3100 Rue Parc Fontaine #2418 · New Orleans, LA 70131

$39,500

1 bd · 1.0 ba · 629 sqft · Condo public records · 22 Days on market

Built 1992 $148/mo HOA · 15% of rent

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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
• 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

Well-maintained 1 bed, 1 bath condo located in the desirable Rue Parc Fontaine community. As you enter through the gates, you're welcomed by a beautifully landscaped, tree-lined street that offers a peaceful and inviting atmosphere. This property is perfect for investors or owner-occupants, with a tenant currently paying $900/month. Conveniently located near shopping, restaurants, and with easy access to the CBD, making daily commutes and city living a breeze.

Key facts

• $148 HOA
• Parking
• Built 1992

Property features AI

Finance

• Other: Pets allowed: cats and dogs permitted; no pet restrictions noted
• HOA & community: Monthly association fee of $148; Common grounds/area

Exterior

• Parking: Parking available in a parking lot
• Utilities: Public water; Public sewer
• Home design: 1 main story (2 stories total); Very good condition
• Construction: Brick construction; Shingle roof
• Exterior features: City lot; Condo-style lot

Interior

• Kitchen: Oven; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $40k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.9% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $273 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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.

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 $38,907 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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: 2.54% ✓
• Cap rate: 17.95%
• Cash-on-cash: 41.62%
• DSCR: 2.85
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 1.99×
• Total profit: $11,000
• Equity at exit: $5,890

10-year hold

• IRR: 30.5%
• Equity multiple: 3.24×
• Total profit: $24,803
• Equity at exit: $3,415

Cash invested: $11,060 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$207
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$16
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$148
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $317

Break-even live

Break-even rent $601

Max offer price $39,500

Occupancy floor 63%

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3100 Rue Parc Fontaine New Orleans, LA	1.0	1.0	579	$900	$1.55	23d	1	0.01mi
3100 Rue Parc Fontaine #2017 New Orleans, LA	1.0	1.0	576	$895	$1.55	23d	1	0.03mi
5400 Lacour Monique St New Orleans, LA	2.0	1.0	750	$1,650	$2.20	3d	1	0.74mi

HOA detail condo

• Monthly dues: $148 · $1,776/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $39,500 Active 22 DOM
2. 2026-06-17
   days on market $39,500 Active 21 DOM
3. 2026-06-16
   days on market $39,500 Active 20 DOM
4. 2026-06-15
   days on market $39,500 Active 19 DOM
5. 2026-06-13
   days on market $39,500 Active 17 DOM
6. 2026-06-10
   days on market $39,500 Active 14 DOM
7. 2026-06-09
   days on market $39,500 Active 13 DOM
8. 2026-06-08
   days on market $39,500 Active 12 DOM
9. 2026-06-07
   days on market $39,500 Active 11 DOM
10. 2026-06-05
    days on market $39,500 Active 8 DOM
11. 2026-06-03
    days on market $39,500 Active 7 DOM
12. 2026-06-02
    days on market $39,500 Active 6 DOM
13. 2026-06-01
    days on market $39,500 Active 5 DOM
14. 2026-05-31
    days on market $39,500 Active 4 DOM
15. 2026-05-26
    listed $39,500 Active

    Show marketing remark (464 chars)

    Well-maintained 1 bed, 1 bath condo located in the desirable Rue Parc Fontaine community. As you enter through the gates, you're welcomed by a beautifully landscaped, tree-lined street that offers a peaceful and inviting atmosphere. This property is perfect for investors or owner-occupants, with a tenant currently paying $900/month. Conveniently located near shopping, restaurants, and with easy access to the CBD, making daily commutes and city living a breeze.

16. 2026-05-26
    listed $39,500 Active 464-char remark

    Show marketing remark (464 chars)

    Well-maintained 1 bed, 1 bath condo located in the desirable Rue Parc Fontaine community. As you enter through the gates, you're welcomed by a beautifully landscaped, tree-lined street that offers a peaceful and inviting atmosphere. This property is perfect for investors or owner-occupants, with a tenant currently paying $900/month. Conveniently located near shopping, restaurants, and with easy access to the CBD, making daily commutes and city living a breeze.

17. 2022-01-28
    soldstatus $41,500 Closed
18. 2022-01-21
    status Pending
19. 2022-01-17
    listed $37,500
20. 2022-01-17
    listed $37,500 Active
21. 2005-11-09
    soldstatus $35,900
22. 2005-05-09
    listed $35,900
23. 2005-05-09
    listed $35,900
24. 1992-10-01
    soldstatus $16,000
25. 1986-12-09
    soldstatus $14,900

ⓘ 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: $436 · $36/mo
• Projected year-2 tax: $436 · $36/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 X · 60% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,024
• − Mortgage interest: −$2,213
• − Property taxes: −$436
• − Insurance: −$995
• − Repairs & maintenance: −$962
• − Management: −$962
• − HOA: −$1,776
• − Depreciation: −$1,149
• Taxable income: $3,531
• Est. tax owed @ 24.0%: −$847
• After-tax cash flow: $2,958/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

+165.1% since first listed

11 events — show timeline

• 2026-05-26 Listed $39,500 AcadianaMLS
• 2026-05-26 Listed $39,500 GSREIN
• 2022-01-28 Sold (MLS) $41,500 GSREIN
• 2022-01-21 Pending — GSREIN
• 2022-01-17 Listed $37,500 GSREIN
• 2022-01-17 Listed $37,500 AcadianaMLS
• 2005-11-09 Sold (MLS) $35,900 GSREIN
• 2005-05-09 Listed $35,900 GSREIN
• 2005-05-09 Listed $35,900 AcadianaMLS
• 1992-10-01 Sold (Public Records) $16,000 Public Records
• 1986-12-09 Sold (Public Records) $14,900 Public Records

Property tax history

-1.5%/yr

Latest (2026): $436 · -1.6% YoY. Source: county tax records.