11120 N Parkwood Ct · New Orleans, LA 70128

$180,000

3 bd · 2.0 ba · 1,487 sqft · SingleFamily public records · 35 Days on market

Built 1983 6,821 sqft lot $121/sqft · at area comps Est $256k · 30% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 Bedroom Home Great Opportunity! Welcome to this spacious 3-bedroom, 2-bathroom home offering approximately 1,700 sq ft of living space. This home has great bones and tons of potential perfect for homeowners or investors looking to add value! Features: * Generous living space with a functional layout * Spacious bedrooms and bathrooms * Large yard great for pets or outdoor entertaining * Located in a quiet, established neighborhood Additional Info: * Home is being sold as-is * Some repairs/updates may be needed (including previous termite damage), which is reflected in the price Asking Price: $180,000 Great opportunity to own a solid home with room to make it your own or invest! Message for more details or to schedule a showing!

Key facts

• 6,821 sq ft lot
• Garage
• Built 1983

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Garage
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Brick construction; Shingle roof; Slab foundation; Built in average condition
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 55 x 110

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tray ceilings; Ceiling fans; Granite counters; Pantry; Cable TV
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-33 ($-393/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (18.5% below list).
• Recommended offer: $147k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 105 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).

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 35 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,675 (18.5% 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 35 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (median comp): $256,445
• List price: $180,000
• Delta: -29.81%
• 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
11101 Woodvine Ln	0.13mi	3/2.0	1,615 (+9%)	2mo	$207,000	$128	78
10700 Vienna St	0.31mi	3/2.0	1,508 (+1%)	8mo	$120,000	$80	77
4921 Nighthart St	0.24mi	3/1.0	1,599 (+8%)	2mo	$65,000	$41	70
4624 Wright Rd	0.51mi	3/2.0	1,440 (-3%)	4mo	$165,000	$115	67
4844 Sierra Madre Dr	0.62mi	3/2.0	1,518 (+2%)	2mo	$195,000	$128	66
5011 Hauck Dr	0.39mi	3/2.0	1,405 (-6%)	10mo	$205,450	$146	64
4901 Cardenas St	0.59mi	3/2.0	1,412 (-5%)	9mo	$185,000	$131	57
5001 Warren Dr	0.61mi	3/1.5	1,397 (-6%)	13mo	$165,000	$118	49
4637 Chrysler St	0.51mi	3/3.0	1,587 (+7%)	15mo	$196,000	$124	49
5736 E Louis Prima Dr	0.62mi	3/2.0	1,686 (+13%)	11mo	$130,000	$77	39
10200 Pressburg St	0.70mi	2/1.5 (-1)	1,312 (-12%)	16mo	$65,000	$50	27
10114 Pressburg St	0.74mi	4/1.5 (+1)	1,700 (+14%)	11mo	$155,000	$91	26

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-31,263
• Equity at exit: $26,839

10-year hold

• IRR: -9.7%
• Equity multiple: 0.41×
• Total profit: $-29,950
• Equity at exit: $15,563

Cash invested: $50,400 (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 70128

• Home prices YoY: -5.9%
• Active inventory: 105
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,467 high
• Mortgage (P&I): −$944
• Tax from tax record: −$106 /mo · $1,273/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-33

Break-even live

Break-even rent $1,508

Max offer price $174,215

Occupancy floor 97%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5000 Cardenas Dr New Orleans, LA	3.0	2.0	1800	$1,920	$1.07	23d	1	0.60mi
11040 Roger Dr Unit C New Orleans, LA	2.0	2.5	1505	$1,500	$1.00	23d	1	1.13mi
10940 Roger Dr Unit A New Orleans, LA	2.0	2.0	1000	$900	$0.90	23d	1	1.14mi
10704 Roger Dr Unit D New Orleans, LA	2.0	1.5	1050	$950	$0.90	23d	1	1.16mi
10821 Roger Dr Unit A New Orleans, LA	2.0	1.5	1200	$1,400	$1.17	23d	1	1.18mi
6937 Barrington Ct New Orleans, LA	3.0	2.5	1306	$1,800	$1.38	23d	1	1.22mi
5131 Bundy Rd New Orleans, LA	1.0–3.0	1.0–2.0	1000	$1,314	$1.31	2d	21	1.27mi
12345 I 10 Service Rd New Orleans, LA	1.0–2.0	1.0–2.0	746	$1,125	$1.51	2d	200	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $180,000 Active 35 DOM
2. 2026-06-17
   days on market $180,000 Active 34 DOM
3. 2026-06-16
   days on market $180,000 Active 33 DOM
4. 2026-06-15
   days on market $180,000 Active 32 DOM
5. 2026-06-13
   days on market $180,000 Active 30 DOM
6. 2026-06-10
   days on market $180,000 Active 27 DOM
7. 2026-06-09
   days on market $180,000 Active 26 DOM
8. 2026-06-08
   days on market $180,000 Active 25 DOM
9. 2026-06-07
   days on market $180,000 Active 24 DOM
10. 2026-06-05
    days on market $180,000 Active 21 DOM
11. 2026-06-03
    days on market $180,000 Active 20 DOM
12. 2026-06-02
    days on market $180,000 Active 19 DOM
13. 2026-06-01
    days on market $180,000 Active 18 DOM
14. 2026-05-31
    days on market $180,000 Active 17 DOM
15. 2026-05-14
    listed $180,000 Active 75-char remark

    Show marketing remark (75 chars)

    Beautiful property in an amazing neighborhood. Priced to reflect condition.

16. 2026-05-14
    listed $180,000 Active 75-char remark

    Show marketing remark (75 chars)

    Beautiful property in an amazing neighborhood. Priced to reflect condition.

17. 2009-07-07
    soldstatus $179,000
18. 2008-11-21
    listed $187,000
19. 2008-11-21
    listed $187,000
20. 1989-09-07
    soldstatus $84,400

ⓘ 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: $1,273 · $106/mo
• Projected year-2 tax: $1,273 · $106/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 ≥107°F today · 22 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: $17,601
• − Mortgage interest: −$10,083
• − Property taxes: −$1,273
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$5,236
• Taxable loss: −$3,505
• Est. tax savings @ 24.0%: +$841
• After-tax cash flow: $448/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
• City population: 338,817
• Population (ZIP): 22,973

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 (86%)
• Race & ethnicity: Black 86% Asian 5% White 4% Two or more races 3%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 95% English-only · Vietnamese 4% Spanish 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: ▼ -15.51%
• Current HPI: 247.7131
• Rent YoY: —
• Metro: —
• 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

+113.3% since first listed

7 events — show timeline

• 2026-06-04 Listed $180,000 ForSaleByOwner.com
• 2026-05-14 Listed $180,000 GSREIN
• 2026-05-14 Listed $180,000 AcadianaMLS
• 2009-07-07 Sold (MLS) $179,000 GSREIN
• 2008-11-21 Listed $187,000 GSREIN
• 2008-11-21 Listed $187,000 AcadianaMLS
• 1989-09-07 Sold (Public Records) $84,400 Public Records

Property tax history

+1.3%/yr

Latest (2026): $1,273 · -5.7% YoY. Source: county tax records.