4522 Gallier Dr · New Orleans, LA 70126

$85,000

2 bd · 1.0 ba · 1,266 sqft · SingleFamily public records · 10 Days on market

Built 1978 5,858 sqft lot Est $143k · 41% 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
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Good Investment in Gentilly Woods! This property provides a great opportunity to add to your rental portfolio or a quick fix and flip with cosmetic updates. The roof was replaced in 2023. Property is priced with repairs in mind. Schedule your showing and submit your offers. Property being sold as-is. Seller to make no repairs. Inspections are for informational purposes only.

Key facts

• Roof replaced
• 5,858 sq ft lot
• Parking

Tags

• ROOF REPLACED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 16.6% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,669/mo this rent would consume 48% 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 $588 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $57k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $85,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.96% ✓
• Cap rate: 16.62%
• Cash-on-cash: 36.88%
• DSCR: 2.64
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $143,058
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5012 Stephen Girard Ave	0.10mi	3/1.0 (+1)	1,150 (-9%)	2mo	$130,000	$113	73
4842 Pauline Dr	0.21mi	3/2.0 (+1)	1,236 (-2%)	12mo	$223,500	$181	67
4501 Mirabeau Ave	0.30mi	2/1.0	1,233 (-3%)	19mo	$37,500	$30	66
5061 Stephen Girard Ave	0.15mi	3/2.0 (+1)	1,390 (+10%)	5mo	$87,500	$63	63
4516 Louisa Dr	0.26mi	3/1.0 (+1)	1,213 (-4%)	20mo	$121,506	$100	60
4514 Metropolitan St	0.31mi	3/2.0 (+1)	1,350 (+7%)	12mo	$185,000	$137	56
4951 Feliciana Dr	0.41mi	3/1.0 (+1)	1,118 (-12%)	4mo	$102,268	$91	53
4309 Dreux Ave	0.56mi	3/2.0 (+1)	1,348 (+6%)	7mo	$207,000	$154	48
5647 Pauline Dr	0.72mi	2/1.5	1,224 (-3%)	14mo	$138,000	$113	47
4978 Kendall Dr	0.41mi	3/2.0 (+1)	1,450 (+14%)	1mo	$205,000	$141	46
5108 Feliciana Dr	0.47mi	3/1.5 (+1)	1,147 (-9%)	13mo	$129,000	$112	44
5034 Dreux Ave	0.42mi	3/2.0 (+1)	1,408 (+11%)	20mo	$210,000	$149	36

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: 25.2%
• Equity multiple: 2.00×
• Total profit: $23,749
• Equity at exit: $12,674

10-year hold

• IRR: 30.9%
• Equity multiple: 3.38×
• Total profit: $56,572
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $665

Break-even live

Break-even rent $828

Max offer price $85,000

Occupancy floor 55%

Sensitivity live

Price	-10% $724	-5% $694	+0% $665	+5% $636	+10% $606
Rent	-10% $533	-5% $599	+0% $665	+5% $731	+10% $797
Rate	-1.0pp $708	-0.5pp $687	base $665	+0.5pp $643	+1.0pp $620

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	24d	1	0.48mi
5401 Montegut Dr New Orleans, LA	1.0	1.0	1000	$1,200	$1.20	16d	1	0.60mi
5550 Press Dr New Orleans, LA	3.0	2.0	1640	$2,000	$1.22	16d	1	0.75mi
4681 Eastern St New Orleans, LA	2.0	1.0	1100	$1,400	$1.27	16d	1	0.76mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	12d	1	0.81mi
4211 Downman Rd New Orleans, LA	2.0	1.0	900	$1,250	$1.39	24d	1	0.83mi
2844 Hiawatha St New Orleans, LA	2.0	1.0	975	$1,475	$1.51	24d	1	0.85mi
4936 Baccich St New Orleans, LA	3.0	1.0	1053	$1,700	$1.61	24d	1	0.85mi
4767 Lafaye St New Orleans, LA	3.0	2.0	1469	$2,000	$1.36	24d	1	0.87mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	24d	1	0.90mi
5925 Pauline Dr New Orleans, LA	3.0	2.0	1566	$2,325	$1.48	16d	1	0.92mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	24d	1	0.93mi
2754 Jasmine St New Orleans, LA	3.0	1.0	1020	$1,750	$1.72	24d	1	0.93mi
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	24d	1	1.04mi
4527 Shalimar Dr New Orleans, LA	3.0	1.5	1174	$1,550	$1.32	24d	1	1.07mi
5172 Venus St Unit 5172 New Orleans, LA	3.0	2.5	1864	$2,450	$1.31	24d	1	1.11mi
2650 Gladiolus St New Orleans, LA	2.0	1.0	900	$1,600	$1.78	24d	1	1.11mi
4722 Shalimar Dr New Orleans, LA	3.0	2.0	1157	$1,400	$1.21	24d	1	1.11mi
4023 Franklin Ave New Orleans, LA	3.0	2.0	1000	$1,700	$1.70	3d	1	1.13mi
2702 Clover St New Orleans, LA	2.0	2.0	880	$1,300	$1.48	24d	1	1.16mi
5905 Lafaye St New Orleans, LA	3.0	1.0	911	$1,700	$1.87	24d	1	1.17mi
3316 Metropolitan St New Orleans, LA	3.0	2.0	1184	$1,700	$1.44	24d	1	1.19mi
3718 Franklin Ave New Orleans, LA	2.0	1.0	1601	$1,800	$1.12	12d	1	1.25mi
2646 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	17d	1	1.31mi
2644 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	17d	1	1.31mi
7404 Sussex Pl New Orleans, LA	2.0	1.5	1400	$1,450	$1.04	3d	1	1.33mi
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	16d	1	1.34mi
2558 Acacia St New Orleans, LA	2.0	1.0	900	$1,500	$1.67	24d	1	1.34mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	4d	1	1.36mi
2425 Jonquil St New Orleans, LA	2.0	2.0	1038	$1,500	$1.45	24d	1	1.37mi
6036 Franklin Ave New Orleans, LA	2.0	1.0	898	$1,200	$1.34	17d	1	1.38mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	12d	1	1.38mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	44d	1	1.38mi
2508 Myrtle St New Orleans, LA	1.0	1.0	1100	$1,250	$1.14	24d	1	1.42mi
5704 Count Ln New Orleans, LA	3.0	1.5	1572	$1,700	$1.08	24d	1	1.44mi
2509 Sage St New Orleans, LA	3.0	1.0	1250	$1,650	$1.32	22d	1	1.45mi
7611 Mayfair Pl New Orleans, LA	2.0	1.5	1440	$1,450	$1.01	4d	1	1.46mi
7702 Belcrest Pl New Orleans, LA	3.0	1.5	1150	$1,650	$1.43	24d	1	1.47mi
6530 Peoples Ave New Orleans, LA	3.0	2.0	1200	$1,800	$1.50	24d	1	1.48mi
4616 Marigny St New Orleans, LA	2.0	1.0	1020	$1,750	$1.72	22d	1	1.48mi

Listing history 6 events

1. 2026-04-27
   status Pending 377-char remark

   Show marketing remark (377 chars)

   Good Investment in Gentilly Woods! This property provides a great opportunity to add to your rental portfolio or a quick fix and flip with cosmetic updates. The roof was replaced in 2023. Property is priced with repairs in mind. Schedule your showing and submit your offers. Property being sold as-is. Seller to make no repairs. Inspections are for informational purposes only.

2. 2026-04-27
   status Pending

   Show marketing remark (377 chars)

   Good Investment in Gentilly Woods! This property provides a great opportunity to add to your rental portfolio or a quick fix and flip with cosmetic updates. The roof was replaced in 2023. Property is priced with repairs in mind. Schedule your showing and submit your offers. Property being sold as-is. Seller to make no repairs. Inspections are for informational purposes only.

3. 2026-04-15
   listed $85,000 Active 377-char remark

   Show marketing remark (377 chars)

   Good Investment in Gentilly Woods! This property provides a great opportunity to add to your rental portfolio or a quick fix and flip with cosmetic updates. The roof was replaced in 2023. Property is priced with repairs in mind. Schedule your showing and submit your offers. Property being sold as-is. Seller to make no repairs. Inspections are for informational purposes only.

4. 2026-04-15
   listed $85,000 Active

   Show marketing remark (377 chars)

   Good Investment in Gentilly Woods! This property provides a great opportunity to add to your rental portfolio or a quick fix and flip with cosmetic updates. The roof was replaced in 2023. Property is priced with repairs in mind. Schedule your showing and submit your offers. Property being sold as-is. Seller to make no repairs. Inspections are for informational purposes only.

5. 1994-12-12
   soldstatus $57,000
6. 1983-01-19
   soldstatus $46,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 60% 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: $20,032
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$2,473
• Taxable income: $7,095
• Est. tax owed @ 24.0%: −$1,703
• After-tax cash flow: $6,276/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

+84.8% since first listed

6 events — show timeline

• 2026-04-27 Pending — AcadianaMLS
• 2026-04-27 Pending — GSREIN
• 2026-04-15 Listed $85,000 GSREIN
• 2026-04-15 Listed $85,000 AcadianaMLS
• 1994-12-12 Sold (Public Records) $57,000 Public Records
• 1983-01-19 Sold (Public Records) $46,000 Public Records

Property tax history

+0.8%/yr

Latest (2026): $77 · +0.0% YoY. Source: county tax records.