4323 Dreux Ave · New Orleans, LA 70126

$160,000

4 bd · 2.0 ba · 1,647 sqft · SingleFamily public records · 3 Days on market

Built 1966 Est $245k · 35% 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 +7.5/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS 2-STORY HOME WITH 4 BEDROOMS AND 2 FULL BATHS IN CONVENIENT LOCATION. NICE SIZED LOT AND OFF-STREET PARKING WITH GARAGE. HOMES NEEDS A LITTLE TLC TO BE GREAT AGAIN.

Key facts

• Large bonus room
• Desirable location
• Oversized backyard

Tags

• SPACIOUS LAYOUT
• LARGE BONUS ROOM
• OVERSIZED BACKYARD
• CONVENIENTLY LOCATED
• DESIRABLE LOCATION

Property features AI

Exterior

• Parking: Garage
• Utilities: Electric service: Entergy
• Home design: Single family residence
• Construction: Construction materials: Other
• Exterior features: Composition roof

Interior

• Kitchen: Kitchen
• Bedrooms: Bedroom 1; Bedroom 2; Bedroom 3; Bedroom 4
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit cooling; Has heating (type: Other)
• Interior features: Living room; Dining room; Den

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 10.9% 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 (-0.2%/yr); 224 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,008/mo this rent would consume 58% of the median local household income ($42k/yr) (locally 1767% 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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 19y 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 $103k; list at $160k implies a 55% 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 $160,000

Questions for the listing agent

1. Built in 1966 — 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: 1.25% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.51%
• DSCR: 1.73
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $245,403
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5134 Gallier Dr	0.34mi	3/2.0 (-1)	1,659 (+1%)	2mo	$275,000	$166	76
4647 Dreux Ave	0.22mi	3/2.5 (-1)	1,724 (+5%)	5mo	$307,500	$178	71
4318 Mendez St	0.17mi	3/2.0 (-1)	1,508 (-8%)	3mo	$60,000	$40	71
5145 Lafaye St	0.49mi	4/3.0	1,616 (-2%)	2mo	$321,000	$199	68
4571 Feliciana Dr	0.43mi	3/2.0 (-1)	1,571 (-5%)	1mo	$195,000	$124	66
4978 Kendall Dr	0.17mi	3/2.0 (-1)	1,450 (-12%)	1mo	$205,000	$141	66
5917 Campus . Blvd	0.49mi	3/2.0 (-1)	1,518 (-8%)	1mo	$170,000	$112	58
4462 Eastern St	0.69mi	4/2.5	1,582 (-4%)	2mo	$235,000	$149	58
6128 Campus Blvd	0.63mi	3/2.0 (-1)	1,760 (+7%)	3mo	$314,000	$178	52
5757 Campus Blvd	0.42mi	3/2.5 (-1)	1,853 (+12%)	5mo	$265,000	$143	49
4759 Pauline Dr	0.63mi	4/2.0	1,867 (+13%)	2mo	$255,000	$137	47
5919 Pauline St	0.68mi	3/2.5 (-1)	1,887 (+15%)	4mo	$350,000	$185	34

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $3,196
• Equity at exit: $23,857

10-year hold

• IRR: 8.5%
• Equity multiple: 1.56×
• Total profit: $25,086
• Equity at exit: $13,834

Cash invested: $44,800 (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 70126

• Home prices YoY: -17.0%
• Rents YoY: -0.2%
• Active inventory: 224
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$839
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $550

Break-even live

Break-even rent $1,312

Max offer price $160,000

Occupancy floor 68%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5550 Press Dr New Orleans, LA	3.0	2.0	1640	$2,000	$1.22	16d	1	0.22mi
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	23d	1	0.30mi
4936 Baccich St New Orleans, LA	3.0	1.0	1053	$1,700	$1.61	23d	1	0.52mi
4767 Lafaye St New Orleans, LA	3.0	2.0	1469	$2,000	$1.36	23d	1	0.59mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	11d	1	0.60mi
5925 Pauline Dr New Orleans, LA	3.0	2.0	1566	$2,325	$1.48	16d	1	0.67mi
5172 Venus St Unit 5172 New Orleans, LA	3.0	2.5	1864	$2,450	$1.31	23d	1	0.69mi
2458 Athis St New Orleans, LA	4.0	2.0	1530	$2,200	$1.44	23d	1	0.84mi
6416 Baccich St New Orleans, LA	3.0	2.0	1908	$2,500	$1.31	43d	1	0.91mi
6530 Peoples Ave New Orleans, LA	3.0	2.0	1200	$1,800	$1.50	23d	1	0.97mi
5519 Mandeville St New Orleans, LA	3.0	1.0	1125	$1,650	$1.47	3d	1	1.02mi
2701 03 Frankfort St New Orleans, LA	3.0	1.0	1100	$1,850	$1.68	23d	1	1.13mi
4618 Marigny St New Orleans, LA	3.0	1.0	1320	$1,900	$1.44	23d	1	1.20mi
6329 Spain St New Orleans, LA	3.0	2.0	1545	$2,100	$1.36	16d	1	1.20mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	23d	1	1.25mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	23d	1	1.30mi
5718 Vermillion Blvd Unit A New Orleans, LA	3.0	1.0	1300	$2,000	$1.54	23d	1	1.30mi
5723 Pasteur Blvd New Orleans, LA	3.0	2.0	1150	$1,700	$1.48	17d	1	1.33mi
4409 Skyview Dr New Orleans, LA	4.0	2.5	1560	$1,700	$1.09	16d	1	1.34mi
5704 Count Ln New Orleans, LA	3.0	1.5	1572	$1,700	$1.08	23d	1	1.34mi
2647 Myrtle St Unit 2647 New Orleans, LA	4.0	2.0	1445	$2,550	$1.76	43d	1	1.34mi
5546 Pasteur Blvd Unit A New Orleans, LA	3.0	1.0	1200	$1,400	$1.17	23d	1	1.35mi
7702 Belcrest Pl New Orleans, LA	3.0	1.5	1150	$1,650	$1.43	23d	1	1.36mi
6009 Pasteur Blvd New Orleans, LA	3.0	2.0	1250	$1,785	$1.43	23d	1	1.37mi
4722 Shalimar Dr New Orleans, LA	3.0	2.0	1157	$1,400	$1.21	23d	1	1.40mi
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	23d	1	1.40mi
2646 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	17d	1	1.41mi
6010 Pasteur Blvd New Orleans, LA	4.0	3.0	2010	$2,600	$1.29	17d	1	1.41mi
2644 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	17d	1	1.41mi
6202 Vermillion Blvd New Orleans, LA	3.0	2.0	1200	$1,700	$1.42	16d	1	1.41mi
4527 Shalimar Dr New Orleans, LA	3.0	1.5	1174	$1,550	$1.32	23d	1	1.42mi
5151 Saint Anthony Ave New Orleans, LA	3.0	2.0	1200	$1,795	$1.50	16d	1	1.43mi
2739 Bay St Unit B New Orleans, LA	4.0	2.0	1400	$1,800	$1.29	20d	1	1.46mi
5322 Saint Anthony Ave New Orleans, LA	3.0	2.0	1192	$2,000	$1.68	16d	1	1.47mi
6217 Curie St New Orleans, LA	3.0	2.0	1700	$1,500	$0.88	23d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $160,000 Active 3 DOM
2. 2026-06-17
   days on market $160,000 Active 2 DOM
3. 2026-06-16
   days on marketlisting id $160,000 Active 1 DOM
4. 2026-06-15
   days on market $160,000 Active 2 DOM
5. 2026-06-13
   remarks 397-char remark
6. 2026-06-13
   listed $160,000 Active 1 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: $771 · $64/mo
• Projected year-2 tax: $880 · $73/mo
• Expected delta: +$109/yr (+$9/mo · 14.1%)

ⓘ 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 ≥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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,096
• − Mortgage interest: −$8,962
• − Property taxes: −$771
• − Insurance: −$1,598
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$4,655
• Taxable income: $4,255
• Est. tax owed @ 24.0%: −$1,021
• After-tax cash flow: $5,577/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): 27,047
• Household income: $41,709
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1767.0

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 (85%)
• Race & ethnicity: Black 85% Hispanic / Latino 6% Two or more races 5% White 5%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 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: ▼ -36.35%
• Current HPI: 177.355
• Rent YoY: ▼ -0.24%
• 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

+171.2% since first listed

22 events — show timeline

• 2026-06-12 Listed $160,000 AcadianaMLS
• 2016-04-22 Sold (MLS) $103,000 GSREIN
• 2016-03-10 Pending — GSREIN
• 2016-03-03 Contingent — GSREIN
• 2016-03-02 Listed $103,000 GSREIN
• 2016-03-02 Listed $103,000 AcadianaMLS
• 2016-03-02 Listing Removed — GSREIN
• 2016-03-01 Relisted — GSREIN
• 2016-02-23 Contingent — GSREIN
• 2016-02-01 Listed $103,000 GSREIN
• 2016-02-01 Listed $103,000 AcadianaMLS
• 2015-11-20 Listing Removed — GSREIN
• 2015-07-24 Price Changed $132,900 GSREIN
• 2015-06-29 Listed $140,000 GSREIN
• 2015-06-29 Listed $132,900 AcadianaMLS
• 2008-07-29 Sold (MLS) $132,000 GSREIN
• 2008-04-09 Listed $139,900 AcadianaMLS
• 2008-04-09 Listed $139,900 GSREIN
• 2008-04-08 Sold (Public Records) $38,000 Public Records
• 2008-04-04 Sold (MLS) $38,000 GSREIN
• 2007-08-02 Listed $59,000 GSREIN
• 2007-08-02 Listed $59,000 AcadianaMLS

Property tax history

-1.0%/yr

Latest (2026): $771 · -7.5% YoY. Source: county tax records.