utilities will not be connected for inspections, as they require permits and repairs. Won't last long! Call your agent today to schedule your private showing.

15. 2026-05-11
    price $54,900 546-char remark

    Show marketing remark (546 chars)

    INVESTORS'S SPECIAL!!! 2 Bedroom / 2 Full Bath brick home with carport! Great opportunity offered at low price to fix and flip or rent. A portion of the carport was converted to living room. The enclosed porch is not including as living area. There is a double driveway and gated front entrance. Quiet location on dead-end street. Will need repairs and updates. Sold in As-Is condition. Utilities will not be connected for inspections, as they require permits and repairs. Won't last long! Call your agent today to schedule your private showing.

16. 2026-04-10
    price $64,900 545-char remark

    Show marketing remark (546 chars)

    INVESTORS'S SPECIAL!!! 2 Bedroom / 2 Full Bath brick home with carport! Great opportunity offered at low price to fix and flip or rent. A portion of the carport was converted to living room. The enclosed porch is not including as living area. There is a double driveway and gated front entrance. Quiet location on dead-end street. Will need repairs and updates. Sold in As-Is condition. Utilities will not be connected for inspections, as they require permits and repairs. Won't last long! Call your agent today to schedule your private showing.

17. 2026-04-10
    price $64,900 546-char remark

    Show marketing remark (546 chars)

    INVESTORS'S SPECIAL!!! 2 Bedroom / 2 Full Bath brick home with carport! Great opportunity offered at low price to fix and flip or rent. A portion of the carport was converted to living room. The enclosed porch is not including as living area. There is a double driveway and gated front entrance. Quiet location on dead-end street. Will need repairs and updates. Sold in As-Is condition. Utilities will not be connected for inspections, as they require permits and repairs. Won't last long! Call your agent today to schedule your private showing.

18. 2026-02-25
    price $74,900 545-char remark

    Show marketing remark (546 chars)

    INVESTORS'S SPECIAL!!! 2 Bedroom / 2 Full Bath brick home with carport! Great opportunity offered at low price to fix and flip or rent. A portion of the carport was converted to living room. The enclosed porch is not including as living area. There is a double driveway and gated front entrance. Quiet location on dead-end street. Will need repairs and updates. Sold in As-Is condition. Utilities will not be connected for inspections, as they require permits and repairs. Won't last long! Call your agent today to schedule your private showing.

19. 2026-02-25
    price $74,900 546-char remark

    Show marketing remark (546 chars)

    INVESTORS'S SPECIAL!!! 2 Bedroom / 2 Full Bath brick home with carport! Great opportunity offered at low price to fix and flip or rent. A portion of the carport was converted to living room. The enclosed porch is not including as living area. There is a double driveway and gated front entrance. Quiet location on dead-end street. Will need repairs and updates. Sold in As-Is condition. Utilities will not be connected for inspections, as they require permits and repairs. Won't last long! Call your agent today to schedule your private showing.

20. 2026-01-22
    listed $84,900 Active 545-char remark

    Show marketing remark (546 chars)

    INVESTORS'S SPECIAL!!! 2 Bedroom / 2 Full Bath brick home with carport! Great opportunity offered at low price to fix and flip or rent. A portion of the carport was converted to living room. The enclosed porch is not including as living area. There is a double driveway and gated front entrance. Quiet location on dead-end street. Will need repairs and updates. Sold in As-Is condition. Utilities will not be connected for inspections, as they require permits and repairs. Won't last long! Call your agent today to schedule your private showing.

21. 2026-01-22
    listed $84,900 Active 546-char remark

    Show marketing remark (546 chars)

    INVESTORS'S SPECIAL!!! 2 Bedroom / 2 Full Bath brick home with carport! Great opportunity offered at low price to fix and flip or rent. A portion of the carport was converted to living room. The enclosed porch is not including as living area. There is a double driveway and gated front entrance. Quiet location on dead-end street. Will need repairs and updates. Sold in As-Is condition. Utilities will not be connected for inspections, as they require permits and repairs. Won't last long! Call your agent today to schedule your private showing.

22. 2007-04-19
    soldstatus $87,500
23. 2007-04-13
    soldstatus $87,500
24. 2007-01-08
    listed $95,000
25. 2007-01-08
    listed $95,000
26. 1976-10-01
    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: $1,137 · $95/mo
• Projected year-2 tax: $1,137 · $95/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 ≥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: $18,657
• − Mortgage interest: −$2,795
• − Property taxes: −$1,137
• − Insurance: −$1,047
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$1,452
• Taxable income: $9,241
• Est. tax owed @ 24.0%: −$2,218
• After-tax cash flow: $7,197/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 — 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

-42.2% since first listed

13 events — show timeline

• 2026-05-11 Price Changed $54,900 AcadianaMLS
• 2026-05-11 Price Changed $54,900 GSREIN
• 2026-04-10 Price Changed $64,900 AcadianaMLS
• 2026-04-10 Price Changed $64,900 GSREIN
• 2026-02-25 Price Changed $74,900 AcadianaMLS
• 2026-02-25 Price Changed $74,900 GSREIN
• 2026-01-22 Listed $84,900 GSREIN
• 2026-01-22 Listed $84,900 AcadianaMLS
• 2007-04-19 Sold (Public Records) $87,500 Public Records
• 2007-04-13 Sold (MLS) $87,500 GSREIN
• 2007-01-08 Listed $95,000 AcadianaMLS
• 2007-01-08 Listed $95,000 GSREIN
• 1976-10-01 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,137 · +0.3% YoY. Source: county tax records.