7400 Vanderkloot Ave · New Orleans, LA 70127

$150,000

4 bd · 2.5 ba · 3,892 sqft · SingleFamily public records · 38 Days on market

Built 1969 8,001 sqft lot $39/sqft · 55% below area ↓ 6% since listing

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• 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

Calling all investors and visionaries! This investor special off Morrison is bursting with potential and ready for your creativity to shine. Featuring 5 bedrooms and 4.5 bathrooms, this spacious all-brick home offers endless possibilities, whether you're looking to create a multi-family setup, renovate your dream investment property, or bring new life to a home with great bones. Situated on a double lot in an X flood zone, this property offers added peace of mind and room to grow. With some TLC, this could truly become something special. Conveniently located just minutes from lakefront dining, shopping, and entertainment, you'll love the combination of space, location, and opportunity. ATTENTION SUCCESION PROPERTY: Upon entering the home, the room to the left has mold due to what looks like a roof leak. When walking upstairs the handrail is loose and wobbly. Upstairs the room on the right-hand side has veryyyyy soft flooring due to what looks like a roof leak please use cation. Also be careful not to step on nails in the garage, exterior, and throughout the home. HOLD HARMLESS & MOLD DISCLOURES ARE TO BE SIGNED PRIOR TO ENTERING THE HOME.

Key facts

• 8,001 sq ft lot
• 3 parking spots
• Built 1969

Property features AI

Exterior

• Parking: Driveway; Detached garage; Three or more parking spaces
• Utilities: Public water; Public sewer
• Home design: 2-story brick home; Shingle roof; Slab foundation
• Construction: Brick construction; Built with a shingle roof; Slab foundation
• Exterior features: Fenced yard; City lot; Rectangular lot; Lot dimensions approximately 80 x 100

Interior

• Bathrooms: 4 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Average condition

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 128 active listings in the ZIP; lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $1,911/mo this rent would consume 56% 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 $1k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.27% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.84%
• DSCR: 1.57
• GRM: 6.5

CMA / ARV

• ARV (median comp): $336,213
• List price: $150,000
• Delta: -55.39%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8461 Beechwood Ct	0.44mi	4/3.5	3,392 (-13%)	17mo	$275,000	$81	40
10101 Brookfield Dr	0.71mi	3/4.5 (-1)	3,460 (-11%)	14mo	$250,000	$72	24

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $165
• Equity at exit: $22,365

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $31,890
• Equity at exit: $12,969

Cash invested: $42,000 (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 70127

• Home prices YoY: -29.2%
• Active inventory: 128
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,911 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$211 /mo · $2,537/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $383

Break-even live

Break-even rent $1,427

Max offer price $150,000

Occupancy floor 75%

Sensitivity live

Price	-10% $468	-5% $425	+0% $383	+5% $340	+10% $298
Rent	-10% $232	-5% $307	+0% $383	+5% $458	+10% $534
Rate	-1.0pp $458	-0.5pp $421	base $383	+0.5pp $344	+1.0pp $304

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $150,000 Active 38 DOM
2. 2026-06-17
   days on market $150,000 Active 37 DOM
3. 2026-06-16
   days on market $150,000 Active 36 DOM
4. 2026-06-15
   days on market $150,000 Active 35 DOM
5. 2026-06-13
   days on market $150,000 Active 33 DOM
6. 2026-06-10
   days on market $150,000 Active 30 DOM
7. 2026-06-09
   days on market $150,000 Active 29 DOM
8. 2026-06-08
   days on market $150,000 Active 28 DOM
9. 2026-06-07
   days on market $150,000 Active 27 DOM
10. 2026-06-05
    days on market $150,000 Active 24 DOM
11. 2026-06-03
    days on market $150,000 Active 23 DOM
12. 2026-06-02
    days on market $150,000 Active 22 DOM
13. 2026-06-01
    days on market $150,000 Active 21 DOM
14. 2026-05-31
    days on market $150,000 Active 20 DOM
15. 2026-05-11
    listed $160,000 Active 1174-char remark

    Show marketing remark (1160 chars)

    Calling all investors and visionaries! This investor special off Morrison is bursting with potential and ready for your creativity to shine. Featuring 5 bedrooms and 4.5 bathrooms, this spacious all-brick home offers endless possibilities, whether you're looking to create a multi-family setup, renovate your dream investment property, or bring new life to a home with great bones. Situated on a double lot in an X flood zone, this property offers added peace of mind and room to grow. With some TLC, this could truly become something special. Conveniently located just minutes from lakefront dining, shopping, and entertainment, you'll love the combination of space, location, and opportunity. ATTENTION SUCCESION PROPERTY: Upon entering the home, the room to the left has mold due to what looks like a roof leak. When walking upstairs the handrail is loose and wobbly. Upstairs the room on the right-hand side has veryyyyy soft flooring due to what looks like a roof leak please use cation. Also be careful not to step on nails in the garage, exterior, and throughout the home. HOLD HARMLESS & MOLD DISCLOURES ARE TO BE SIGNED PRIOR TO ENTERING THE HOME.

16. 2026-05-11
    listed $160,000 Active 1160-char remark

    Show marketing remark (1160 chars)

    Calling all investors and visionaries! This investor special off Morrison is bursting with potential and ready for your creativity to shine. Featuring 5 bedrooms and 4.5 bathrooms, this spacious all-brick home offers endless possibilities, whether you're looking to create a multi-family setup, renovate your dream investment property, or bring new life to a home with great bones. Situated on a double lot in an X flood zone, this property offers added peace of mind and room to grow. With some TLC, this could truly become something special. Conveniently located just minutes from lakefront dining, shopping, and entertainment, you'll love the combination of space, location, and opportunity. ATTENTION SUCCESION PROPERTY: Upon entering the home, the room to the left has mold due to what looks like a roof leak. When walking upstairs the handrail is loose and wobbly. Upstairs the room on the right-hand side has veryyyyy soft flooring due to what looks like a roof leak please use cation. Also be careful not to step on nails in the garage, exterior, and throughout the home. HOLD HARMLESS & MOLD DISCLOURES ARE TO BE SIGNED PRIOR TO ENTERING THE HOME.

ⓘ 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: $2,537 · $211/mo
• Projected year-2 tax: $2,537 · $211/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: $22,936
• − Mortgage interest: −$8,402
• − Property taxes: −$2,537
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$4,364
• Taxable income: $2,415
• Est. tax owed @ 24.0%: −$580
• After-tax cash flow: $4,015/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

-6.2% since first listed

4 events — show timeline

• 2026-05-27 Price Changed $150,000 AcadianaMLS
• 2026-05-27 Price Changed $150,000 GSREIN
• 2026-05-11 Listed $160,000 GSREIN
• 2026-05-11 Listed $160,000 AcadianaMLS

Property tax history

+19.4%/yr

Latest (2026): $2,537 · +58.0% YoY. Source: county tax records.