6416 N Galvez St · New Orleans, LA 70117

$130,000

5 bd · 2.0 ba · 1,478 sqft · SingleFamily public records · 99 Days on market

Built 2008 Fair condition 5,227 sqft lot $88/sqft · 57% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for room to spread out? This 5-bed, 2-bath home delivers 1,611 sq ft of comfortable living space, a large primary suite, and recent updates including a newer roof and A/C. Located in the St.

Key facts

• Generous lot
• Newer roof
• A/c

Tags

• LARGE PRIMARY SUITE
• NEWER ROOF
• A/C
• OFF-STREET PARKING
• GENEROUS LOT
• ST. CLAUDE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $801 ($10k/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: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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.
• 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 rising (+2.5%/yr); 643 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 65d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $899 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $130k implies a 1200% 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 $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.63% ✓
• Cap rate: 14.30%
• Cash-on-cash: 28.59%
• DSCR: 2.27
• GRM: 5.1

CMA / ARV

• ARV (median comp): $328,006
• List price: $130,000
• Delta: -60.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1629 St. Maurice Ave	0.35mi	4/2.0 (-1)	1,348 (-9%)	12mo	$150,000	$111	54
1814 Alabo St	0.46mi	4/3.0 (-1)	1,652 (+12%)	15mo	$165,000	$100	37
1604 Schnell Dr	0.63mi	4/2.0 (-1)	1,719 (+16%)	9mo	$254,900	$148	33
6231-33 Dauphine St	0.94mi	4/4.0 (-1)	1,608 (+9%)	8mo	$85,000	$53	31
105 Cougar Dr	0.71mi	4/2.5 (-1)	1,700 (+15%)	8mo	$299,000	$176	28
409 Serpas Dr	1.09mi	4/2.0 (-1)	1,692 (+14%)	14mo	$220,000	$130	24

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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 1.79×
• Total profit: $28,880
• Equity at exit: $19,383

10-year hold

• IRR: 27.6%
• Equity multiple: 3.38×
• Total profit: $86,506
• Equity at exit: $11,240

Cash invested: $36,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 1 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $221,950 ($164/sqft)
• Median days on market: 100 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +35.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70117

• Rents YoY: 2.5%
• Active inventory: 643
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$682
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $801

Break-even live

Break-even rent $1,100

Max offer price $130,000

Occupancy floor 57%

Sensitivity live

Price	-10% $875	-5% $838	+0% $801	+5% $764	+10% $727
Rent	-10% $634	-5% $717	+0% $801	+5% $884	+10% $968
Rate	-1.0pp $866	-0.5pp $834	base $801	+0.5pp $767	+1.0pp $733

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: $32,500
• Closing costs: $3,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1824 Saint Maurice Ave New Orleans, LA	4.0	2.0	1500	$1,500	$1.00	72d	1	0.23mi
1511 Schnell Dr Arabi, LA	4.0	3.0	1700	$1,850	$1.09	52d	1	0.68mi
1314 Lamanche St New Orleans, LA	4.0	1.0	1300	$2,100	$1.62	65d	1	0.74mi
1327 Fats Domino Ave Unit B New Orleans, LA	4.0	2.0	1200	$2,200	$1.83	32d	1	0.75mi
1327 Fats Domino Ave Unit B New Orleans, LA	4.0	2.0	1200	$2,200	$1.83	65d	1	0.75mi
1838 Egania St New Orleans, LA	4.0	2.0	1080	$2,190	$2.03	32d	1	0.86mi
5461 Saint Claude Ave New Orleans, LA	4.0	2.0	1250	$2,350	$1.88	72d	1	0.94mi
932 Lamanche St New Orleans, LA	4.0	2.0	1200	$2,050	$1.71	32d	1	0.95mi
5459 Saint Claude Ave Unit 5461 New Orleans, LA	4.0	2.0	1454	$2,350	$1.62	72d	1	0.95mi

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public waterPublic sewer
• Home design: Detached single-family residenceResidential property
• Construction: Brick constructionSlab foundationBuilt living area 1,611
• Exterior features: Wood fencingLot dimensions approximately 52 x 100

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Central heating and central air conditioning

Listing history 50 events

1. 2026-08-08
   days on market $130,000 Active 99 DOM
2. 2026-08-07
   days on market $130,000 Active 98 DOM
3. 2026-08-06
   days on market $130,000 Active 97 DOM
4. 2026-08-05
   days on market $130,000 Active 96 DOM
5. 2026-08-04
   days on market $130,000 Active 95 DOM
6. 2026-08-03
   days on market $130,000 Active 94 DOM
7. 2026-07-31
   days on market $130,000 Active 91 DOM
8. 2026-07-30
   days on market $130,000 Active 89 DOM
9. 2026-07-28
   days on market $130,000 Active 88 DOM
10. 2026-07-24
    days on market $130,000 Active 84 DOM
11. 2026-07-23
    days on market $130,000 Active 83 DOM
12. 2026-07-22
    days on market $130,000 Active 82 DOM
13. 2026-07-21
    days on market $130,000 Active 81 DOM
14. 2026-07-20
    pricedays on market $130,000 Active 80 DOM
15. 2026-07-18
    days on market $140,000 Active 78 DOM
16. 2026-07-18
    days on market $140,000 Active 77 DOM
17. 2026-07-16
    days on market $140,000 Active 76 DOM
18. 2026-07-15
    days on market $140,000 Active 75 DOM
19. 2026-07-14
    days on market $140,000 Active 74 DOM
20. 2026-07-13
    days on market $140,000 Active 73 DOM
21. 2026-07-13
    days on market $140,000 Active 72 DOM
22. 2026-07-11
    days on market $140,000 Active 71 DOM
23. 2026-07-10
    days on market $140,000 Active 70 DOM
24. 2026-07-09
    days on market $140,000 Active 69 DOM
25. 2026-07-07
    days on market $140,000 Active 67 DOM
26. 2026-07-06
    days on market $140,000 Active 66 DOM
27. 2026-07-05
    days on market $140,000 Active 65 DOM
28. 2026-07-03
    days on market $140,000 Active 63 DOM
29. 2026-07-02
    days on market $140,000 Active 62 DOM
30. 2026-07-01
    days on market $140,000 Active 61 DOM
31. 2026-06-30
    days on market $140,000 Active 60 DOM
32. 2026-06-29
    days on market $140,000 Active 59 DOM
33. 2026-06-28
    days on market $140,000 Active 58 DOM
34. 2026-06-27
    days on market $140,000 Active 57 DOM
35. 2026-06-27
    days on market $140,000 Active 56 DOM
36. 2026-06-25
    days on market $140,000 Active 54 DOM
37. 2026-06-22
    days on market $140,000 Active 52 DOM
38. 2026-06-21
    pricedays on market $140,000 Active 51 DOM
39. 2026-06-18
    days on market $150,000 Active 48 DOM
40. 2026-06-17
    days on market $150,000 Active 47 DOM
41. 2026-06-16
    days on market $150,000 Active 46 DOM
42. 2026-06-15
    days on market $150,000 Active 45 DOM
43. 2026-06-13
    days on market $150,000 Active 43 DOM
44. 2026-06-10
    days on market $150,000 Active 40 DOM
45. 2026-06-09
    days on market $150,000 Active 39 DOM
46. 2026-06-08
    days on market $150,000 Active 38 DOM
47. 2026-06-07
    days on market $150,000 Active 37 DOM
48. 2026-06-05
    days on market $150,000 Active 34 DOM
49. 2026-06-03
    days on market $150,000 Active 33 DOM
50. 2026-06-02
    days on market $150,000 Active 32 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: $801 · $67/mo
• Projected year-2 tax: $801 · $67/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) · 76% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,367
• − Mortgage interest: −$7,282
• − Property taxes: −$801
• − Insurance: −$1,448
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$3,782
• Taxable income: $7,996
• Est. tax owed @ 24.0%: −$1,919
• After-tax cash flow: $7,692/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab Est. rehab $36,950–$66,510 screening

This 5-bedroom, 2-bathroom home in the St. Claude neighborhood has recently updated roof and HVAC, but requires kitchen and bathroom updates, exterior painting, and flooring replacement to improve its condition and value.

Repairs flagged

• Major Kitchen flooring — The flooring appears to be outdated and in need of replacement.
• Moderate Bathroom updates — The bathrooms need updates to modernize the space and improve functionality.
• Minor Exterior siding — The exterior siding has some discoloration and wear, which could be addressed with a fresh coat of paint.
• Major Flooring replacement — The carpeted flooring in the living areas is outdated and in need of replacement.

Value-add opportunities

• Resale Kitchen flooring replacement — Replacing the outdated kitchen flooring will improve the overall appearance and functionality of the kitchen, making it more appealing to potential buyers. ↑
• Rental Bathroom updates — Updating the bathrooms will improve the functionality and appearance of the bathrooms, making the home more attractive to renters. ↑
• Both Exterior painting — Painting the exterior siding will improve the curb appeal of the home and make it more attractive to both buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Mary Bethune Elementary Literature/technology F LA #415/646 Nat'l #32,000/41,679 High Mcdonogh #35 College Preparatory School

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

A Composite livability gradescore 81/100

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 · 513,025 people
• City population: 338,817
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 25,652
• Household income: $45,764
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (60%)
• Race & ethnicity: Black 60% White 30% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 5% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 1%

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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: ▼ -177.22%
• Current HPI: 184.6061
• Rent YoY: ▲ 2.49%
• Metro: New Orleans-Metairie, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public waterPublic sewer
• Home design: Detached single-family residenceResidential property
• Construction: Brick constructionSlab foundationBuilt living area 1,611
• Exterior features: Wood fencingLot dimensions approximately 52 x 100

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Central heating and central air conditioning

Price history

+368.8% since first listed

17 events — show timeline

• 2026-05-01 Listed $150,000 AcadianaMLS
• 2026-05-01 Listed $150,000 GBRMLS
• 2025-04-16 Listed $239,500 GBRMLS
• 2025-04-15 Listed $239,500 AcadianaMLS
• 2023-06-27 Price Changed $114,000 GSREIN
• 2023-05-28 Listed $114,000 AcadianaMLS
• 2021-12-15 Price Changed $112,000 GSREIN
• 2021-10-19 Price Changed $119,000 GSREIN
• 2021-10-04 Price Changed $139,000 GSREIN
• 2021-09-19 Listed $112,000 AcadianaMLS
• 2014-03-25 Listed $144,500 GSREIN
• 2014-03-25 Listed $144,500 AcadianaMLS
• 2012-01-06 Sold (Public Records) $10,000 Public Records
• 2005-07-28 Sold (MLS) — GSREIN
• 2005-07-08 Listed $35,000 GSREIN
• 2005-07-08 Listed $35,000 AcadianaMLS
• 1993-01-20 Sold (Public Records) $32,000 Public Records

Property tax history

+13.6%/yr

Latest (2026): $801 · +1.1% YoY. Source: county tax records.