4022 Prentiss Ave · New Orleans, LA 70126

$129,900

4 bd · 2.5 ba · 1,822 sqft · SingleFamily public records · 126 Days on market

Built 1973 5,662 sqft lot $71/sqft · 44% below area Est $233k · 44% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

3 Bedroom / 2 Full Bath home with solid brick exterior. Features spacious living room, separate dining area, in-door laundry room, and lots of storage space! Great location near Southern University New Orleans' campus and the Joseph M. Bartholomew Municipal Golf Course! Sold in present condition. Seller requires proof of funds or mortgage pre-approval with all offers. Won't last long! Call your agent today to schedule your private showing.

Key facts

• In-door laundry room
• Solid brick exterior
• Spacious living room

Tags

• SOLID BRICK EXTERIOR
• SPACIOUS LIVING ROOM
• SEPARATE DINING AREA
• IN-DOOR LAUNDRY ROOM
• LOTS OF STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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; 21 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 $2,106/mo this rent would consume 61% 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 $898 of loan paydown is wiped out by about $4k 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 126 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.62% ✓
• Cap rate: 13.32%
• Cash-on-cash: 25.08%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

• ARV (median comp): $232,617
• List price: $129,900
• Delta: -44.16%
• 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
6128 Campus Blvd	0.32mi	3/2.0 (-1)	1,760 (-3%)	3mo	$314,000	$178	70
4985 Feliciana Dr	0.47mi	4/2.0	1,900 (+4%)	1mo	$240,000	$126	68
4717 Mendez St	0.42mi	3/2.5 (-1)	1,916 (+5%)	2mo	$133,300	$70	65
2535 Athis St	0.52mi	4/2.5	1,930 (+6%)	1mo	$355,000	$184	65
5519 Baccich St	0.25mi	4/3.5	2,089 (+15%)	3mo	$196,875	$94	57
2444 Allen Toussaint Blvd	0.71mi	3/2.0 (-1)	1,799 (-1%)	3mo	$408,000	$227	55
5145 Lafaye St	0.51mi	4/3.0	1,616 (-11%)	2mo	$321,000	$199	54
6429 Eads St	0.66mi	3/2.0 (-1)	1,750 (-4%)	4mo	$305,000	$174	52
5134 Gallier Dr	0.59mi	3/2.0 (-1)	1,659 (-9%)	2mo	$275,000	$166	48
6308 Peoples Ave	0.50mi	3/2.0 (-1)	1,588 (-13%)	1mo	$107,000	$67	47
4946 Franklin Ave	0.69mi	3/2.5 (-1)	1,986 (+9%)	1mo	$317,500	$160	47
4571 Feliciana Dr	0.74mi	3/2.0 (-1)	1,571 (-14%)	1mo	$195,000	$124	35

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-5,677
• Equity at exit: $19,369

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-229
• Equity at exit: $11,231

Cash invested: $36,372 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,106 high
• Mortgage (P&I): −$681
• Tax from tax record: −$168 /mo · $2,021/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $334

Break-even live

Break-even rent $1,684

Max offer price $129,900

Occupancy floor 79%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	0.11mi
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	24d	1	0.48mi
6416 Baccich St New Orleans, LA	3.0	2.0	1908	$2,500	$1.31	44d	1	0.58mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	12d	1	0.59mi
5925 Pauline Dr New Orleans, LA	3.0	2.0	1566	$2,325	$1.48	16d	1	0.61mi
2458 Athis St New Orleans, LA	4.0	2.0	1530	$2,200	$1.44	24d	1	0.62mi
5172 Venus St Unit 5172 New Orleans, LA	3.0	2.5	1864	$2,450	$1.31	24d	1	0.65mi
4767 Lafaye St New Orleans, LA	3.0	2.0	1469	$2,000	$1.36	24d	1	0.71mi
6329 Spain St New Orleans, LA	3.0	2.0	1545	$2,100	$1.36	16d	1	0.91mi
5718 Vermillion Blvd Unit A New Orleans, LA	3.0	1.0	1300	$2,000	$1.54	24d	1	1.10mi
6009 Pasteur Blvd New Orleans, LA	3.0	2.0	1250	$1,785	$1.43	24d	1	1.14mi
6010 Pasteur Blvd New Orleans, LA	4.0	3.0	2010	$2,600	$1.29	17d	1	1.18mi
3570 Gentilly Blvd New Orleans, LA	3.0	2.0	2390	$2,900	$1.21	44d	1	1.20mi
6217 Curie St New Orleans, LA	3.0	2.0	1700	$1,500	$0.88	24d	1	1.23mi
4618 Marigny St New Orleans, LA	3.0	1.0	1320	$1,900	$1.44	24d	1	1.23mi
5704 Count Ln New Orleans, LA	3.0	1.5	1572	$1,700	$1.08	24d	1	1.29mi
6079 Saint Anthony Ave New Orleans, LA	3.0	2.0	1400	$2,400	$1.71	16d	1	1.30mi
1940 Allen Toussaint Blvd Unit 1940 New Orleans, LA	3.0	2.0	1500	$1,600	$1.07	24d	1	1.36mi
1940 Allen Toussaint Blvd New Orleans, LA	3.0	2.0	1500	$1,550	$1.03	11d	1	1.36mi
1903 Rosary Dr New Orleans, LA	3.0	2.0	1500	$1,800	$1.20	24d	1	1.40mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	24d	1	1.45mi

Listing history 18 events

1. 2026-05-12
   status Pending 443-char remark

   Show marketing remark (445 chars)

   3 Bedroom / 2 Full Bath home with solid brick exterior. Features spacious living room, separate dining area, in-door laundry room, and lots of storage space! Great location near Southern University New Orleans' campus and the Joseph M. Bartholomew Municipal Golf Course! Sold in present condition. Seller requires proof of funds or mortgage pre-approval with all offers. Won't last long! Call your agent today to schedule your private showing.

2. 2026-05-12
   status Pending 445-char remark

   Show marketing remark (445 chars)

   3 Bedroom / 2 Full Bath home with solid brick exterior. Features spacious living room, separate dining area, in-door laundry room, and lots of storage space! Great location near Southern University New Orleans' campus and the Joseph M. Bartholomew Municipal Golf Course! Sold in present condition. Seller requires proof of funds or mortgage pre-approval with all offers. Won't last long! Call your agent today to schedule your private showing.

3. 2026-04-21
   price $129,900 443-char remark

   Show marketing remark (445 chars)

   3 Bedroom / 2 Full Bath home with solid brick exterior. Features spacious living room, separate dining area, in-door laundry room, and lots of storage space! Great location near Southern University New Orleans' campus and the Joseph M. Bartholomew Municipal Golf Course! Sold in present condition. Seller requires proof of funds or mortgage pre-approval with all offers. Won't last long! Call your agent today to schedule your private showing.

4. 2026-04-21
   price $129,900 445-char remark

   Show marketing remark (445 chars)

   3 Bedroom / 2 Full Bath home with solid brick exterior. Features spacious living room, separate dining area, in-door laundry room, and lots of storage space! Great location near Southern University New Orleans' campus and the Joseph M. Bartholomew Municipal Golf Course! Sold in present condition. Seller requires proof of funds or mortgage pre-approval with all offers. Won't last long! Call your agent today to schedule your private showing.

5. 2026-03-20
   price $134,900 443-char remark

   Show marketing remark (445 chars)

   3 Bedroom / 2 Full Bath home with solid brick exterior. Features spacious living room, separate dining area, in-door laundry room, and lots of storage space! Great location near Southern University New Orleans' campus and the Joseph M. Bartholomew Municipal Golf Course! Sold in present condition. Seller requires proof of funds or mortgage pre-approval with all offers. Won't last long! Call your agent today to schedule your private showing.

6. 2026-03-20
   price $134,900 445-char remark

   Show marketing remark (445 chars)

   3 Bedroom / 2 Full Bath home with solid brick exterior. Features spacious living room, separate dining area, in-door laundry room, and lots of storage space! Great location near Southern University New Orleans' campus and the Joseph M. Bartholomew Municipal Golf Course! Sold in present condition. Seller requires proof of funds or mortgage pre-approval with all offers. Won't last long! Call your agent today to schedule your private showing.

7. 2026-02-18
   price $139,900 443-char remark

   Show marketing remark (445 chars)

   3 Bedroom / 2 Full Bath home with solid brick exterior. Features spacious living room, separate dining area, in-door laundry room, and lots of storage space! Great location near Southern University New Orleans' campus and the Joseph M. Bartholomew Municipal Golf Course! Sold in present condition. Seller requires proof of funds or mortgage pre-approval with all offers. Won't last long! Call your agent today to schedule your private showing.

8. 2026-02-18
   price $139,900 445-char remark

   Show marketing remark (445 chars)

   3 Bedroom / 2 Full Bath home with solid brick exterior. Features spacious living room, separate dining area, in-door laundry room, and lots of storage space! Great location near Southern University New Orleans' campus and the Joseph M. Bartholomew Municipal Golf Course! Sold in present condition. Seller requires proof of funds or mortgage pre-approval with all offers. Won't last long! Call your agent today to schedule your private showing.

9. 2026-01-05
   listed $149,900 Active 443-char remark

   Show marketing remark (445 chars)

   3 Bedroom / 2 Full Bath home with solid brick exterior. Features spacious living room, separate dining area, in-door laundry room, and lots of storage space! Great location near Southern University New Orleans' campus and the Joseph M. Bartholomew Municipal Golf Course! Sold in present condition. Seller requires proof of funds or mortgage pre-approval with all offers. Won't last long! Call your agent today to schedule your private showing.

10. 2026-01-05
    listed $149,900 Active 445-char remark

    Show marketing remark (445 chars)

    3 Bedroom / 2 Full Bath home with solid brick exterior. Features spacious living room, separate dining area, in-door laundry room, and lots of storage space! Great location near Southern University New Orleans' campus and the Joseph M. Bartholomew Municipal Golf Course! Sold in present condition. Seller requires proof of funds or mortgage pre-approval with all offers. Won't last long! Call your agent today to schedule your private showing.

11. 2025-12-02
    soldstatus $230,000
12. 2025-04-14
    historical $1,735
13. 2025-02-16
    historical $1,735
14. 2025-02-16
    listed $1,735
15. 2025-02-13
    listed $1,735
16. 2003-06-16
    soldstatus $72,500
17. 2003-02-11
    listed $75,500
18. 2003-02-11
    listed $75,500

ⓘ 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: $2,021 · $168/mo
• Projected year-2 tax: $2,021 · $168/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 AE · 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: $25,274
• − Mortgage interest: −$7,276
• − Property taxes: −$2,021
• − Insurance: −$5,768
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − Depreciation: −$3,779
• Taxable income: $2,386
• Est. tax owed @ 24.0%: −$573
• After-tax cash flow: $3,431/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

+72.1% since first listed

18 events — show timeline

• 2026-05-12 Pending — AcadianaMLS
• 2026-05-12 Pending — GSREIN
• 2026-04-21 Price Changed $129,900 AcadianaMLS
• 2026-04-21 Price Changed $129,900 GSREIN
• 2026-03-20 Price Changed $134,900 AcadianaMLS
• 2026-03-20 Price Changed $134,900 GSREIN
• 2026-02-18 Price Changed $139,900 AcadianaMLS
• 2026-02-18 Price Changed $139,900 GSREIN
• 2026-01-05 Listed $149,900 GSREIN
• 2026-01-05 Listed $149,900 AcadianaMLS
• 2025-12-02 Sold (Public Records) $230,000 Public Records
• 2025-04-14 Rental Removed $1,735 APPFOLIO
• 2025-02-16 Rental Removed $1,735 RENT.
• 2025-02-16 Listed for Rent $1,735 APPFOLIO
• 2025-02-13 Listed for Rent $1,735 RENT.
• 2003-06-16 Sold (MLS) $72,500 GSREIN
• 2003-02-11 Listed $75,500 GSREIN
• 2003-02-11 Listed $75,500 AcadianaMLS

Property tax history

-0.0%/yr

Latest (2026): $2,021 · +1.1% YoY. Source: county tax records.