4840 Dodt Ave · New Orleans, LA 70126

$34,900

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 73 Days on market

Built 1950 5,227 sqft lot ↓ 30% since listing

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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 +16.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Price. Come take a look. Raised cottage waiting to be rebuilt. Nice floorplan. Offers living room, separate dining room, wide and spacious kitchen with huge amount of cabinets and counterspace. Inside laundry off the rear porch. Primary bedroom in the rear of the house. Two bedrooms and full bath to the front of the house. Needs extensive repair. Much termite damage. Utilities have been off for years and all will need permits. As is sale only. Offers are submitted on Auction.com Check Bidding dates on Auction.com site. Under FinCen new RRE Rule, transfers will be subject to reporting when the buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately finances or HELOC. This property is now active in an online auction. All offers must be submitted through the property's listing page on www.auction.com. The sale will be subject to a 5% buyer's premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

Key facts

• 5,227 sq ft lot
• Parking
• Built 1950

🔨 Auction listing. The $34,900 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $167,981 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $-343 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 4.4% in New Orleans — 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 81/100 on livability (#3 in LA, #1,383 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime C-, employment D.
• Orleans Parish (urban): math 11% / reading 27% proficiency, ranked #69 of 98 in LA (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.2%/yr); 224 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $1,576/mo this rent would consume 45% of the median local household income ($42k/yr) (locally 1767% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Orleans County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 30y ago; this cycle's ask has dropped $15k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 7.2% of price; flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $32,806 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. 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?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.94% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $167,981
• List price: $34,900
• Delta: -79.22%
• 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
4736 Crowder Blvd	0.20mi	3/2.0	1,343 (-1%)	12mo	$157,000	$117	80
4734 Galahad Dr	0.37mi	3/1.0	1,332 (-2%)	5mo	$105,000	$79	72
5631 Christian Ln	0.25mi	3/2.0	1,300 (-4%)	18mo	$163,000	$125	67
4675 Dodt Ave	0.20mi	3/2.0	1,445 (+7%)	18mo	$42,128	$29	64
4705 Raymond Joseph Dr	0.35mi	3/2.0	1,245 (-8%)	12mo	$112,500	$90	61
4640 Wilson Ave	0.54mi	3/2.0	1,450 (+7%)	10mo	$60,000	$41	54
5630 Clements Dr	0.56mi	3/2.0	1,250 (-8%)	12mo	$130,000	$104	52
4726 Knight Dr	0.54mi	3/2.0	1,468 (+9%)	14mo	$164,800	$112	49
4691 Galahad Dr	0.42mi	3/2.0	1,497 (+11%)	17mo	$179,000	$120	48
4897 Cerise Ave	0.64mi	3/2.0	1,536 (+14%)	6mo	$170,000	$111	43
5640 Clements Dr	0.56mi	3/2.0	1,213 (-10%)	20mo	$130,000	$107	40
4966 Tulip St	0.65mi	4/2.5 (+1)	1,462 (+8%)	11mo	$209,000	$143	40

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: -36.7%
• Equity multiple: -0.13×
• Total profit: $-53,380
• Equity at exit: $25,047

10-year hold

• IRR: -87.2%
• Equity multiple: -0.94×
• Total profit: $-91,272
• Equity at exit: $14,524

Cash invested: $47,035 (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 70126

• Home prices YoY: -17.0%
• Rents YoY: -0.2%
• Active inventory: 224
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,576 high
• Mortgage (P&I): −$881
• Tax est. 1.5%: −$210 /mo · $2,520/yr
• Insurance: −$70
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-343

Break-even live

Break-even rent $2,009

Max offer price $118,389

Occupancy floor —

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: $41,995
• Closing costs: $5,039
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4923 Eastview Dr New Orleans, LA	3.0	2.0	912	$1,400	$1.54	23d	1	0.07mi
4828 Eastview Dr New Orleans, LA	4.0	2.0	1260	$1,675	$1.33	23d	1	0.07mi
4901 Bonita Dr New Orleans, LA	2.0	1.0	900	$1,100	$1.22	23d	1	0.16mi
4808 Viola St New Orleans, LA	3.0	2.0	1130	$1,500	$1.33	23d	1	0.29mi
4880 Viola St New Orleans, LA	3.0	2.0	1150	$1,595	$1.39	23d	1	0.29mi
4745 Tulip St New Orleans, LA	3.0	1.0	1125	$1,750	$1.56	20d	1	0.67mi
4941 Pecan St Unit 1 New Orleans, LA	2.0	1.0	1000	$1,200	$1.20	23d	1	0.68mi
7019 Crowder Blvd Unit 126 New Orleans, LA	2.0	1.5	952	$982	$1.03	23d	1	0.72mi
7019 Huntington Park Dr Unit 21 New Orleans, LA	2.0	1.5	952	$982	$1.03	23d	1	0.73mi
7019 Huntington Park Dr New Orleans, LA	2.0	1.5	952	$986	$1.04	23d	1	0.73mi
6910 Bunker Hill Rd New Orleans, LA	3.0	2.5	1785	$1,400	$0.78	20d	1	0.75mi
7502 Chef Menteur Hwy New Orleans, LA	3.0	1.0	1000	$1,500	$1.50	23d	1	0.82mi
9020 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	23d	1	0.84mi
9022 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	23d	1	0.84mi
9040 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	16d	1	0.85mi
9042 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	16d	1	0.86mi
4452 Plum Orchard Ave New Orleans, LA	2.0	1.0	1100	$1,250	$1.14	3d	1	0.86mi
5131 Bundy Rd New Orleans, LA	1.0–3.0	1.0–2.0	1000	$1,314	$1.31	2d	21	0.90mi
7063 Boston Dr New Orleans, LA	4.0	2.5	1750	$1,900	$1.09	16d	1	0.94mi
7225 Chef Menteur Hwy New Orleans, LA	1.0–2.0	1.0–2.0	739	$994	$1.35	2d	10	0.97mi
7230 Yorktown Dr New Orleans, LA	3.0	2.0	1550	$1,600	$1.03	16d	1	1.02mi
7230 Yorktown Dr New Orleans, LA	3.0	2.0	1550	$1,600	$1.03	23d	1	1.02mi
7201 Salem Dr New Orleans, LA	3.0	2.5	1764	$1,650	$0.94	23d	1	1.07mi
8802 Morrison Rd New Orleans, LA	2.0	1.0	1071	$1,275	$1.19	23d	1	1.07mi
9002 Morrison Rd New Orleans, LA	2.0	1.5	1050	$1,150	$1.10	20d	1	1.14mi
6628 Harbourview Dr New Orleans, LA	3.0	2.5	1520	$1,700	$1.12	3d	1	1.16mi
4718 Reynes St New Orleans, LA	2.0	1.5	890	$1,475	$1.66	23d	1	1.19mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	3d	1	1.35mi
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	16d	1	1.36mi
7909 Edward St New Orleans, LA	3.0	1.5	1073	$1,850	$1.72	3d	1	1.39mi
8025 Pompano St New Orleans, LA	3.0	1.0	1131	$1,595	$1.41	16d	1	1.50mi

Listing history 13 events

1. 2026-06-02
   statusdays on market $34,900 Pending 73 DOM
2. 2026-06-01
   days on market $34,900 Active 72 DOM
3. 2026-05-31
   days on market $34,900 Active 71 DOM
4. 2026-05-19
   price $34,900 1052-char remark

   Show marketing remark (1067 chars)

   New Price. Come take a look. Raised cottage waiting to be rebuilt. Nice floorplan. Offers living room, separate dining room, wide and spacious kitchen with huge amount of cabinets and counterspace. Inside laundry off the rear porch. Primary bedroom in the rear of the house. Two bedrooms and full bath to the front of the house. Needs extensive repair. Much termite damage. Utilities have been off for years and all will need permits. As is sale only. Offers are submitted on Auction.com Check Bidding dates on Auction.com site. Under FinCen new RRE Rule, transfers will be subject to reporting when the buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately finances or HELOC. This property is now active in an online auction. All offers must be submitted through the property’s listing page on www. auction.com. The sale will be subject to a 5% buyer’s premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

5. 2026-05-19
   price $34,900 1067-char remark

   Show marketing remark (1067 chars)

   New Price. Come take a look. Raised cottage waiting to be rebuilt. Nice floorplan. Offers living room, separate dining room, wide and spacious kitchen with huge amount of cabinets and counterspace. Inside laundry off the rear porch. Primary bedroom in the rear of the house. Two bedrooms and full bath to the front of the house. Needs extensive repair. Much termite damage. Utilities have been off for years and all will need permits. As is sale only. Offers are submitted on Auction.com Check Bidding dates on Auction.com site. Under FinCen new RRE Rule, transfers will be subject to reporting when the buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately finances or HELOC. This property is now active in an online auction. All offers must be submitted through the property’s listing page on www. auction.com. The sale will be subject to a 5% buyer’s premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

6. 2026-04-20
   price $39,900 1052-char remark

   Show marketing remark (1067 chars)

   New Price. Come take a look. Raised cottage waiting to be rebuilt. Nice floorplan. Offers living room, separate dining room, wide and spacious kitchen with huge amount of cabinets and counterspace. Inside laundry off the rear porch. Primary bedroom in the rear of the house. Two bedrooms and full bath to the front of the house. Needs extensive repair. Much termite damage. Utilities have been off for years and all will need permits. As is sale only. Offers are submitted on Auction.com Check Bidding dates on Auction.com site. Under FinCen new RRE Rule, transfers will be subject to reporting when the buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately finances or HELOC. This property is now active in an online auction. All offers must be submitted through the property’s listing page on www. auction.com. The sale will be subject to a 5% buyer’s premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

7. 2026-04-20
   price $39,900 1067-char remark

   Show marketing remark (1067 chars)

   New Price. Come take a look. Raised cottage waiting to be rebuilt. Nice floorplan. Offers living room, separate dining room, wide and spacious kitchen with huge amount of cabinets and counterspace. Inside laundry off the rear porch. Primary bedroom in the rear of the house. Two bedrooms and full bath to the front of the house. Needs extensive repair. Much termite damage. Utilities have been off for years and all will need permits. As is sale only. Offers are submitted on Auction.com Check Bidding dates on Auction.com site. Under FinCen new RRE Rule, transfers will be subject to reporting when the buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately finances or HELOC. This property is now active in an online auction. All offers must be submitted through the property’s listing page on www. auction.com. The sale will be subject to a 5% buyer’s premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

8. 2026-03-20
   listed $49,900 Active 1052-char remark

   Show marketing remark (1067 chars)

   New Price. Come take a look. Raised cottage waiting to be rebuilt. Nice floorplan. Offers living room, separate dining room, wide and spacious kitchen with huge amount of cabinets and counterspace. Inside laundry off the rear porch. Primary bedroom in the rear of the house. Two bedrooms and full bath to the front of the house. Needs extensive repair. Much termite damage. Utilities have been off for years and all will need permits. As is sale only. Offers are submitted on Auction.com Check Bidding dates on Auction.com site. Under FinCen new RRE Rule, transfers will be subject to reporting when the buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately finances or HELOC. This property is now active in an online auction. All offers must be submitted through the property’s listing page on www. auction.com. The sale will be subject to a 5% buyer’s premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

9. 2026-03-20
   listed $49,900 Active 1067-char remark

   Show marketing remark (1067 chars)

   New Price. Come take a look. Raised cottage waiting to be rebuilt. Nice floorplan. Offers living room, separate dining room, wide and spacious kitchen with huge amount of cabinets and counterspace. Inside laundry off the rear porch. Primary bedroom in the rear of the house. Two bedrooms and full bath to the front of the house. Needs extensive repair. Much termite damage. Utilities have been off for years and all will need permits. As is sale only. Offers are submitted on Auction.com Check Bidding dates on Auction.com site. Under FinCen new RRE Rule, transfers will be subject to reporting when the buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately finances or HELOC. This property is now active in an online auction. All offers must be submitted through the property’s listing page on www. auction.com. The sale will be subject to a 5% buyer’s premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

10. 1997-02-19
    soldstatus $48,000
11. 1997-02-19
    soldstatus $48,000
12. 1996-11-14
    listed $49,900
13. 1996-11-14
    listed $49,900

ⓘ 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: $190 · $16/mo
• Projected year-2 tax: $192 · $16/mo
• Expected delta: +$2/yr ($0/mo · 0.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,907
• − Mortgage interest: −$9,410
• − Property taxes: −$2,520
• − Insurance: −$5,958
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$4,887
• Taxable loss: −$6,893
• Est. tax savings @ 24.0%: +$1,654
• After-tax cash flow: $-2,458/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: Orleans Parish
• NCES district ID: 2201170
• Math proficiency: 11% ▼ -52.00%
• Reading proficiency: 27% ▼ -46.00%
• Median HH income: $37,011
• Composite: 15.78/100
• National rank: #9271
• State rank: #69 of 98 in LA

Livability — New Orleans

• Score: 81/100
• State rank: #3
• US rank: #1383

Category grades

Amenities A+ Commute A+ Cost of living B+ Crime C- Employment D Housing B- Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Orleans, LA
• County: Orleans Parish · 338,817 people
• City population: 338,817
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 27,047
• Household income: $41,709
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1767.0

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 513,025 people
• By 2030: 575,781 · +12.2%
• By 2040: 700,174 · +36.5%
• By 2050: 826,541 · +61.1%
• By 2075: 1,123,374 · +119.0%
• By 2100: 1,355,609 · +164.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (85%)
• Race & ethnicity: Black 85% Hispanic / Latino 6% Two or more races 5% White 5%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Orleans

• 2024 margin: Solid D (+67.0) · D 82.2% · R 15.2% · Other 2.7%
• 2008→2024 swing: +6.7pp toward D · 2008: 60.3pp · 2024: 67.0pp
• All cycles: 2024: D+67.0 2020: D+68.2 2016: D+66.2 2012: D+62.5 2008: D+60.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.35%
• Current HPI: 177.355
• Rent YoY: ▼ -0.24%
• 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

-30.1% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $34,900 AcadianaMLS
• 2026-05-19 Price Changed $34,900 GSREIN
• 2026-04-20 Price Changed $39,900 AcadianaMLS
• 2026-04-20 Price Changed $39,900 GSREIN
• 2026-03-20 Listed $49,900 GSREIN
• 2026-03-20 Listed $49,900 AcadianaMLS
• 1997-02-19 Sold (Public Records) $48,000 Public Records
• 1997-02-19 Sold (MLS) $48,000 GSREIN
• 1996-11-14 Listed $49,900 GSREIN
• 1996-11-14 Listed $49,900 AcadianaMLS

Property tax history

-1.6%/yr

Latest (2026): $190 · -18.7% YoY. Source: county tax records.