4941 Viola St · New Orleans, LA 70126

$157,000

3 bd · 2.0 ba · 1,242 sqft · SingleFamily public records · 37 Days on market

Built 1988 4,809 sqft lot Est $130k · 20% over

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Why this score? — see what drove the D+ 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 +22.9/30.0
• DSCR +7.4/10.0
• 1% rule +4.8/10.0
• 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

Listing remarks MLS

Beautiful home inside and out. Off street parking for 2 cars. Large back yard. Large master bedroom with full bath. Large Family Room. 2 Full Bathrooms no need to share the master bathroom.

Key facts

• Off street parking
• Storage shed
• Large back yard

Tags

• OFF STREET PARKING
• LARGE BACK YARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (2.3% below list).
• Recommended offer: $152k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 soft (-0.2%/yr); 224 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 44% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 37 days — a 3% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago; this cycle's ask has dropped $18k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $152,290 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $130,410
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4705 Raymond Joseph Dr	0.22mi	3/2.0	1,245 (+0%)	12mo	$112,500	$90	79
5630 Clements Dr	0.30mi	3/2.0	1,250 (+1%)	12mo	$130,000	$104	75
5631 Christian Ln	0.18mi	3/2.0	1,300 (+5%)	18mo	$163,000	$125	69
4790 Gawain Dr	0.56mi	3/2.0	1,144 (-8%)	1mo	$165,000	$144	60
4659 Dodt Ave	0.39mi	3/2.0	1,072 (-14%)	2mo	$54,700	$51	57
4736 Crowder Blvd	0.46mi	3/2.0	1,343 (+8%)	12mo	$157,000	$117	55
7109 Dreux Ave	0.58mi	2/2.0 (-1)	1,295 (+4%)	10mo	$172,000	$133	53
4718 Lancelot Dr	0.68mi	3/2.0	1,144 (-8%)	4mo	$167,000	$146	52
4734 Galahad Dr	0.63mi	3/1.0	1,332 (+7%)	5mo	$105,000	$79	50
4560 Laine Ave	0.50mi	2/1.0 (-1)	1,079 (-13%)	10mo	$113,000	$105	37
4554 Laine Ave	0.50mi	2/1.0 (-1)	1,080 (-13%)	19mo	$90,000	$83	30
4708 Lafon Dr	0.68mi	2/2.0 (-1)	1,427 (+15%)	10mo	$139,900	$98	30

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: -10.6%
• Equity multiple: 0.62×
• Total profit: $-16,557
• Equity at exit: $23,409

10-year hold

• IRR: -5.9%
• Equity multiple: 0.67×
• Total profit: $-14,638
• Equity at exit: $13,574

Cash invested: $43,960 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$823
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $210

Break-even live

Break-even rent $1,267

Max offer price $157,000

Occupancy floor 81%

Sensitivity live

Price	-10% $299	-5% $255	+0% $210	+5% $166	+10% $122
Rent	-10% $89	-5% $150	+0% $210	+5% $271	+10% $332
Rate	-1.0pp $290	-0.5pp $250	base $210	+0.5pp $170	+1.0pp $128

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4880 Viola St New Orleans, LA	3.0	2.0	1150	$1,595	$1.39	26d	1	0.07mi
4901 Bonita Dr New Orleans, LA	2.0	1.0	900	$1,100	$1.22	26d	1	0.10mi
4808 Viola St New Orleans, LA	3.0	2.0	1130	$1,500	$1.33	26d	1	0.14mi
4828 Eastview Dr New Orleans, LA	4.0	2.0	1260	$1,675	$1.33	26d	1	0.19mi
4923 Eastview Dr New Orleans, LA	3.0	2.0	912	$1,400	$1.54	26d	1	0.20mi
6881 Parc Brittany Blvd New Orleans, LA	1.0–2.0	1.0–2.0	741	$1,055	$1.42	4d	31	0.25mi
4761 Eastview Dr New Orleans, LA	3.0	1.0	864	$1,550	$1.79	23d	1	0.27mi
4701 Rosemont Pl New Orleans, LA	3.0	1.0	843	$1,450	$1.72	26d	1	0.39mi
6835 Mayo Blvd Unit C New Orleans, LA	2.0	1.5	840	$1,195	$1.42	26d	1	0.42mi
4941 Pecan St Unit 1 New Orleans, LA	2.0	1.0	1000	$1,200	$1.20	26d	1	0.46mi
4574 Dodt Ave Unit A New Orleans, LA	2.0	1.0	831	$1,050	$1.26	26d	1	0.46mi
4745 Tulip St New Orleans, LA	3.0	1.0	1125	$1,750	$1.56	22d	1	0.52mi
7019 Huntington Park Dr New Orleans, LA	2.0	1.5	952	$986	$1.04	26d	1	0.65mi
7019 Huntington Park Dr Unit 21 New Orleans, LA	2.0	1.5	952	$982	$1.03	26d	1	0.65mi
7019 Crowder Blvd Unit 126 New Orleans, LA	2.0	1.5	952	$982	$1.03	26d	1	0.69mi
4452 Plum Orchard Ave New Orleans, LA	2.0	1.0	1100	$1,250	$1.14	5d	1	0.74mi
7502 Chef Menteur Hwy New Orleans, LA	3.0	1.0	1000	$1,500	$1.50	26d	1	0.79mi
4542 Lafon Dr New Orleans, LA	2.0	1.0	860	$1,500	$1.74	26d	1	0.80mi
7225 Chef Menteur Hwy New Orleans, LA	1.0–2.0	1.0–2.0	739	$994	$1.35	4d	10	0.87mi
9020 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	26d	1	0.90mi
9022 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	26d	1	0.90mi
9040 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	18d	1	0.91mi
9042 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	18d	1	0.92mi
4718 Reynes St New Orleans, LA	2.0	1.5	890	$1,475	$1.66	26d	1	0.97mi
8802 Morrison Rd New Orleans, LA	2.0	1.0	1071	$1,275	$1.19	26d	1	1.04mi
4908 Ray Ave New Orleans, LA	2.0	1.0	796	$1,200	$1.51	18d	1	1.05mi
5131 Bundy Rd New Orleans, LA	1.0–3.0	1.0–2.0	1000	$1,314	$1.31	4d	21	1.11mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	5d	1	1.13mi
9002 Morrison Rd New Orleans, LA	2.0	1.5	1050	$1,150	$1.10	22d	1	1.13mi
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	18d	1	1.14mi
7909 Edward St New Orleans, LA	3.0	1.5	1073	$1,850	$1.72	5d	1	1.20mi
8025 Pompano St New Orleans, LA	3.0	1.0	1131	$1,595	$1.41	18d	1	1.30mi
4722 Shalimar Dr New Orleans, LA	3.0	2.0	1157	$1,400	$1.21	26d	1	1.38mi
4527 Shalimar Dr New Orleans, LA	3.0	1.5	1174	$1,550	$1.32	26d	1	1.41mi
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	26d	1	1.43mi

Listing history 21 events

1. 2025-08-25
   soldstatus $157,000
2. 2025-07-04
   status Pending
3. 2025-06-17
   price $157,000 189-char remark

   Show marketing remark (189 chars)

   Beautiful home inside and out. Off street parking for 2 cars. Large back yard. Large master bedroom with full bath. Large Family Room. 2 Full Bathrooms no need to share the master bathroom.

4. 2025-06-17
   price $157,000

   Show marketing remark (189 chars)

   Beautiful home inside and out. Off street parking for 2 cars. Large back yard. Large master bedroom with full bath. Large Family Room. 2 Full Bathrooms no need to share the master bathroom.

5. 2025-06-14
   status Active
6. 2025-04-23
   historical
7. 2025-04-16
   price $168,000 189-char remark

   Show marketing remark (189 chars)

   Beautiful home inside and out. Off street parking for 2 cars. Large back yard. Large master bedroom with full bath. Large Family Room. 2 Full Bathrooms no need to share the master bathroom.

8. 2025-04-16
   price $168,000

   Show marketing remark (189 chars)

   Beautiful home inside and out. Off street parking for 2 cars. Large back yard. Large master bedroom with full bath. Large Family Room. 2 Full Bathrooms no need to share the master bathroom.

9. 2025-04-11
   price $170,000 189-char remark

   Show marketing remark (189 chars)

   Beautiful home inside and out. Off street parking for 2 cars. Large back yard. Large master bedroom with full bath. Large Family Room. 2 Full Bathrooms no need to share the master bathroom.

10. 2025-04-11
    price $170,000

    Show marketing remark (189 chars)

    Beautiful home inside and out. Off street parking for 2 cars. Large back yard. Large master bedroom with full bath. Large Family Room. 2 Full Bathrooms no need to share the master bathroom.

11. 2025-04-05
    listed $175,000 Active 189-char remark

    Show marketing remark (189 chars)

    Beautiful home inside and out. Off street parking for 2 cars. Large back yard. Large master bedroom with full bath. Large Family Room. 2 Full Bathrooms no need to share the master bathroom.

12. 2025-04-05
    listed $175,000 Active

    Show marketing remark (189 chars)

    Beautiful home inside and out. Off street parking for 2 cars. Large back yard. Large master bedroom with full bath. Large Family Room. 2 Full Bathrooms no need to share the master bathroom.

13. 2007-10-30
    soldstatus $125,000
14. 2007-10-23
    soldstatus $125,000 307-char remark

    Show marketing remark (307 chars)

    Lovely new renovation that is ready to move in and enjoyed. If you are looking to move into a comfortable and relaxing home, this maybe the one. All information and measurements are approximate and subject to inspections by purchaser. Property sold with Lousiana Waiver of Redhibition Rights at Act of Sale.

15. 2007-07-31
    listed $127,900 307-char remark

    Show marketing remark (307 chars)

    Lovely new renovation that is ready to move in and enjoyed. If you are looking to move into a comfortable and relaxing home, this maybe the one. All information and measurements are approximate and subject to inspections by purchaser. Property sold with Lousiana Waiver of Redhibition Rights at Act of Sale.

16. 2007-07-31
    listed $127,900

    Show marketing remark (307 chars)

    Lovely new renovation that is ready to move in and enjoyed. If you are looking to move into a comfortable and relaxing home, this maybe the one. All information and measurements are approximate and subject to inspections by purchaser. Property sold with Lousiana Waiver of Redhibition Rights at Act of Sale.

17. 2000-10-03
    soldstatus $80,000
18. 2000-10-03
    soldstatus $80,000
19. 2000-08-14
    listed $79,900
20. 2000-08-14
    listed $79,900
21. 1996-01-23
    soldstatus $69,575

ⓘ 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: $547 · $46/mo
• Projected year-2 tax: $864 · $72/mo
• Expected delta: +$317/yr (+$26/mo · 57.9%)

ⓘ 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 2/10 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: $18,399
• − Mortgage interest: −$8,794
• − Property taxes: −$547
• − Insurance: −$1,582
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$4,567
• Taxable loss: −$36
• Est. tax savings @ 24.0%: +$9
• After-tax cash flow: $2,534/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

+125.7% since first listed

21 events — show timeline

• 2025-08-25 Sold (Public Records) $157,000 Public Records
• 2025-07-04 Pending — GSREIN
• 2025-06-17 Price Changed $157,000 AcadianaMLS
• 2025-06-17 Price Changed $157,000 GSREIN
• 2025-06-14 Relisted — GSREIN
• 2025-04-23 Listing Removed — GSREIN
• 2025-04-16 Price Changed $168,000 AcadianaMLS
• 2025-04-16 Price Changed $168,000 GSREIN
• 2025-04-11 Price Changed $170,000 AcadianaMLS
• 2025-04-11 Price Changed $170,000 GSREIN
• 2025-04-05 Listed $175,000 GSREIN
• 2025-04-05 Listed $175,000 AcadianaMLS
• 2007-10-30 Sold (Public Records) $125,000 Public Records
• 2007-10-23 Sold (MLS) $125,000 GSREIN
• 2007-07-31 Listed $127,900 AcadianaMLS
• 2007-07-31 Listed $127,900 GSREIN
• 2000-10-03 Sold (Public Records) $80,000 Public Records
• 2000-10-03 Sold (MLS) $80,000 GSREIN
• 2000-08-14 Listed $79,900 AcadianaMLS
• 2000-08-14 Listed $79,900 GSREIN
• 1996-01-23 Sold (Public Records) $69,575 Public Records

Property tax history

+5.6%/yr

Latest (2026): $547 · -62.2% YoY. Source: county tax records.