3111 Bacchus Dr · New Orleans, LA 70131

$100,000

4 bd · 3.0 ba · 1,704 sqft · SingleFamily public records · 83 Days on market

Built 2015 $59/sqft · 36% below area Est $182k · 45% 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
• Schools +1.6/10.0
• Rent growth +0.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer upper!!! Bring all offers!!! Seller Very Motivated!!!! Ask me about my "Property Package Deal"

Key facts

• 2 parking spots
• Built 2015
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $936 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.3% 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 falling (-9.2%/yr); 274 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 41% of the median local income ($62k/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 $691 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 + 0.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $41k; list at $100k implies a 144% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.11% ✓
• Cap rate: 18.32%
• Cash-on-cash: 42.94%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

• ARV (median comp): $182,269
• List price: $100,000
• Delta: -45.14%
• 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
3200 Lancaster St	0.07mi	3/2.0 (-1)	1,678 (-2%)	5mo	$179,900	$107	81
3101 Bacchus Dr	0.01mi	4/2.0	1,494 (-12%)	2mo	$179,900	$120	73
6628 Peony St	0.51mi	4/2.0	1,700 (-0%)	7mo	$194,500	$114	66
3035 Sullen Pl Pl	0.49mi	3/2.0 (-1)	1,688 (-1%)	2mo	$175,000	$104	65
3601 Mansfield Ave	0.28mi	4/2.0	1,801 (+6%)	18mo	$265,000	$147	58
6617 Brunswick Ct	0.46mi	4/2.0	1,735 (+2%)	21mo	$232,000	$134	54
212 Fairfax Pl	0.70mi	3/2.0 (-1)	1,635 (-4%)	0mo	$225,000	$138	51
6426 Peony St	0.59mi	3/2.0 (-1)	1,656 (-3%)	10mo	$180,000	$109	51
3731 Mansfield Ave	0.35mi	4/1.5	1,450 (-15%)	7mo	$50,000	$34	47
3727 Preston Pl	0.42mi	5/2.0 (+1)	1,564 (-8%)	18mo	$220,000	$141	43
216 Rhodes Ave	0.66mi	3/2.0 (-1)	1,512 (-11%)	0mo	$130,000	$86	41
218 Rhodes Ave	0.65mi	3/2.5 (-1)	1,480 (-13%)	15mo	$140,000	$95	29

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: 33.0%
• Equity multiple: 2.33×
• Total profit: $37,254
• Equity at exit: $14,910

10-year hold

• IRR: 38.3%
• Equity multiple: 4.05×
• Total profit: $85,498
• Equity at exit: $8,646

Cash invested: $28,000 (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 70131

• Home prices YoY: -12.0%
• Rents YoY: -9.2%
• Active inventory: 274
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,110 high
• Mortgage (P&I): −$524
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $936

Break-even live

Break-even rent $926

Max offer price $100,000

Occupancy floor 51%

Sensitivity live

Price	-10% $992	-5% $964	+0% $936	+5% $907	+10% $879
Rent	-10% $769	-5% $852	+0% $936	+5% $1,019	+10% $1,102
Rate	-1.0pp $986	-0.5pp $961	base $936	+0.5pp $910	+1.0pp $883

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3200 Lancaster St New Orleans, LA	4.0	2.0	1678	$2,200	$1.31	24d	1	0.07mi
3531 Adrian St New Orleans, LA	3.0	2.0	1292	$1,895	$1.47	17d	1	0.18mi
3619 Pittari Pl New Orleans, LA	4.0	2.0	2000	$2,200	$1.10	24d	1	0.25mi
3620 Dickens Dr New Orleans, LA	5.0	3.0	1430	$2,250	$1.57	18d	1	0.41mi
4020 Sullen Pl New Orleans, LA	4.0	2.5	1280	$1,400	$1.09	4d	1	0.69mi
6021 Brighton Pl New Orleans, LA	4.0	3.0	1840	$3,100	$1.68	17d	1	0.80mi
6121 Stratford Pl New Orleans, LA	3.0	2.0	1225	$1,800	$1.47	17d	1	0.83mi
3429 Bryson St New Orleans, LA	3.0	2.0	1250	$2,200	$1.76	24d	1	0.87mi
3408 Bryson St New Orleans, LA	3.0	2.0	1163	$2,200	$1.89	24d	1	0.90mi
4254 Maple Leaf Dr New Orleans, LA	1.0–3.0	1.0–2.5	1354	$1,687	$1.25	2d	8	0.92mi
5801 Albany Ct New Orleans, LA	4.0	2.5	2160	$2,000	$0.93	24d	1	1.13mi
5823 Tullis Dr New Orleans, LA	3.0	1.5	1637	$1,600	$0.98	24d	1	1.37mi
5797 Tullis Dr New Orleans, LA	3.0	1.5	1240	$1,600	$1.29	24d	1	1.39mi
3151 Plymouth Pl New Orleans, LA	3.0	1.0	1470	$1,700	$1.16	24d	1	1.42mi
3738 Somerset Dr New Orleans, LA	4.0	2.0	2247	$3,000	$1.34	15d	1	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $100,000 Active 83 DOM
2. 2026-06-18
   days on market $100,000 Active 80 DOM
3. 2026-06-17
   days on market $100,000 Active 79 DOM
4. 2026-06-16
   days on market $100,000 Active 78 DOM
5. 2026-06-15
   days on market $100,000 Active 77 DOM
6. 2026-06-13
   days on market $100,000 Active 75 DOM
7. 2026-06-10
   days on market $100,000 Active 72 DOM
8. 2026-06-09
   days on market $100,000 Active 71 DOM
9. 2026-06-08
   days on market $100,000 Active 70 DOM
10. 2026-06-07
    days on market $100,000 Active 69 DOM
11. 2026-06-05
    days on market $100,000 Active 66 DOM
12. 2026-06-03
    days on market $100,000 Active 65 DOM
13. 2026-06-02
    days on market $100,000 Active 64 DOM
14. 2026-06-01
    days on market $100,000 Active 63 DOM
15. 2026-05-31
    days on market $100,000 Active 62 DOM
16. 2026-03-30
    listed $100,000 Active 110-char remark

    Show marketing remark (110 chars)

    Fixer upper!!! Bring all offers!!! Seller Very Motivated!!!! Ask me about my "Property Package Deal"

17. 2026-03-30
    listed $100,000 Active 110-char remark

    Show marketing remark (110 chars)

    Fixer upper!!! Bring all offers!!! Seller Very Motivated!!!! Ask me about my "Property Package Deal"

18. 2016-04-19
    soldstatus $41,000 Sold
19. 2016-03-19
    status Under Contract
20. 2016-02-26
    listed $41,000 Active
21. 2016-02-25
    listed $41,000

ⓘ 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: $1,187 · $99/mo
• Projected year-2 tax: $1,187 · $99/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 · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,321
• − Mortgage interest: −$5,602
• − Property taxes: −$1,187
• − Insurance: −$1,298
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − Depreciation: −$2,909
• Taxable income: $10,275
• Est. tax owed @ 24.0%: −$2,466
• After-tax cash flow: $8,761/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): 25,151
• Household income: $62,389
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 707.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 62% White 20% Hispanic / Latino 11% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 4% Hispanic 1%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 9% Vietnamese 2% French/Haitian/Cajun 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: ▼ -28.08%
• Current HPI: 206.7552
• Rent YoY: ▼ -9.23%
• 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

+143.9% since first listed

6 events — show timeline

• 2026-03-30 Listed $100,000 GSREIN
• 2026-03-30 Listed $100,000 AcadianaMLS
• 2016-04-19 Sold (MLS) $41,000 GSREIN
• 2016-03-19 Pending — GSREIN
• 2016-02-26 Listed $41,000 GSREIN
• 2016-02-25 Listed $41,000 AcadianaMLS

Property tax history

+26.8%/yr

Latest (2026): $1,187 · +0.0% YoY. Source: county tax records.