3610 Rue Delphine St · New Orleans, LA 70131

$215,000

4 bd · 2.0 ba · 2,305 sqft · SingleFamily public records · 19 Days on market

Built 1970 7,405 sqft lot Est $263k · 18% under

---

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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Rent growth +0.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Raised home in the beautiful Bocage Neighborhood of Old Aurora in Algiers. Currently 2305 sf 4 BR/2.5 BA, plus opportunity to absorb raised garage as an additional 400 sf living, possibly creating a downstairs Primary Bedroom & Bathroom.

Key facts

• 7,405 sq ft lot
• Parking
• Built 1970

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: 2 stories; Average condition; Raised foundation
• Construction: Brick construction; Shingle roof
• Exterior features: City lot; Rectangular lot

Interior

• Kitchen: Cooktop; Dishwasher; Oven; Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Gas heating; Has cooling
• Interior features: Gas fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $79 ($952/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $212k (1.5% 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: Rents falling (-9.2%/yr); 274 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 45% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $6k 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 19 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $103k; list at $215k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,775 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.08%
• DSCR: 1.45
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $262,770
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5401 Wimbledon Ct	0.38mi	4/2.5	2,290 (-1%)	1mo	$259,000	$113	78
3030 Hudson Pl	0.43mi	3/2.0 (-1)	2,412 (+5%)	2mo	$150,000	$62	65
6130 Shetland Dr	0.69mi	4/2.0	2,235 (-3%)	1mo	$325,000	$145	62
5858 Rhodes Ave	0.57mi	4/3.0	2,388 (+4%)	6mo	$241,000	$101	58
5942 Warwick Ct	0.57mi	3/2.0 (-1)	2,420 (+5%)	4mo	$219,000	$90	57
3631 Rue Andree Dr	0.36mi	4/3.0	2,562 (+11%)	7mo	$160,000	$62	55
5751 Carlisle Ct	0.38mi	3/2.0 (-1)	1,975 (-14%)	0mo	$257,500	$130	53
5885 Macarthur Blvd	0.53mi	4/2.0	2,008 (-13%)	1mo	$271,000	$135	53
4450 Lennox Blvd	0.62mi	4/2.5	2,516 (+9%)	2mo	$385,000	$153	52
3350 Hyman Pl	0.48mi	3/2.5 (-1)	2,072 (-10%)	6mo	$236,500	$114	49
2711 Chelsea Dr	0.74mi	4/2.0	2,064 (-10%)	7mo	$274,000	$133	42
3858 S Inwood Ave	0.71mi	4/3.0	2,615 (+13%)	1mo	$265,500	$102	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: -17.7%
• Equity multiple: 0.40×
• Total profit: $-36,406
• Equity at exit: $32,057

10-year hold

• IRR: -18.6%
• Equity multiple: 0.16×
• Total profit: $-50,740
• Equity at exit: $18,589

Cash invested: $60,200 (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 70131

• Home prices YoY: -12.0%
• Rents YoY: -9.2%
• Active inventory: 274
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,329 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$90
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $79

Break-even live

Break-even rent $2,228

Max offer price $215,000

Occupancy floor 92%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3738 Somerset Dr New Orleans, LA	4.0	2.0	2247	$3,000	$1.34	14d	1	0.18mi
3751 Herald St New Orleans, LA	4.0	2.0	1624	$2,150	$1.32	23d	1	0.22mi
3511 Hyman Pl New Orleans, LA	3.0	2.0	1975	$2,700	$1.37	1d	1	0.47mi
6015 Carlisle Ct New Orleans, LA	3.0	2.0	2300	$1,800	$0.78	16d	1	0.57mi
2741 Chelsea Dr New Orleans, LA	4.0	2.5	2382	$2,500	$1.05	16d	1	0.69mi
4254 Maple Leaf Dr New Orleans, LA	1.0–3.0	1.0–2.5	1354	$1,687	$1.25	1d	8	0.71mi
6021 Brighton Pl New Orleans, LA	4.0	3.0	1840	$3,100	$1.68	16d	1	0.75mi
5801 Albany Ct New Orleans, LA	4.0	2.5	2160	$2,000	$0.93	23d	1	0.80mi
5823 Tullis Dr New Orleans, LA	3.0	1.5	1637	$1,600	$0.98	23d	1	0.96mi
1410 Kabel Dr New Orleans, LA	3.0	2.0	2200	$2,200	$1.00	23d	1	1.06mi
3619 Pittari Pl New Orleans, LA	4.0	2.0	2000	$2,200	$1.10	23d	1	1.19mi
3653 Timber Bluff Ln New Orleans, LA	4.0	2.0	1800	$2,500	$1.39	43d	1	1.24mi
3200 Lancaster St New Orleans, LA	4.0	2.0	1678	$2,200	$1.31	23d	1	1.32mi
502 Behrman Hwy Gretna, LA	4.0	2.0	1600	$1,750	$1.09	4d	1	1.33mi
2001 Saint Nick Dr New Orleans, LA	4.0	2.5	2400	$2,300	$0.96	23d	1	1.37mi
500 Behrman Hwy Gretna, LA	3.0	1.5	1600	$1,750	$1.09	4d	1	1.38mi
103 Danny Dr New Orleans, LA	4.0	2.0	2040	$2,400	$1.18	23d	1	1.39mi
517 Diplomat St Terrytown, LA	3.0	2.0	1850	$2,000	$1.08	4d	1	1.45mi
21 Carriage Ln New Orleans, LA	3.0	2.5	1900	$2,000	$1.05	21d	1	1.49mi

Listing history 13 events

1. 2026-06-18
   days on market $215,000 Active 19 DOM
2. 2026-06-17
   days on market $215,000 Active 18 DOM
3. 2026-06-16
   days on market $215,000 Active 17 DOM
4. 2026-06-15
   days on market $215,000 Active 16 DOM
5. 2026-06-13
   days on market $215,000 Active 14 DOM
6. 2026-06-10
   days on market $215,000 Active 11 DOM
7. 2026-06-09
   days on market $215,000 Active 10 DOM
8. 2026-06-08
   days on market $215,000 Active 9 DOM
9. 2026-06-07
   days on market $215,000 Active 8 DOM
10. 2026-06-05
    days on market $215,000 Active 5 DOM
11. 2026-06-03
    days on market $215,000 Active 4 DOM
12. 2026-06-02
    days on market $215,000 Active 3 DOM
13. 2026-06-01
    days on market $215,000 Active 2 DOM

ⓘ 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: $1,402 · $117/mo
• Projected year-2 tax: $1,402 · $117/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 9/10 Extreme FEMA zone AE · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 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: $27,947
• − Mortgage interest: −$12,043
• − Property taxes: −$1,402
• − Insurance: −$6,194
• − Repairs & maintenance: −$2,236
• − Management: −$2,236
• − Depreciation: −$6,255
• Taxable loss: −$2,418
• Est. tax savings @ 24.0%: +$580
• After-tax cash flow: $1,533/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): 25,151
• Household income: $62,389
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 707.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 62% White 20% Hispanic / Latino 11% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 4% Hispanic 1%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 9% Vietnamese 2% 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: ▼ -28.08%
• Current HPI: 206.7552
• Rent YoY: ▼ -9.23%
• 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

+108.1% since first listed

3 events — show timeline

• 2026-05-30 Listed $215,000 AcadianaMLS
• 2026-05-30 Listed $215,000 GSREIN
• 1989-07-17 Sold (Public Records) $103,320 Public Records

Property tax history

-0.9%/yr

Latest (2026): $1,402 · +0.0% YoY. Source: county tax records.