4333 Randolph Ave · New Orleans, LA 70122

$225,000

4 bd · 2.0 ba · 1,302 sqft · SingleFamily public records · 228 Days on market

Built 2010 $173/sqft · 17% below area Est $281k · 20% under

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Why this score? — see what drove the C- 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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.1/10.0
• 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

This Charming cottage-style home in the highly sought-after Gentility Area is move in ready very warm and inviting atmosphere ! Offers 4 bedrooms 2 full bath , spacious living room , large kitchen with plenty of cabinets great for storage , lots of natural light throughout out the home , central & heat , super cute covered front porch area to sip on your morning coffee or tea. Primary Suite is spacious in size with a on-suite bathroom with a large bathroom with tub/shower combo, Ample off-street parking a must see to appreciate ! This home is has easy access to I-10, Fairgrounds, Downtown, City Park, Bayou St John, LSU Dentistry and just a 9 min ride to the lake and 14 min ride to downtown plus you will be just a few steps away from Mirabeau water garden. Located in a X Flood zone.

Key facts

• Covered front porch
• Easy access to i-10
• 2 parking spots

Tags

• COVERED FRONT PORCH
• AMPLE OFF-STREET PARKING
• EASY ACCESS TO I-10

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $71 ($857/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (9.3% below list).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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.
• Zoned schools: Benjamin Franklin Elem. Math And Science (math 12% / reading 23%, grade F, #479 of 646 statewide, top 75%, 747 students, 98% FRL, charter) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.6%/yr); 336 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,042/mo this rent would consume 50% of the median local household income ($49k/yr) (locally 2150% 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 $2k of loan paydown is wiped out by about $7k 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 228 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $15k; list at $225k implies a 1400% gain — meaningful room to come down on a strong offer.

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 $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 9.2

CMA / ARV

• ARV (median comp): $281,145
• List price: $225,000
• Delta: -19.97%
• 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
4517 Jeanne Marie Pl	0.21mi	3/2.0 (-1)	1,266 (-3%)	5mo	$180,000	$142	77
4301 Jeanne Marie Pl	0.17mi	4/2.0	1,447 (+11%)	1mo	$235,000	$162	73
4417 Duplessis St	0.12mi	3/2.0 (-1)	1,436 (+10%)	3mo	$205,000	$143	70
4305 St Bernard Ave	0.16mi	3/2.0 (-1)	1,409 (+8%)	5mo	$152,000	$108	70
1319 Granada Dr	0.43mi	3/2.0 (-1)	1,262 (-3%)	1mo	$225,000	$178	69
1247 Foy St	0.39mi	3/2.0 (-1)	1,244 (-4%)	0mo	$40,000	$32	69
1535 Harrison Ave	0.26mi	3/2.0 (-1)	1,225 (-6%)	11mo	$204,000	$167	64
1520 Virginia Marie St	0.24mi	4/2.0	1,472 (+13%)	5mo	$160,000	$109	63
1336 Sere St	0.59mi	3/1.0 (-1)	1,311 (+1%)	2mo	$90,000	$69	61
1509 Harcourt Dr	0.21mi	3/2.0 (-1)	1,443 (+11%)	8mo	$220,000	$152	60
1486 Mithra St	0.71mi	3/2.0 (-1)	1,293 (-1%)	11mo	$270,000	$209	52
1277 Sere St	0.57mi	3/2.0 (-1)	1,487 (+14%)	7mo	$230,000	$155	39

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: -17.5%
• Equity multiple: 0.40×
• Total profit: $-37,872
• Equity at exit: $33,548

10-year hold

• IRR: -16.5%
• Equity multiple: 0.20×
• Total profit: $-50,153
• Equity at exit: $19,454

Cash invested: $63,000 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$201 /mo · $2,417/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $71

Break-even live

Break-even rent $1,951

Max offer price $225,000

Occupancy floor 92%

Sensitivity live

Price	-10% $199	-5% $135	+0% $71	+5% $8	+10% $-56
Rent	-10% $-90	-5% $-9	+0% $71	+5% $152	+10% $233
Rate	-1.0pp $185	-0.5pp $129	base $71	+0.5pp $13	+1.0pp $-46

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4229 Buchanan St New Orleans, LA	3.0	2.0	1235	$2,250	$1.82	25d	1	0.15mi
1486 Mandolin St New Orleans, LA	3.0	2.0	1497	$1,900	$1.27	5d	1	0.18mi
4111 Jumonville St New Orleans, LA	3.0	2.5	1543	$2,300	$1.49	12d	1	0.20mi
3622 Buchanan St Unit 3622 New Orleans, LA	3.0	1.0	950	$1,525	$1.61	25d	1	0.56mi
4815 Warrington Dr New Orleans, LA	3.0	2.0	1652	$2,150	$1.30	17d	1	0.72mi
3624 Havana St New Orleans, LA	3.0	1.0	1388	$1,875	$1.35	17d	1	0.73mi
3607 Havana St New Orleans, LA	3.0	2.0	1693	$1,488	$0.88	18d	1	0.77mi
4736 Saint Anthony Ave New Orleans, LA	3.0	1.0	1100	$1,800	$1.64	17d	1	0.90mi
3702 Trafalgar St New Orleans, LA	3.0	2.0	1428	$2,350	$1.65	17d	1	1.01mi
3023 Bruxelles St New Orleans, LA	3.0	1.0	960	$2,200	$2.29	16d	1	1.03mi
3021 Republic St New Orleans, LA	4.0	2.0	1125	$2,200	$1.96	25d	1	1.05mi
5151 Saint Anthony Ave New Orleans, LA	3.0	2.0	1200	$1,795	$1.50	17d	1	1.07mi
3515 Saint Anthony Ave New Orleans, LA	3.0	2.0	1366	$2,500	$1.83	25d	1	1.09mi
2910 Bruxelles St New Orleans, LA	3.0	2.0	1074	$1,600	$1.49	5d	1	1.10mi
5900 Chatham Dr New Orleans, LA	3.0	2.0	1864	$2,500	$1.34	5d	1	1.14mi
2817 Paris Ave New Orleans, LA	3.0	1.0	1018	$1,700	$1.67	22d	1	1.14mi
5322 Saint Anthony Ave New Orleans, LA	3.0	2.0	1192	$2,000	$1.68	17d	1	1.15mi
5716 Warrington Dr New Orleans, LA	4.0	3.0	1560	$2,000	$1.28	18d	1	1.16mi
3907 Elysian Fields Ave New Orleans, LA	3.0	2.0	1652	$3,000	$1.82	25d	1	1.24mi
4618 Marigny St New Orleans, LA	3.0	1.0	1320	$1,900	$1.44	25d	1	1.26mi
2338 40 Annette St New Orleans, LA	3.0	1.0	1150	$1,385	$1.20	22d	1	1.31mi
1818 Paul Morphy St Unit B New Orleans, LA	3.0	2.0	1065	$1,800	$1.69	25d	1	1.33mi
5546 Pasteur Blvd Unit A New Orleans, LA	3.0	1.0	1200	$1,400	$1.17	25d	1	1.35mi
2632 Oreilly St New Orleans, LA	3.0	1.5	950	$1,450	$1.53	25d	1	1.36mi
2310 George Nick Connor Dr New Orleans, LA	3.0	2.0	1050	$1,600	$1.52	25d	1	1.37mi
1933 Industry St New Orleans, LA	3.0	2.0	1400	$1,595	$1.14	17d	1	1.37mi
3327 Elysian Fields Ave New Orleans, LA	3.0	1.0	1200	$1,300	$1.08	25d	1	1.40mi
3443 Esplanade Ave New Orleans, LA	3.0	1.0–2.0	997	$2,500	$2.51	4d	30	1.41mi
2817 Annette St New Orleans, LA	3.0	1.0	1100	$1,350	$1.23	25d	1	1.42mi
5723 Pasteur Blvd New Orleans, LA	3.0	2.0	1150	$1,700	$1.48	18d	1	1.45mi
1903 Rosary Dr New Orleans, LA	3.0	2.0	1500	$1,800	$1.20	25d	1	1.46mi
5718 Vermillion Blvd Unit A New Orleans, LA	3.0	1.0	1300	$2,000	$1.54	25d	1	1.46mi
1996 Hope St New Orleans, LA	3.0	1.0	910	$1,550	$1.70	5d	1	1.48mi
6838 Orleans Ave New Orleans, LA	3.0	2.0	1568	$2,400	$1.53	25d	1	1.49mi
2152 Abundance St Unit 2152 New Orleans, LA	3.0	2.0	1100	$1,599	$1.45	5d	1	1.50mi
6431 Marshal Foch St New Orleans, LA	3.0	2.0	1600	$2,100	$1.31	4d	1	1.50mi

Listing history 21 events

1. 2026-06-21
   days on market $225,000 Active 228 DOM
2. 2026-06-18
   days on market $225,000 Active 225 DOM
3. 2026-06-17
   days on market $225,000 Active 224 DOM
4. 2026-06-16
   days on market $225,000 Active 223 DOM
5. 2026-06-15
   days on market $225,000 Active 222 DOM
6. 2026-06-13
   days on market $225,000 Active 220 DOM
7. 2026-06-10
   days on market $225,000 Active 217 DOM
8. 2026-06-09
   days on market $225,000 Active 216 DOM
9. 2026-06-08
   days on market $225,000 Active 215 DOM
10. 2026-06-07
    days on market $225,000 Active 214 DOM
11. 2026-06-05
    days on market $225,000 Active 211 DOM
12. 2026-06-03
    days on market $225,000 Active 210 DOM
13. 2026-06-02
    days on market $225,000 Active 209 DOM
14. 2026-06-01
    days on market $225,000 Active 208 DOM
15. 2026-05-31
    days on market $225,000 Active 207 DOM
16. 2025-11-04
    listed $225,000 Active 801-char remark

    Show marketing remark (796 chars)

    This Charming cottage-style home in the highly sought-after Gentility Area is move in ready very warm and inviting atmosphere ! Offers 4 bedrooms 2 full bath , spacious living room , large kitchen with plenty of cabinets great for storage , lots of natural light throughout out the home , central & heat , super cute covered front porch area to sip on your morning coffee or tea. Primary Suite is spacious in size with a on-suite bathroom with a large bathroom with tub/shower combo, Ample off-street parking a must see to appreciate ! This home is has easy access to I-10, Fairgrounds, Downtown, City Park, Bayou St John, LSU Dentistry and just a 9 min ride to the lake and 14 min ride to downtown plus you will be just a few steps away from Mirabeau water garden. Located in a X Flood zone.

17. 2025-11-04
    listed $225,000 Active 796-char remark

    Show marketing remark (796 chars)

    This Charming cottage-style home in the highly sought-after Gentility Area is move in ready very warm and inviting atmosphere ! Offers 4 bedrooms 2 full bath , spacious living room , large kitchen with plenty of cabinets great for storage , lots of natural light throughout out the home , central & heat , super cute covered front porch area to sip on your morning coffee or tea. Primary Suite is spacious in size with a on-suite bathroom with a large bathroom with tub/shower combo, Ample off-street parking a must see to appreciate ! This home is has easy access to I-10, Fairgrounds, Downtown, City Park, Bayou St John, LSU Dentistry and just a 9 min ride to the lake and 14 min ride to downtown plus you will be just a few steps away from Mirabeau water garden. Located in a X Flood zone.

18. 2008-07-28
    soldstatus $15,000
19. 2003-07-22
    soldstatus $72,000
20. 2003-06-06
    listed $83,500
21. 2003-06-06
    listed $83,500

ⓘ 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: $2,417 · $201/mo
• Projected year-2 tax: $2,417 · $201/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 ≥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: $24,501
• − Mortgage interest: −$12,603
• − Property taxes: −$2,417
• − Insurance: −$1,922
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$6,545
• Taxable loss: −$2,908
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $1,555/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

+169.5% since first listed

6 events — show timeline

• 2025-11-04 Listed $225,000 AcadianaMLS
• 2025-11-04 Listed $225,000 GSREIN
• 2008-07-28 Sold (Public Records) $15,000 Public Records
• 2003-07-22 Sold (MLS) $72,000 GSREIN
• 2003-06-06 Listed $83,500 AcadianaMLS
• 2003-06-06 Listed $83,500 GSREIN

Property tax history

+3.4%/yr

Latest (2026): $2,417 · +1.1% YoY. Source: county tax records.