5680 New England · New Orleans, LA 70129

$115,300

4 bd · 3.5 ba · 3,316 sqft · SingleFamily public records · 85 Days on market

Built 1985 5,505 sqft lot

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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 +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in this four bedroom, two and a half bathroom home. Interior features include a spacious island kitchen and a cozy fireplace in the living area. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

Key facts

• Island kitchen
• Cozy fireplace
• 5,505 sq ft lot

Tags

• ISLAND KITCHEN
• COZY FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $115k.

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 $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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: 139 active listings in the ZIP; 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 $797 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; 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 $108,382 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.67% ✓
• Cap rate: 12.71%
• Cash-on-cash: 22.93%
• DSCR: 2.02
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.51×
• Total profit: $16,513
• Equity at exit: $17,192

10-year hold

• IRR: 21.8%
• Equity multiple: 2.86×
• Total profit: $60,076
• Equity at exit: $9,969

Cash invested: $32,284 (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 70129

• Active inventory: 139
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,924 medium
• Mortgage (P&I): −$605
• Tax from tax record: −$251 /mo · $3,009/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $550

Break-even live

Break-even rent $1,228

Max offer price $115,300

Occupancy floor 66%

Sensitivity live

Price	-10% $616	-5% $583	+0% $550	+5% $518	+10% $485
Rent	-10% $398	-5% $474	+0% $550	+5% $627	+10% $703
Rate	-1.0pp $609	-0.5pp $580	base $550	+0.5pp $521	+1.0pp $490

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: $28,825
• Closing costs: $3,459
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-09
   status Pending 366-char remark

   Show marketing remark (366 chars)

   Opportunity awaits in this four bedroom, two and a half bathroom home. Interior features include a spacious island kitchen and a cozy fireplace in the living area. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

2. 2026-04-09
   status Pending

   Show marketing remark (366 chars)

   Opportunity awaits in this four bedroom, two and a half bathroom home. Interior features include a spacious island kitchen and a cozy fireplace in the living area. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

3. 2026-03-26
   price $115,300 366-char remark

   Show marketing remark (366 chars)

   Opportunity awaits in this four bedroom, two and a half bathroom home. Interior features include a spacious island kitchen and a cozy fireplace in the living area. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

4. 2026-03-26
   price $115,300

   Show marketing remark (366 chars)

   Opportunity awaits in this four bedroom, two and a half bathroom home. Interior features include a spacious island kitchen and a cozy fireplace in the living area. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

5. 2026-03-10
   price $127,400 366-char remark

   Show marketing remark (366 chars)

   Opportunity awaits in this four bedroom, two and a half bathroom home. Interior features include a spacious island kitchen and a cozy fireplace in the living area. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

6. 2026-03-10
   price $127,400

   Show marketing remark (366 chars)

   Opportunity awaits in this four bedroom, two and a half bathroom home. Interior features include a spacious island kitchen and a cozy fireplace in the living area. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

7. 2026-02-20
   price $139,500 366-char remark

   Show marketing remark (366 chars)

   Opportunity awaits in this four bedroom, two and a half bathroom home. Interior features include a spacious island kitchen and a cozy fireplace in the living area. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

8. 2026-02-20
   price $139,500

   Show marketing remark (366 chars)

   Opportunity awaits in this four bedroom, two and a half bathroom home. Interior features include a spacious island kitchen and a cozy fireplace in the living area. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

9. 2026-01-30
   price $154,800 366-char remark

   Show marketing remark (366 chars)

   Opportunity awaits in this four bedroom, two and a half bathroom home. Interior features include a spacious island kitchen and a cozy fireplace in the living area. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

10. 2026-01-30
    price $154,800

    Show marketing remark (366 chars)

    Opportunity awaits in this four bedroom, two and a half bathroom home. Interior features include a spacious island kitchen and a cozy fireplace in the living area. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

11. 2026-01-14
    listed $174,900 Active 366-char remark

    Show marketing remark (366 chars)

    Opportunity awaits in this four bedroom, two and a half bathroom home. Interior features include a spacious island kitchen and a cozy fireplace in the living area. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

12. 2026-01-14
    listed $174,900 Active

    Show marketing remark (366 chars)

    Opportunity awaits in this four bedroom, two and a half bathroom home. Interior features include a spacious island kitchen and a cozy fireplace in the living area. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

13. 1988-11-07
    soldstatus $92,900

ⓘ 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: $3,009 · $251/mo
• Projected year-2 tax: $3,009 · $251/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 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: $23,094
• − Mortgage interest: −$6,459
• − Property taxes: −$3,009
• − Insurance: −$1,374
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$3,354
• Taxable income: $5,204
• Est. tax owed @ 24.0%: −$1,249
• After-tax cash flow: $5,357/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): 10,219

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 0.65)
• Race & ethnicity: Black 49% Asian 29% Hispanic / Latino 12% White 8% Two or more races 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 32% · Vietnam, Canada, Jamaica
• Languages at home: 63% English-only · Vietnamese 29% Spanish 8%

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: ▼ -80.58%
• Current HPI: 116.8578
• 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

+24.1% since first listed

13 events — show timeline

• 2026-04-09 Pending — AcadianaMLS
• 2026-04-09 Pending — GSREIN
• 2026-03-26 Price Changed $115,300 AcadianaMLS
• 2026-03-26 Price Changed $115,300 GSREIN
• 2026-03-10 Price Changed $127,400 AcadianaMLS
• 2026-03-10 Price Changed $127,400 GSREIN
• 2026-02-20 Price Changed $139,500 AcadianaMLS
• 2026-02-20 Price Changed $139,500 GSREIN
• 2026-01-30 Price Changed $154,800 AcadianaMLS
• 2026-01-30 Price Changed $154,800 GSREIN
• 2026-01-14 Listed $174,900 GSREIN
• 2026-01-14 Listed $174,900 AcadianaMLS
• 1988-11-07 Sold (Public Records) $92,900 Public Records

Property tax history

+3.7%/yr

Latest (2026): $3,009 · +1.1% YoY. Source: county tax records.