14062 Partridge Ln · New Orleans, LA 70128

$109,500

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 89 Days on market

Built 1983 $76/sqft · 25% below area Est $136k · 20% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +4.0/5.0
• 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 2-bedroom, 2-bath home located in an established neighborhood just minutes from the interstate for easy commuting. This property offers a functional layout with solid bones and great potential to shine with a few cosmetic updates and minor improvements. An excellent opportunity for first-time buyers looking to build equity or investors seeking a smart value-add addition to their portfolio. Priced to sale — don’t miss this opportunity!

Key facts

• 2 parking spots
• Built 1983
• Listed 89 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 15 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 $757 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($103k) 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 $59k; list at $110k implies a 86% 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 $102,930 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.37% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.43%
• DSCR: 1.78
• GRM: 6.1

CMA / ARV

• ARV (median comp): $136,486
• List price: $109,500
• Delta: -19.77%
• 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
7663 Stonewood St	0.16mi	3/2.0	1,375 (-4%)	7mo	$90,000	$65	79
7562 Forum Blvd	0.26mi	4/2.0 (+1)	1,380 (-4%)	1mo	$98,000	$71	75
7633 Stonewood St	0.13mi	3/2.0	1,267 (-12%)	2mo	$125,000	$99	72
7009 Pinebrook Dr	0.41mi	3/2.0	1,400 (-3%)	11mo	$169,900	$121	67
7725 Tricia Ct	0.43mi	3/2.0	1,546 (+7%)	5mo	$150,000	$97	64
14754 Beekman. Rd	0.52mi	4/2.0 (+1)	1,500 (+4%)	1mo	$50,000	$33	63
14737 Emory Rd	0.40mi	3/2.0	1,344 (-7%)	10mo	$145,000	$108	62
13337 Curran Rd	0.65mi	3/2.0	1,496 (+4%)	2mo	$120,754	$81	62
8014 Buffalo Rd	0.48mi	4/2.0 (+1)	1,506 (+5%)	7mo	$170,000	$113	59
14812 Emory Rd	0.43mi	3/2.0	1,554 (+8%)	10mo	$150,000	$97	58
7500 Avon Park Blvd	0.13mi	3/2.0	1,238 (-14%)	15mo	$80,000	$65	58
7537 Scottwood Dr	0.47mi	3/2.0	1,618 (+12%)	14mo	$176,000	$109	46

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $6,436
• Equity at exit: $16,327

10-year hold

• IRR: 14.9%
• Equity multiple: 2.20×
• Total profit: $36,879
• Equity at exit: $9,468

Cash invested: $30,660 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$574
• Tax from tax record: −$116 /mo · $1,390/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $379

Break-even live

Break-even rent $1,015

Max offer price $109,500

Occupancy floor 70%

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7505 Shorewood Blvd New Orleans, LA	4.0	2.0	1700	$1,800	$1.06	24d	1	0.20mi
14031 Linden St New Orleans, LA	3.0	2.0	1200	$1,400	$1.17	24d	1	0.28mi
14509 Duane Rd New Orleans, LA	2.0	1.0	1150	$1,518	$1.32	24d	1	0.31mi
14530 Duane Rd New Orleans, LA	3.0	1.0	1150	$1,450	$1.26	3d	1	0.34mi
14530 Duane Rd New Orleans, LA	3.0	1.0	1150	$1,450	$1.26	3d	1	0.34mi
14724 Emory Rd New Orleans, LA	3.0	2.0	1400	$1,500	$1.07	24d	1	0.37mi
7501 Briarwood Dr New Orleans, LA	3.0	2.0	1500	$1,850	$1.23	24d	1	0.41mi
7843 Sail St New Orleans, LA	3.0	1.5	1500	$1,200	$0.80	24d	1	0.46mi
14900 Curran Rd New Orleans, LA	3.0	2.0	1221	$1,250	$1.02	24d	1	0.46mi
7849 Sail St New Orleans, LA	3.0	2.0	1395	$1,200	$0.86	24d	1	0.47mi
7851 Sail St New Orleans, LA	3.0	2.0	1395	$1,200	$0.86	24d	1	0.47mi
7808 Sun St New Orleans, LA	4.0	1.5	1500	$1,950	$1.30	24d	1	0.49mi
7825 Star St New Orleans, LA	2.0	1.0	982	$1,250	$1.27	24d	1	0.56mi
12345 I 10 Service Rd New Orleans, LA	1.0–2.0	1.0–2.0	746	$1,125	$1.51	2d	200	1.11mi
11967 Curran Rd New Orleans, LA	3.0	2.0	1100	$1,750	$1.59	3d	1	1.40mi

Listing history 3 events

1. 2026-02-24
   listed $109,500 Active 459-char remark

   Show marketing remark (448 chars)

   Charming 2-bedroom, 2-bath home located in an established neighborhood just minutes from the interstate for easy commuting. This property offers a functional layout with solid bones and great potential to shine with a few cosmetic updates and minor improvements. An excellent opportunity for first-time buyers looking to build equity or investors seeking a smart value-add addition to their portfolio. Priced to sale -- don't miss this opportunity!

2. 2026-02-24
   listed $109,500 Active 448-char remark

   Show marketing remark (448 chars)

   Charming 2-bedroom, 2-bath home located in an established neighborhood just minutes from the interstate for easy commuting. This property offers a functional layout with solid bones and great potential to shine with a few cosmetic updates and minor improvements. An excellent opportunity for first-time buyers looking to build equity or investors seeking a smart value-add addition to their portfolio. Priced to sale -- don't miss this opportunity!

3. 1985-08-07
   soldstatus $58,900

ⓘ 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: $1,390 · $116/mo
• Projected year-2 tax: $1,390 · $116/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 3/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,939
• − Mortgage interest: −$6,134
• − Property taxes: −$1,390
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$3,185
• Taxable income: $3,015
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $3,823/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

+85.9% since first listed

3 events — show timeline

• 2026-02-24 Listed $109,500 AcadianaMLS
• 2026-02-24 Listed $109,500 GSREIN
• 1985-08-07 Sold (Public Records) $58,900 Public Records

Property tax history

+1.6%/yr

Latest (2026): $1,390 · +1.1% YoY. Source: county tax records.