11410 Hayne Blvd · New Orleans, LA 70128

$180,000

5 bd · 2.0 ba · 1,674 sqft · SingleFamily · 287 Days on market

Built 1965 Fair condition $108/sqft · 16% below area Est $213k · 16% under ↓ 18% 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 +25.4/30.0
• ARV discount +14.5/15.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOOKING FOR A LOT OF SPACE LOOK NO MORE. THIS HOME HAS EVERYTHING, FIVE BEDROOMS AND TWO BATHS, LIVING AND DINING ROOM COMBO HAS BEAUTIFUL WOOD FLOORS, LARGE COUNTRY SIZED EAT IN KITCHEN HAS WALL TO WALL TILE, TWO BEDROOMS AND ONE BATHS DOWN AND THREE BEDROOMS AND ONE BATH UP, ELEGANT WOOD STAIRCASE GOING UPSTAIRS, BEAUTIFUL WOOD FLOORS UPSTAIR, THE STUNNING BATH UPSTAIRS, WITH GORGEOUS WALL TO WALL TILE IN BATH BREATHTAKING BACK AND FRON YARD, ROOM TO BUILD IN BACKYARD. A MUST TO SEE

Key facts

• Stunning bath
• 3 parking spots
• Built 1965

Tags

• COUNTRY SIZED EAT IN KITCHEN
• ELEGANT WOOD STAIRCASE
• STUNNING BATH
• ROOM TO BUILD IN BACKYARD

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $180k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 1 comparable units currently listed for rent nearby; 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 287 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (18%) 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.
• 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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.17% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.88%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (median comp): $213,362
• List price: $180,000
• Delta: -15.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7822 Mercier St	0.12mi	4/2.5 (-1)	1,715 (+2%)	13mo	$150,000	$87	73
7670 Inlet Ln	0.71mi	4/2.0 (-1)	1,640 (-2%)	5mo	$200,000	$122	54
10831 Guildford Rd	0.71mi	4/2.0 (-1)	1,746 (+4%)	9mo	$125,000	$72	47
7818 Lafourche St	0.35mi	4/2.0 (-1)	1,900 (+14%)	23mo	$53,000	$28	37

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-6,893
• Equity at exit: $26,839

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $22,882
• 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: 7.1×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $349

Break-even live

Break-even rent $1,659

Max offer price $180,000

Occupancy floor 78%

Sensitivity live

Price	-10% $473	-5% $411	+0% $349	+5% $286	+10% $224
Rent	-10% $183	-5% $266	+0% $349	+5% $432	+10% $515
Rate	-1.0pp $439	-0.5pp $394	base $349	+0.5pp $302	+1.0pp $255

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7500 Symmes Ave New Orleans, LA	4.0	2.0	1400	$2,100	$1.50	24d	1	0.85mi

Listing history 22 events

1. 2026-06-18
   days on market $180,000 Active 287 DOM
2. 2026-06-17
   days on market $180,000 Active 286 DOM
3. 2026-06-16
   days on market $180,000 Active 285 DOM
4. 2026-06-15
   days on market $180,000 Active 284 DOM
5. 2026-06-13
   days on market $180,000 Active 282 DOM
6. 2026-06-10
   days on market $180,000 Active 279 DOM
7. 2026-06-09
   days on market $180,000 Active 278 DOM
8. 2026-06-08
   days on market $180,000 Active 277 DOM
9. 2026-06-07
   days on market $180,000 Active 276 DOM
10. 2026-06-05
    days on market $180,000 Active 273 DOM
11. 2026-06-03
    days on market $180,000 Active 272 DOM
12. 2026-06-02
    days on market $180,000 Active 271 DOM
13. 2026-06-01
    days on market $180,000 Active 270 DOM
14. 2026-05-31
    days on market $180,000 Active 269 DOM
15. 2026-01-30
    price $180,000 489-char remark

    Show marketing remark (489 chars)

    LOOKING FOR A LOT OF SPACE LOOK NO MORE. THIS HOME HAS EVERYTHING, FIVE BEDROOMS AND TWO BATHS, LIVING AND DINING ROOM COMBO HAS BEAUTIFUL WOOD FLOORS, LARGE COUNTRY SIZED EAT IN KITCHEN HAS WALL TO WALL TILE, TWO BEDROOMS AND ONE BATHS DOWN AND THREE BEDROOMS AND ONE BATH UP, ELEGANT WOOD STAIRCASE GOING UPSTAIRS, BEAUTIFUL WOOD FLOORS UPSTAIR, THE STUNNING BATH UPSTAIRS, WITH GORGEOUS WALL TO WALL TILE IN BATH BREATHTAKING BACK AND FRON YARD, ROOM TO BUILD IN BACKYARD. A MUST TO SEE

16. 2026-01-29
    price $180,000 493-char remark

    Show marketing remark (493 chars)

    LOOKING FOR A LOT OF SPACE LOOK NO MORE. THIS HOME HAS EVERYTHING, FIVE BEDROOMS AND TWO BATHS, LIVING AND DINING ROOM COMBO HAS BEAUTIFUL WOOD FLOORS, LARGE COUNTRY SIZED EAT IN KITCHEN HAS WALL TO WALL TILE, TWO BEDROOMS AND ONE BATHS DOWN AND THREE BEDROOMS AND ONE BATH UP, ELEGANT WOOD STAIRCASE GOING UPSTAIRS, BEAUTIFUL WOOD FLOORS UPSTAIR, THE STUNNING BATH UPSTAIRS, WITH GORGEOUS WALL TO WALL TILE IN BATH BREATHTAKING BACK AND FRON YARD, ROOM TO BUILD IN BACKYARD. A MUST TO SEE

17. 2025-11-21
    price $189,000 489-char remark

    Show marketing remark (493 chars)

    LOOKING FOR A LOT OF SPACE LOOK NO MORE. THIS HOME HAS EVERYTHING, FIVE BEDROOMS AND TWO BATHS, LIVING AND DINING ROOM COMBO HAS BEAUTIFUL WOOD FLOORS, LARGE COUNTRY SIZED EAT IN KITCHEN HAS WALL TO WALL TILE, TWO BEDROOMS AND ONE BATHS DOWN AND THREE BEDROOMS AND ONE BATH UP, ELEGANT WOOD STAIRCASE GOING UPSTAIRS, BEAUTIFUL WOOD FLOORS UPSTAIR, THE STUNNING BATH UPSTAIRS, WITH GORGEOUS WALL TO WALL TILE IN BATH BREATHTAKING BACK AND FRON YARD, ROOM TO BUILD IN BACKYARD. A MUST TO SEE

18. 2025-11-21
    price $189,000 493-char remark

    Show marketing remark (493 chars)

    LOOKING FOR A LOT OF SPACE LOOK NO MORE. THIS HOME HAS EVERYTHING, FIVE BEDROOMS AND TWO BATHS, LIVING AND DINING ROOM COMBO HAS BEAUTIFUL WOOD FLOORS, LARGE COUNTRY SIZED EAT IN KITCHEN HAS WALL TO WALL TILE, TWO BEDROOMS AND ONE BATHS DOWN AND THREE BEDROOMS AND ONE BATH UP, ELEGANT WOOD STAIRCASE GOING UPSTAIRS, BEAUTIFUL WOOD FLOORS UPSTAIR, THE STUNNING BATH UPSTAIRS, WITH GORGEOUS WALL TO WALL TILE IN BATH BREATHTAKING BACK AND FRON YARD, ROOM TO BUILD IN BACKYARD. A MUST TO SEE

19. 2025-11-02
    price $199,000 489-char remark

    Show marketing remark (493 chars)

    LOOKING FOR A LOT OF SPACE LOOK NO MORE. THIS HOME HAS EVERYTHING, FIVE BEDROOMS AND TWO BATHS, LIVING AND DINING ROOM COMBO HAS BEAUTIFUL WOOD FLOORS, LARGE COUNTRY SIZED EAT IN KITCHEN HAS WALL TO WALL TILE, TWO BEDROOMS AND ONE BATHS DOWN AND THREE BEDROOMS AND ONE BATH UP, ELEGANT WOOD STAIRCASE GOING UPSTAIRS, BEAUTIFUL WOOD FLOORS UPSTAIR, THE STUNNING BATH UPSTAIRS, WITH GORGEOUS WALL TO WALL TILE IN BATH BREATHTAKING BACK AND FRON YARD, ROOM TO BUILD IN BACKYARD. A MUST TO SEE

20. 2025-11-02
    price $199,000 493-char remark

    Show marketing remark (493 chars)

    LOOKING FOR A LOT OF SPACE LOOK NO MORE. THIS HOME HAS EVERYTHING, FIVE BEDROOMS AND TWO BATHS, LIVING AND DINING ROOM COMBO HAS BEAUTIFUL WOOD FLOORS, LARGE COUNTRY SIZED EAT IN KITCHEN HAS WALL TO WALL TILE, TWO BEDROOMS AND ONE BATHS DOWN AND THREE BEDROOMS AND ONE BATH UP, ELEGANT WOOD STAIRCASE GOING UPSTAIRS, BEAUTIFUL WOOD FLOORS UPSTAIR, THE STUNNING BATH UPSTAIRS, WITH GORGEOUS WALL TO WALL TILE IN BATH BREATHTAKING BACK AND FRON YARD, ROOM TO BUILD IN BACKYARD. A MUST TO SEE

21. 2025-09-04
    listed $220,000 Active 489-char remark

    Show marketing remark (493 chars)

    LOOKING FOR A LOT OF SPACE LOOK NO MORE. THIS HOME HAS EVERYTHING, FIVE BEDROOMS AND TWO BATHS, LIVING AND DINING ROOM COMBO HAS BEAUTIFUL WOOD FLOORS, LARGE COUNTRY SIZED EAT IN KITCHEN HAS WALL TO WALL TILE, TWO BEDROOMS AND ONE BATHS DOWN AND THREE BEDROOMS AND ONE BATH UP, ELEGANT WOOD STAIRCASE GOING UPSTAIRS, BEAUTIFUL WOOD FLOORS UPSTAIR, THE STUNNING BATH UPSTAIRS, WITH GORGEOUS WALL TO WALL TILE IN BATH BREATHTAKING BACK AND FRON YARD, ROOM TO BUILD IN BACKYARD. A MUST TO SEE

22. 2025-09-04
    listed $220,000 Active 493-char remark

    Show marketing remark (493 chars)

    LOOKING FOR A LOT OF SPACE LOOK NO MORE. THIS HOME HAS EVERYTHING, FIVE BEDROOMS AND TWO BATHS, LIVING AND DINING ROOM COMBO HAS BEAUTIFUL WOOD FLOORS, LARGE COUNTRY SIZED EAT IN KITCHEN HAS WALL TO WALL TILE, TWO BEDROOMS AND ONE BATHS DOWN AND THREE BEDROOMS AND ONE BATH UP, ELEGANT WOOD STAIRCASE GOING UPSTAIRS, BEAUTIFUL WOOD FLOORS UPSTAIR, THE STUNNING BATH UPSTAIRS, WITH GORGEOUS WALL TO WALL TILE IN BATH BREATHTAKING BACK AND FRON YARD, ROOM TO BUILD IN BACKYARD. A MUST TO SEE

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,200
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$1,697
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$5,236
• Taxable income: $1,451
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $3,835/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance, with a focus on updating the kitchen and bathroom cabinets and painting the exterior. These updates will significantly enhance its resale value.

Repairs flagged

• Minor Kitchen cabinets — Slight wear
• Minor Bathroom cabinets — Slight wear
• Moderate Exterior paint — Significant wear

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics
• Resale Replace worn bathroom cabinets — New cabinets improve functionality and aesthetics
• Resale Paint exterior siding — Fresh paint enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear	Minor	$500–3,000
Bathroom cabinets · Slight wear	Minor	$500–3,000
Exterior paint · Significant wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Resale Replace worn bathroom cabinets — New cabinets improve functionality and aesthetics ↑
• Resale Paint exterior siding — Fresh paint enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-18.2% since first listed

8 events — show timeline

• 2026-01-30 Price Changed $180,000 AcadianaMLS
• 2026-01-29 Price Changed $180,000 GSREIN
• 2025-11-21 Price Changed $189,000 AcadianaMLS
• 2025-11-21 Price Changed $189,000 GSREIN
• 2025-11-02 Price Changed $199,000 AcadianaMLS
• 2025-11-02 Price Changed $199,000 GSREIN
• 2025-09-04 Listed $220,000 GSREIN
• 2025-09-04 Listed $220,000 AcadianaMLS