1247 Foy St · New Orleans, LA 70122

$50,000

2 bd · 1.0 ba · 1,336 sqft · SingleFamily public records · 72 Days on market

Built 1959 $37/sqft · 84% below area

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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 +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special in the Heart of New Orleans! Opportunity awaits with this 3-bedroom, 2-bath single-family home situated on a corner lot in a vibrant and highly sought-after area. With 1,244 sq ft of living space, this property is a full renovation or tear-down to build your dream home. Surrounded by the rich culture, food, and music that make New Orleans unique, the location alone makes this a standout investment. Property is being sold As-Is with no utilities connected. Cash buyers only. Seller is motivated--don't miss your chance to bring your vision to life!

Key facts

• Parking
• Built 1959
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $770 ($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: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 26.4% 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 (-0.6%/yr); 336 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 39% of the median local income ($49k/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 $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% 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 72 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 7 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.
• Current owner paid $12k; list at $50k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; flood insurance adds $66/mo; built in 1959 — 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 $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.22% ✓
• Cap rate: 26.37%
• Cash-on-cash: 71.70%
• DSCR: 4.19
• GRM: 2.6

CMA / ARV

• ARV (median comp): $284,230
• List price: $50,000
• Delta: -82.41%
• 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
1247 Foy St	0.00mi	3/2.0 (+1)	1,244 (-7%)	0mo	$40,000	$32	79
1336 Sere St	0.26mi	3/1.0 (+1)	1,311 (-2%)	2mo	$90,000	$69	78
3253 Desaix Blvd	0.55mi	2/2.0	1,300 (-3%)	3mo	$200,000	$154	63
4305 St Bernard Ave	0.33mi	3/2.0 (+1)	1,409 (+6%)	5mo	$152,000	$108	63
3413 Desaix Blvd	0.52mi	3/2.0 (+1)	1,407 (+5%)	1mo	$275,000	$195	57
1277 Sere St	0.21mi	3/2.0 (+1)	1,487 (+11%)	7mo	$230,000	$155	57
3710 Trafalgar St	0.63mi	3/2.0 (+1)	1,382 (+3%)	1mo	$305,000	$221	55
4417 Duplessis St	0.49mi	3/2.0 (+1)	1,436 (+8%)	3mo	$205,000	$143	53
4125 Duplessis St	0.33mi	3/2.0 (+1)	1,518 (+14%)	1mo	$272,000	$179	52
4517 Jeanne Marie Pl	0.59mi	3/2.0 (+1)	1,266 (-5%)	5mo	$180,000	$142	51
105 Winthrop Pl	0.51mi	3/2.0 (+1)	1,487 (+11%)	2mo	$318,000	$214	46
3132 Derby Pl	0.72mi	3/2.0 (+1)	1,500 (+12%)	6mo	$349,000	$233	32

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: 61.4%
• Equity multiple: 3.60×
• Total profit: $36,344
• Equity at exit: $7,455

10-year hold

• IRR: 64.8%
• Equity multiple: 6.50×
• Total profit: $77,053
• Equity at exit: $4,323

Cash invested: $14,000 (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 70122

• Rents YoY: -0.6%
• Active inventory: 336
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,610 high
• Mortgage (P&I): −$262
• Tax from tax record: −$153 /mo · $1,830/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $770

Break-even live

Break-even rent $635

Max offer price $50,000

Occupancy floor 47%

Sensitivity live

Price	-10% $798	-5% $784	+0% $770	+5% $756	+10% $742
Rent	-10% $643	-5% $706	+0% $770	+5% $834	+10% $897
Rate	-1.0pp $795	-0.5pp $783	base $770	+0.5pp $757	+1.0pp $744

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4110 St Bernard Ave New Orleans, LA	2.0	1.0	1000	$1,215	$1.22	22d	1	0.14mi
4110 Saint Bernard Ave Unit 1 New Orleans, LA	2.0	1.0	1000	$1,215	$1.22	25d	1	0.14mi
4117 Roneagle Way Apt D New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	21d	1	0.15mi
3622 Buchanan St Unit 3622 New Orleans, LA	3.0	1.0	950	$1,525	$1.61	25d	1	0.22mi
4229 Buchanan St New Orleans, LA	3.0	2.0	1235	$2,250	$1.82	25d	1	0.25mi
4111 Jumonville St New Orleans, LA	3.0	2.5	1543	$2,300	$1.49	11d	1	0.27mi
4114 Duplessis St New Orleans, LA	2.0	2.0	1200	$1,800	$1.50	25d	1	0.30mi
1486 Mandolin St New Orleans, LA	3.0	2.0	1497	$1,900	$1.27	4d	1	0.42mi
1621 Caton St New Orleans, LA	2.0	1.0	900	$1,300	$1.44	25d	1	0.55mi
1664 Saint Denis St New Orleans, LA	2.0	1.0	1000	$2,000	$2.00	25d	1	0.65mi
3702 Trafalgar St New Orleans, LA	3.0	2.0	1428	$2,350	$1.65	17d	1	0.65mi
1826 Moss St Unit A New Orleans, LA	1.0	1.0	1200	$1,675	$1.40	21d	1	0.70mi
1656 Pleasure St New Orleans, LA	2.0	1.0	1190	$1,350	$1.13	25d	1	0.73mi
3624 Havana St New Orleans, LA	3.0	1.0	1388	$1,875	$1.35	17d	1	0.74mi
1506 Treasure St Unit 1506 New Orleans, LA	2.0	1.0	1000	$1,500	$1.50	25d	1	0.77mi
3607 Havana St New Orleans, LA	3.0	2.0	1693	$1,488	$0.88	18d	1	0.77mi
3400 Havana St New Orleans, LA	2.0	2.0	1000	$1,500	$1.50	25d	1	0.80mi
3015 Castiglione St New Orleans, LA	2.0	1.0	1075	$1,500	$1.40	25d	1	0.84mi
2913 St Bernard Ave Unit A New Orleans, LA	2.0	1.0	1000	$1,700	$1.70	25d	1	0.84mi
3023 Bruxelles St New Orleans, LA	3.0	1.0	960	$2,200	$2.29	15d	1	0.86mi
1821 Rosiere St New Orleans, LA	2.0	1.0	1400	$1,300	$0.93	25d	1	0.88mi
1823 Rosiere St New Orleans, LA	2.0	1.0	1400	$1,450	$1.04	25d	1	0.88mi
2910 Bruxelles St New Orleans, LA	3.0	2.0	1074	$1,600	$1.49	4d	1	0.91mi
2817 Paris Ave New Orleans, LA	3.0	1.0	1018	$1,700	$1.67	21d	1	0.93mi
2902 Aubry St New Orleans, LA	2.0	1.0	890	$1,350	$1.52	25d	1	0.99mi
1816 Benefit St New Orleans, LA	2.0	1.0	1148	$1,300	$1.13	17d	1	0.99mi
2826 Aubry St New Orleans, LA	2.0	1.0	1000	$1,600	$1.60	11d	1	1.02mi
3443 Esplanade Ave New Orleans, LA	3.0	1.0–2.0	997	$2,042	$2.05	4d	30	1.02mi
1431 Leda Ct New Orleans, LA	2.0	1.0	1300	$1,950	$1.50	25d	1	1.02mi
2175 N Broad St New Orleans, LA	2.0	1.0	1500	$1,500	$1.00	17d	1	1.05mi
3420 Annette St New Orleans, LA	2.0	1.0	900	$1,200	$1.33	4d	1	1.06mi
4815 Warrington Dr New Orleans, LA	3.0	2.0	1652	$2,150	$1.30	17d	1	1.07mi
213 Warrington Dr New Orleans, LA	2.0	1.0	975	$1,500	$1.54	22d	1	1.07mi
1818 Paul Morphy St Unit B New Orleans, LA	3.0	2.0	1065	$1,800	$1.69	25d	1	1.08mi
2130 N Broad St Unit 1A New Orleans, LA	2.0	1.0	925	$1,500	$1.62	25d	1	1.09mi
2130 N Broad St New Orleans, LA	2.0	1.0	1579	$1,350	$0.85	25d	1	1.09mi
2632 Oreilly St New Orleans, LA	3.0	1.5	950	$1,450	$1.53	25d	1	1.10mi
3515 Saint Anthony Ave New Orleans, LA	3.0	2.0	1366	$2,500	$1.83	25d	1	1.14mi
4304 Pauger St New Orleans, LA	2.0	1.0	1345	$1,450	$1.08	4d	1	1.17mi
3956 Pauger St New Orleans, LA	2.0	2.0	1200	$1,550	$1.29	25d	1	1.17mi

Listing history 26 events

1. 2026-06-15
   days on market $50,000 Active 72 DOM
2. 2026-06-13
   days on market $50,000 Active 70 DOM
3. 2026-06-10
   days on market $50,000 Active 67 DOM
4. 2026-06-09
   days on market $50,000 Active 66 DOM
5. 2026-06-08
   days on market $50,000 Active 65 DOM
6. 2026-06-07
   days on market $50,000 Active 64 DOM
7. 2026-06-05
   days on market $50,000 Active 61 DOM
8. 2026-06-03
   days on market $50,000 Active 60 DOM
9. 2026-06-02
   status $50,000 Active 59 DOM
10. 2026-05-31
    status $50,000 Pending 59 DOM
11. 2026-04-01
    listed $50,000 Active 568-char remark

    Show marketing remark (579 chars)

    Investor Special in the Heart of New Orleans! Opportunity awaits with this 3-bedroom, 2-bath single-family home situated on a corner lot in a vibrant and highly sought-after area. With 1,244 sq ft of living space, this property is a full renovation or tear-down to build your dream home. Surrounded by the rich culture, food, and music that make New Orleans unique, the location alone makes this a standout investment. Property is being sold As-Is with no utilities connected. Cash buyers only. Seller is motivated—don’t miss your chance to bring your vision to life!

12. 2026-04-01
    listed $50,000 Active 579-char remark

    Show marketing remark (579 chars)

    Investor Special in the Heart of New Orleans! Opportunity awaits with this 3-bedroom, 2-bath single-family home situated on a corner lot in a vibrant and highly sought-after area. With 1,244 sq ft of living space, this property is a full renovation or tear-down to build your dream home. Surrounded by the rich culture, food, and music that make New Orleans unique, the location alone makes this a standout investment. Property is being sold As-Is with no utilities connected. Cash buyers only. Seller is motivated—don’t miss your chance to bring your vision to life!

13. 2026-03-20
    price $50,000
14. 2026-03-20
    price $50,000
15. 2026-02-13
    price $60,000
16. 2026-02-13
    price $60,000
17. 2025-09-09
    price $65,000
18. 2025-09-09
    price $65,000
19. 2025-07-17
    price $75,000
20. 2025-07-17
    price $75,000
21. 2025-05-10
    listed $85,000 Active
22. 2009-03-06
    soldstatus $12,500
23. 2009-02-13
    listed $14,900
24. 2009-02-13
    listed $14,900
25. 2008-11-12
    listed $14,900
26. 2008-11-12
    listed $14,900

ⓘ 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: $1,830 · $153/mo
• Projected year-2 tax: $1,830 · $153/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) · 77% 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,322
• − Mortgage interest: −$2,801
• − Property taxes: −$1,830
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$1,455
• Taxable income: $9,098
• Est. tax owed @ 24.0%: −$2,183
• After-tax cash flow: $7,057/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): 35,253
• Household income: $49,455
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 2150.0

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 (69%)
• Race & ethnicity: Black 69% White 18% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Chinese 1% French/Haitian/Cajun 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: ▼ -222.37%
• Current HPI: 231.9921
• Rent YoY: ▼ -0.61%
• 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

+235.6% since first listed

16 events — show timeline

• 2026-04-01 Listed $50,000 GSREIN
• 2026-04-01 Listed $50,000 AcadianaMLS
• 2026-03-20 Price Changed $50,000 AcadianaMLS
• 2026-03-20 Price Changed $50,000 GSREIN
• 2026-02-13 Price Changed $60,000 AcadianaMLS
• 2026-02-13 Price Changed $60,000 GSREIN
• 2025-09-09 Price Changed $65,000 AcadianaMLS
• 2025-09-09 Price Changed $65,000 GSREIN
• 2025-07-17 Price Changed $75,000 AcadianaMLS
• 2025-07-17 Price Changed $75,000 GSREIN
• 2025-05-10 Listed $85,000 AcadianaMLS
• 2009-03-06 Sold (MLS) $12,500 GSREIN
• 2009-02-13 Listed $14,900 AcadianaMLS
• 2009-02-13 Listed $14,900 GSREIN
• 2008-11-12 Listed $14,900 GSREIN
• 2008-11-12 Listed $14,900 AcadianaMLS

Property tax history

+18.3%/yr

Latest (2026): $1,830 · +1.1% YoY. Source: county tax records.