7741 Weaver Ave · New Orleans, LA 70127

$140,000

3 bd · 2.5 ba · 2,584 sqft · SingleFamily · 524 Days on market

Built 1963 5,998 sqft lot $54/sqft · 42% below area Est $239k · 42% 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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

Welcome to this spacious 3-bedroom, 2-bathroom property, offering a fantastic opportunity to own a versatile space in New Orleans East. Formerly a daycare center, this property is brimming with potential and could easily be transformed into a dream home, multi-purpose space, or business location. Whether you're looking for a home with room to grow, a new business venture, or a creative renovation project, this property offers the flexibility you need. The possibilities are endless—come see for yourself!

Key facts

• 5,998 sq ft lot
• Parking
• Built 1963

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: 128 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $1,743/mo this rent would consume 51% of the median local household income ($41k/yr) (locally 2030% 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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 524 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $72k; list at $140k implies a 96% gain — meaningful room to come down on a strong offer.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 524 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.24% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.07%
• DSCR: 1.67
• GRM: 6.7

CMA / ARV

• ARV (median comp): $239,388
• List price: $140,000
• Delta: -41.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9760 Andover Dr	0.63mi	4/3.0 (+1)	2,670 (+3%)	19mo	$269,900	$101	42
7943 Burke. Rd	0.47mi	4/3.0 (+1)	2,226 (-14%)	18mo	$235,000	$106	33
10901 Curran Rd	0.57mi	3/2.0	2,218 (-14%)	19mo	$244,000	$110	32
10140 Chevy Chase Dr	0.61mi	4/3.0 (+1)	2,250 (-13%)	14mo	$285,000	$127	32
10111 Brookfield St	0.62mi	4/2.5 (+1)	2,261 (-12%)	19mo	$240,000	$106	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.22×
• Total profit: $8,645
• Equity at exit: $20,874

10-year hold

• IRR: 15.1%
• Equity multiple: 2.22×
• Total profit: $47,803
• Equity at exit: $12,105

Cash invested: $39,200 (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 70127

• Home prices YoY: -29.2%
• Active inventory: 128
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,743 high
• Mortgage (P&I): −$734
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $492

Break-even live

Break-even rent $1,120

Max offer price $140,000

Occupancy floor 67%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8936 Curran Blvd New Orleans, LA	3.0	2.0	2050	$1,575	$0.77	21d	1	0.51mi
7201 Salem Dr New Orleans, LA	3.0	2.5	1764	$1,650	$0.94	23d	1	0.64mi
7202 Salem Dr New Orleans, LA	3.0	2.5	1995	$1,750	$0.88	23d	1	0.66mi
7063 Boston Dr New Orleans, LA	4.0	2.5	1750	$1,900	$1.09	16d	1	0.76mi
6972 Bundy Rd New Orleans, LA	3.0	2.5	2048	$1,500	$0.73	23d	1	0.77mi
6951 Salem Dr New Orleans, LA	3.0	2.5	1900	$1,875	$0.99	23d	1	0.80mi
7401 Scottsdale Dr New Orleans, LA	3.0	2.5	2100	$2,000	$0.95	23d	1	0.83mi
10951 Roger Dr Unit B New Orleans, LA	3.0	2.5	2048	$1,850	$0.90	23d	1	0.90mi
6910 Bunker Hill Rd New Orleans, LA	3.0	2.5	1785	$1,400	$0.78	20d	1	0.96mi

Listing history 21 events

1. 2026-06-15
   days on market $140,000 Active 524 DOM
2. 2026-06-13
   days on market $140,000 Active 522 DOM
3. 2026-06-10
   days on market $140,000 Active 519 DOM
4. 2026-06-09
   days on market $140,000 Active 518 DOM
5. 2026-06-08
   days on market $140,000 Active 517 DOM
6. 2026-06-07
   days on market $140,000 Active 516 DOM
7. 2026-06-05
   days on market $140,000 Active 513 DOM
8. 2026-06-03
   days on market $140,000 Active 512 DOM
9. 2026-06-02
   days on market $140,000 Active 511 DOM
10. 2026-06-01
    days on market $140,000 Active 510 DOM
11. 2026-05-31
    days on market $140,000 Active 509 DOM
12. 2025-09-30
    status Active 514-char remark

    Show marketing remark (514 chars)

    Welcome to this spacious 3-bedroom, 2-bathroom property, offering a fantastic opportunity to own a versatile space in New Orleans East. Formerly a daycare center, this property is brimming with potential and could easily be transformed into a dream home, multi-purpose space, or business location. Whether you're looking for a home with room to grow, a new business venture, or a creative renovation project, this property offers the flexibility you need. The possibilities are endless—come see for yourself!

13. 2025-09-16
    historical Active Under Contract 514-char remark

    Show marketing remark (514 chars)

    Welcome to this spacious 3-bedroom, 2-bathroom property, offering a fantastic opportunity to own a versatile space in New Orleans East. Formerly a daycare center, this property is brimming with potential and could easily be transformed into a dream home, multi-purpose space, or business location. Whether you're looking for a home with room to grow, a new business venture, or a creative renovation project, this property offers the flexibility you need. The possibilities are endless—come see for yourself!

14. 2025-08-18
    price $140,000 509-char remark

    Show marketing remark (514 chars)

    Welcome to this spacious 3-bedroom, 2-bathroom property, offering a fantastic opportunity to own a versatile space in New Orleans East. Formerly a daycare center, this property is brimming with potential and could easily be transformed into a dream home, multi-purpose space, or business location. Whether you're looking for a home with room to grow, a new business venture, or a creative renovation project, this property offers the flexibility you need. The possibilities are endless—come see for yourself!

15. 2025-08-18
    price $140,000 514-char remark

    Show marketing remark (514 chars)

    Welcome to this spacious 3-bedroom, 2-bathroom property, offering a fantastic opportunity to own a versatile space in New Orleans East. Formerly a daycare center, this property is brimming with potential and could easily be transformed into a dream home, multi-purpose space, or business location. Whether you're looking for a home with room to grow, a new business venture, or a creative renovation project, this property offers the flexibility you need. The possibilities are endless—come see for yourself!

16. 2025-03-28
    price $150,000 509-char remark

    Show marketing remark (514 chars)

    Welcome to this spacious 3-bedroom, 2-bathroom property, offering a fantastic opportunity to own a versatile space in New Orleans East. Formerly a daycare center, this property is brimming with potential and could easily be transformed into a dream home, multi-purpose space, or business location. Whether you're looking for a home with room to grow, a new business venture, or a creative renovation project, this property offers the flexibility you need. The possibilities are endless—come see for yourself!

17. 2025-03-28
    price $150,000 514-char remark

    Show marketing remark (514 chars)

    Welcome to this spacious 3-bedroom, 2-bathroom property, offering a fantastic opportunity to own a versatile space in New Orleans East. Formerly a daycare center, this property is brimming with potential and could easily be transformed into a dream home, multi-purpose space, or business location. Whether you're looking for a home with room to grow, a new business venture, or a creative renovation project, this property offers the flexibility you need. The possibilities are endless—come see for yourself!

18. 2025-01-07
    listed $165,000 Active 509-char remark

    Show marketing remark (514 chars)

    Welcome to this spacious 3-bedroom, 2-bathroom property, offering a fantastic opportunity to own a versatile space in New Orleans East. Formerly a daycare center, this property is brimming with potential and could easily be transformed into a dream home, multi-purpose space, or business location. Whether you're looking for a home with room to grow, a new business venture, or a creative renovation project, this property offers the flexibility you need. The possibilities are endless—come see for yourself!

19. 2025-01-07
    listed $165,000 Active 514-char remark

    Show marketing remark (514 chars)

    Welcome to this spacious 3-bedroom, 2-bathroom property, offering a fantastic opportunity to own a versatile space in New Orleans East. Formerly a daycare center, this property is brimming with potential and could easily be transformed into a dream home, multi-purpose space, or business location. Whether you're looking for a home with room to grow, a new business venture, or a creative renovation project, this property offers the flexibility you need. The possibilities are endless—come see for yourself!

20. 2025-01-07
    listed $140,000

    Show marketing remark (514 chars)

    Welcome to this spacious 3-bedroom, 2-bathroom property, offering a fantastic opportunity to own a versatile space in New Orleans East. Formerly a daycare center, this property is brimming with potential and could easily be transformed into a dream home, multi-purpose space, or business location. Whether you're looking for a home with room to grow, a new business venture, or a creative renovation project, this property offers the flexibility you need. The possibilities are endless—come see for yourself!

21. 1992-09-22
    soldstatus $71,500

ⓘ 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: $1,104 · $92/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,914
• − Mortgage interest: −$7,842
• − Property taxes: −$1,104
• − Insurance: −$700
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − Depreciation: −$4,073
• Taxable income: $3,849
• Est. tax owed @ 24.0%: −$924
• After-tax cash flow: $4,984/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): 23,107
• Household income: $40,765
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2030.0

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 (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 4% Two or more races 4% White 2%
• Common ancestry: Lithuanian 1% Hispanic 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -72.43%
• Current HPI: 175.4465
• Rent YoY: —
• 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

+95.8% since first listed

10 events — show timeline

• 2025-09-30 Relisted — GSREIN
• 2025-09-16 Contingent — GSREIN
• 2025-08-18 Price Changed $140,000 AcadianaMLS
• 2025-08-18 Price Changed $140,000 GSREIN
• 2025-03-28 Price Changed $150,000 AcadianaMLS
• 2025-03-28 Price Changed $150,000 GSREIN
• 2025-01-07 Listed $140,000 AcadianaMLS
• 2025-01-07 Listed $165,000 GSREIN
• 2025-01-07 Listed $165,000 AcadianaMLS
• 1992-09-22 Sold (Public Records) $71,500 Public Records

Property tax history

-0.1%/yr

Latest (2015): $1,104 · -0.1% YoY. Source: county tax records.