4715 17 Lynhuber Dr · New Orleans, LA 70126

$214,999

6 bd · 2.0 ba · 2,126 sqft · MultiFamily public records · 92 Days on market

Built 1971 $101/sqft · 19% above area Est $181k · 19% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

LOOKING FOR AN INVESTMENT PROPERTY OR A PROPERTY THAT YOU CAN LIVE ON ONE SIDE AND RENT THE OTHER TO TAKE A LOAD OFF WITH YOUR MORTGAGE. ALL BRICK DOUBLE IN NEW ORLEANS EAST. 1 UNIT HAS 3 BEDS/1 BATH AND THE OTHER HAS 2 BEDS/1 BATH. BOTH UNITS ARE UNDERRENTED. EACH UNIT HAS OFF STREET PARKING AND SEPERATE BACK YARDS. SELLER MOTIVATED. SCHEDULE YOUR APPOINTMENT.

Key facts

• Off street parking
• Separate back yards
• Investment property

Tags

• INVESTMENT PROPERTY
• OFF STREET PARKING
• SEPARATE BACK YARDS

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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; lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,131/mo this rent would consume 90% 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 $6k 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 92 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 28y 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 $150k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $195,649 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.46% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.34%
• DSCR: 1.95
• GRM: 5.7

CMA / ARV

• ARV (median comp): $180,591
• List price: $214,999
• Delta: 19.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4651 53 Francis Dr	0.06mi	6/4.0	2,400 (+13%)	14mo	$205,000	$85	56
4525 27 Shalimar Dr	0.24mi	6/3.0	2,348 (+10%)	16mo	$166,000	$71	54
4540 42 Lafon Dr	0.60mi	5/3.0 (-1)	2,128 (+0%)	13mo	$225,000	$106	52
4533 Shalimar Dr	0.23mi	6/2.0	2,370 (+12%)	22mo	$227,000	$96	51
4524 26 Lafon Dr	0.61mi	5/3.0 (-1)	2,000 (-6%)	10mo	$223,000	$112	44

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,725
• Equity at exit: $32,057

10-year hold

• IRR: 4.3%
• Equity multiple: 1.27×
• Total profit: $16,051
• Equity at exit: $18,589

Cash invested: $60,200 (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: 11.1×

Monthly cashflow live

• Estimated rent: $3,131 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$186 /mo · $2,228/yr
• Insurance: −$90
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $644

Break-even live

Break-even rent $2,316

Max offer price $214,999

Occupancy floor 74%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,617
1× unit	2	1	$1,513
Total (2 units)			$3,131

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $214,999 Active 92 DOM
2. 2026-06-17
   days on market $214,999 Active 91 DOM
3. 2026-06-16
   days on market $214,999 Active 90 DOM
4. 2026-06-15
   days on market $214,999 Active 89 DOM
5. 2026-06-13
   days on market $214,999 Active 87 DOM
6. 2026-06-10
   days on market $214,999 Active 84 DOM
7. 2026-06-09
   days on market $214,999 Active 83 DOM
8. 2026-06-08
   days on market $214,999 Active 82 DOM
9. 2026-06-07
   days on market $214,999 Active 81 DOM
10. 2026-06-05
    days on market $214,999 Active 78 DOM
11. 2026-06-03
    days on market $214,999 Active 77 DOM
12. 2026-06-02
    days on market $214,999 Active 76 DOM
13. 2026-06-01
    days on market $214,999 Active 75 DOM
14. 2026-05-31
    days on market $214,999 Active 74 DOM
15. 2026-03-18
    listed $214,999 Active 363-char remark

    Show marketing remark (363 chars)

    LOOKING FOR AN INVESTMENT PROPERTY OR A PROPERTY THAT YOU CAN LIVE ON ONE SIDE AND RENT THE OTHER TO TAKE A LOAD OFF WITH YOUR MORTGAGE. ALL BRICK DOUBLE IN NEW ORLEANS EAST. 1 UNIT HAS 3 BEDS/1 BATH AND THE OTHER HAS 2 BEDS/1 BATH. BOTH UNITS ARE UNDERRENTED. EACH UNIT HAS OFF STREET PARKING AND SEPERATE BACK YARDS. SELLER MOTIVATED. SCHEDULE YOUR APPOINTMENT.

16. 2026-03-18
    listed $214,999 Active 363-char remark

    Show marketing remark (363 chars)

    LOOKING FOR AN INVESTMENT PROPERTY OR A PROPERTY THAT YOU CAN LIVE ON ONE SIDE AND RENT THE OTHER TO TAKE A LOAD OFF WITH YOUR MORTGAGE. ALL BRICK DOUBLE IN NEW ORLEANS EAST. 1 UNIT HAS 3 BEDS/1 BATH AND THE OTHER HAS 2 BEDS/1 BATH. BOTH UNITS ARE UNDERRENTED. EACH UNIT HAS OFF STREET PARKING AND SEPERATE BACK YARDS. SELLER MOTIVATED. SCHEDULE YOUR APPOINTMENT.

17. 2025-03-17
    listed $215,000 Active
18. 2024-01-02
    listed $215,000
19. 2023-06-22
    listed $215,000
20. 2023-01-30
    listed $215,000
21. 2022-07-28
    listed $215,000
22. 2019-11-26
    soldstatus $150,000
23. 2019-09-06
    listed $155,000
24. 1998-12-18
    soldstatus $60,000
25. 1998-12-18
    soldstatus $60,000
26. 1998-10-10
    listed $60,000
27. 1998-10-10
    listed $60,000
28. 1978-09-26
    soldstatus $38,000

ⓘ 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: $2,228 · $186/mo
• Projected year-2 tax: $2,228 · $186/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 9/10 Extreme FEMA zone AE · 76% 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: $37,572
• − Mortgage interest: −$12,043
• − Property taxes: −$2,228
• − Insurance: −$6,193
• − Repairs & maintenance: −$3,006
• − Management: −$3,006
• − Depreciation: −$6,255
• Taxable income: $4,841
• Est. tax owed @ 24.0%: −$1,162
• After-tax cash flow: $6,569/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

+465.8% since first listed

14 events — show timeline

• 2026-03-18 Listed $214,999 AcadianaMLS
• 2026-03-18 Listed $214,999 GSREIN
• 2025-03-17 Listed $215,000 AcadianaMLS
• 2024-01-02 Listed $215,000 AcadianaMLS
• 2023-06-22 Listed $215,000 AcadianaMLS
• 2023-01-30 Listed $215,000 AcadianaMLS
• 2022-07-28 Listed $215,000 AcadianaMLS
• 2019-11-26 Sold (Public Records) $150,000 Public Records
• 2019-09-06 Listed $155,000 AcadianaMLS
• 1998-12-18 Sold (Public Records) $60,000 Public Records
• 1998-12-18 Sold (MLS) $60,000 GSREIN
• 1998-10-10 Listed $60,000 GSREIN
• 1998-10-10 Listed $60,000 AcadianaMLS
• 1978-09-26 Sold (Public Records) $38,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $2,228 · +1.1% YoY. Source: county tax records.