5913 Beechcraft St · New Orleans, LA 70126

$88,000

3 bd · 2.5 ba · 1,404 sqft · Townhouse public records · 414 Days on market

Built 1981 $63/sqft · 16% above area Est $76k · 16% over

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Why this score? — see what drove the C+ 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
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very spacious, comfortable 3 bedrooms, 2 and a half baths Townhouse, good size patio and fenced up driveway. Washer/Dryer hookups downstairs; Good size Kitchen dinning combo and very spacious living room besides a downstairs bedroom. Two bedrooms upstairs and two full baths, one of them is in the principal bedroom. Public transportation and many businesses around for convenience. Buyer should verify measurement. Public transportation and all type of businesses in the area. Owner never occupied the property. CURRENTLY LEASED until 7/31/2026 for $1200 and SUCH LEASE need to be honored by the Buyer.

Key facts

• Fenced up driveway
• Washer dryer hookups
• Good size patio

Tags

• GOOD SIZE PATIO
• FENCED UP DRIVEWAY
• WASHER DRYER HOOKUPS
• KITCHEN DINING COMBO
• SPACIOUS LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $88k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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.
• Market conditions: Rents soft (-0.2%/yr); 224 active listings in the ZIP; 32 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 $1,661/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 $608 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 414 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask is 6186% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $70k; 26% 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 $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 414 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.89% ✓
• Cap rate: 16.44%
• Cash-on-cash: 36.23%
• DSCR: 2.61
• GRM: 4.4

CMA / ARV

• ARV (median comp): $75,902
• List price: $88,000
• Delta: 15.94%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5116 Lakeview Ct	0.72mi	3/2.0	1,400 (-0%)	1mo	$112,500	$80	63
6530 Coveview Ct	0.65mi	2/2.5 (-1)	1,440 (+3%)	4mo	$82,000	$57	57

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: 24.7%
• Equity multiple: 1.98×
• Total profit: $24,068
• Equity at exit: $13,121

10-year hold

• IRR: 30.5%
• Equity multiple: 3.35×
• Total profit: $57,881
• Equity at exit: $7,609

Cash invested: $24,640 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,661 high
• Mortgage (P&I): −$461
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $678

Break-even live

Break-even rent $803

Max offer price $88,000

Occupancy floor 54%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	23d	1	0.02mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	23d	1	0.07mi
4211 Downman Rd New Orleans, LA	2.0	1.0	900	$1,250	$1.39	23d	1	0.08mi
4409 Skyview Dr New Orleans, LA	4.0	2.5	1560	$1,700	$1.09	15d	1	0.11mi
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	23d	1	0.14mi
4527 Shalimar Dr New Orleans, LA	3.0	1.5	1174	$1,550	$1.32	23d	1	0.16mi
4722 Shalimar Dr New Orleans, LA	3.0	2.0	1157	$1,400	$1.21	23d	1	0.25mi
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	15d	1	0.44mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	3d	1	0.48mi
4718 Reynes St New Orleans, LA	2.0	1.5	890	$1,475	$1.66	23d	1	0.61mi
6628 Harbourview Dr New Orleans, LA	3.0	2.5	1520	$1,700	$1.12	3d	1	0.76mi
7404 Sussex Pl New Orleans, LA	2.0	1.5	1400	$1,450	$1.04	2d	1	0.96mi
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	23d	1	0.99mi
7225 Chef Menteur Hwy New Orleans, LA	1.0–2.0	1.0–2.0	739	$994	$1.35	2d	10	0.99mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	11d	1	1.00mi
4452 Plum Orchard Ave New Orleans, LA	2.0	1.0	1100	$1,250	$1.14	3d	1	1.00mi
5925 Pauline Dr New Orleans, LA	3.0	2.0	1566	$2,325	$1.48	15d	1	1.08mi
7611 Mayfair Pl New Orleans, LA	2.0	1.5	1440	$1,450	$1.01	3d	1	1.08mi
7621 Alabama St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	23d	1	1.09mi
5704 Count Ln New Orleans, LA	3.0	1.5	1572	$1,700	$1.08	23d	1	1.10mi
4941 Pecan St Unit 1 New Orleans, LA	2.0	1.0	1000	$1,200	$1.20	23d	1	1.10mi
4745 Tulip St New Orleans, LA	3.0	1.0	1125	$1,750	$1.56	20d	1	1.10mi
7702 Belcrest Pl New Orleans, LA	3.0	1.5	1150	$1,650	$1.43	23d	1	1.14mi
7502 Chef Menteur Hwy New Orleans, LA	3.0	1.0	1000	$1,500	$1.50	23d	1	1.24mi
6027 Wales St New Orleans, LA	3.0	1.0	1146	$1,550	$1.35	23d	1	1.26mi
6025 Wales St New Orleans, LA	3.0	1.0	1147	$1,550	$1.35	23d	1	1.27mi
7918 W Laverne St New Orleans, LA	3.0	2.0	1166	$1,750	$1.50	23d	1	1.28mi
6030 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	23d	1	1.30mi
6032 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	23d	1	1.30mi
8003 W Laverne St Unit 8003 New Orleans, LA	2.0	1.5	1000	$1,275	$1.27	23d	1	1.32mi
5550 Press Dr New Orleans, LA	3.0	2.0	1640	$2,000	$1.22	15d	1	1.38mi
4808 Viola St New Orleans, LA	3.0	2.0	1130	$1,500	$1.33	23d	1	1.48mi

Listing history 27 events

1. 2026-06-18
   days on market $88,000 Active 414 DOM
2. 2026-06-17
   days on market $88,000 Active 413 DOM
3. 2026-06-16
   days on market $88,000 Active 412 DOM
4. 2026-06-15
   days on market $88,000 Active 411 DOM
5. 2026-06-13
   days on market $88,000 Active 409 DOM
6. 2026-06-10
   days on market $88,000 Active 406 DOM
7. 2026-06-09
   days on market $88,000 Active 405 DOM
8. 2026-06-08
   days on market $88,000 Active 404 DOM
9. 2026-06-07
   days on market $88,000 Active 403 DOM
10. 2026-06-05
    days on market $88,000 Active 400 DOM
11. 2026-06-03
    days on market $88,000 Active 399 DOM
12. 2026-06-02
    days on market $88,000 Active 398 DOM
13. 2026-06-01
    days on market $88,000 Active 397 DOM
14. 2026-05-31
    days on market $88,000 Active 396 DOM
15. 2025-11-24
    price $88,000 603-char remark

    Show marketing remark (603 chars)

    Very spacious, comfortable 3 bedrooms, 2 and a half baths Townhouse, good size patio and fenced up driveway. Washer/Dryer hookups downstairs; Good size Kitchen dinning combo and very spacious living room besides a downstairs bedroom. Two bedrooms upstairs and two full baths, one of them is in the principal bedroom. Public transportation and many businesses around for convenience. Buyer should verify measurement. Public transportation and all type of businesses in the area. Owner never occupied the property. CURRENTLY LEASED until 7/31/2026 for $1200 and SUCH LEASE need to be honored by the Buyer.

16. 2025-11-19
    price $88,000 603-char remark

    Show marketing remark (603 chars)

    Very spacious, comfortable 3 bedrooms, 2 and a half baths Townhouse, good size patio and fenced up driveway. Washer/Dryer hookups downstairs; Good size Kitchen dinning combo and very spacious living room besides a downstairs bedroom. Two bedrooms upstairs and two full baths, one of them is in the principal bedroom. Public transportation and many businesses around for convenience. Buyer should verify measurement. Public transportation and all type of businesses in the area. Owner never occupied the property. CURRENTLY LEASED until 7/31/2026 for $1200 and SUCH LEASE need to be honored by the Buyer.

17. 2025-07-11
    historical $1,400
18. 2025-06-28
    listed $1,400
19. 2025-04-30
    listed $93,000 Active 603-char remark

    Show marketing remark (603 chars)

    Very spacious, comfortable 3 bedrooms, 2 and a half baths Townhouse, good size patio and fenced up driveway. Washer/Dryer hookups downstairs; Good size Kitchen dinning combo and very spacious living room besides a downstairs bedroom. Two bedrooms upstairs and two full baths, one of them is in the principal bedroom. Public transportation and many businesses around for convenience. Buyer should verify measurement. Public transportation and all type of businesses in the area. Owner never occupied the property. CURRENTLY LEASED until 7/31/2026 for $1200 and SUCH LEASE need to be honored by the Buyer.

20. 2025-04-30
    listed $93,000 Active 603-char remark

    Show marketing remark (603 chars)

    Very spacious, comfortable 3 bedrooms, 2 and a half baths Townhouse, good size patio and fenced up driveway. Washer/Dryer hookups downstairs; Good size Kitchen dinning combo and very spacious living room besides a downstairs bedroom. Two bedrooms upstairs and two full baths, one of them is in the principal bedroom. Public transportation and many businesses around for convenience. Buyer should verify measurement. Public transportation and all type of businesses in the area. Owner never occupied the property. CURRENTLY LEASED until 7/31/2026 for $1200 and SUCH LEASE need to be honored by the Buyer.

21. 2024-07-24
    listed $95,000 Active
22. 2022-06-22
    soldstatus $70,000
23. 2022-06-17
    soldstatus $70,000 Closed
24. 2022-06-01
    status Pending
25. 2022-05-23
    listed $69,900
26. 2022-05-23
    listed $69,900 Active
27. 1990-02-09
    soldstatus $36,000

ⓘ 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: $841 · $70/mo
• Projected year-2 tax: $841 · $70/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 (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: $19,933
• − Mortgage interest: −$4,929
• − Property taxes: −$841
• − Insurance: −$1,238
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$2,560
• Taxable income: $7,176
• Est. tax owed @ 24.0%: −$1,722
• After-tax cash flow: $6,409/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

+144.4% since first listed

13 events — show timeline

• 2025-11-24 Price Changed $88,000 AcadianaMLS
• 2025-11-19 Price Changed $88,000 GSREIN
• 2025-07-11 Rental Removed $1,400 GSREIN
• 2025-06-28 Listed for Rent $1,400 GSREIN
• 2025-04-30 Listed $93,000 GSREIN
• 2025-04-30 Listed $93,000 AcadianaMLS
• 2024-07-24 Listed $95,000 AcadianaMLS
• 2022-06-22 Sold (Public Records) $70,000 Public Records
• 2022-06-17 Sold (MLS) $70,000 GSREIN
• 2022-06-01 Pending — GSREIN
• 2022-05-23 Listed $69,900 GSREIN
• 2022-05-23 Listed $69,900 AcadianaMLS
• 1990-02-09 Sold (Public Records) $36,000 Public Records

Property tax history

+3.4%/yr

Latest (2026): $841 · +1.1% YoY. Source: county tax records.