8400 Aberdeen Rd · New Orleans, LA 70127

$215,000

5 bd · 2.5 ba · 2,106 sqft · SingleFamily public records · 75 Days on market

Built 1970 7,753 sqft lot $102/sqft · 13% below area Est $246k · 13% under

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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 +20.4/30.0
• ARV discount +13.2/15.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• 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

This charming 2 bedroom home located on a corner lot can easily be converted back to its original 3 bedroom layout (the renovation created an expansion primary suite). This property features a single car garage, plus 2-3 car driveway providing ample off street parking, an enclosed sunroom for relaxation, custom iron gates, and custom made interior windows with shutters. The stylish, functional and timeless character creates a perfect setting for hosting and everyday enjoyment. Easy access to I-10, Flood Zone X, Nearby Lake Castle Private School.

Key facts

• Enclosed sunroom
• Flood zone x
• Custom iron gates

Tags

• CORNER LOT
• ENCLOSED SUNROOM
• CUSTOM IRON GATES
• CUSTOM MADE INTERIOR WINDOWS
• EASY ACCESS TO I-10
• FLOOD ZONE X

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $202k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,179/mo this rent would consume 64% 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 $6k 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.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 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.

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 $202,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (median comp): $245,940
• List price: $215,000
• Delta: -12.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7600 Burke Rd	0.40mi	4/3.5 (-1)	2,066 (-2%)	4mo	$266,000	$129	65
8455 Huntington Park Dr	0.39mi	4/3.0 (-1)	2,208 (+5%)	4mo	$264,999	$120	64
7111 Thornley Dr	0.27mi	4/2.0 (-1)	2,315 (+10%)	6mo	$275,000	$119	59
7701 Wales St	0.53mi	4/2.0 (-1)	1,975 (-6%)	2mo	$176,500	$89	56
7509 Ligustrum Dr	0.40mi	4/3.0 (-1)	2,069 (-2%)	20mo	$235,000	$114	55
7540 Fieldston Rd	0.64mi	4/2.0 (-1)	2,028 (-4%)	6mo	$230,000	$113	52
7143 Mayo Blvd	0.61mi	4/2.0 (-1)	2,216 (+5%)	5mo	$260,000	$117	52
7340 Mayo Blvd	0.60mi	4/2.5 (-1)	2,071 (-2%)	21mo	$215,000	$104	47
7100 Neptune Ct	0.60mi	4/2.0 (-1)	2,200 (+4%)	14mo	$274,600	$125	46
7943 Burke. Rd	0.50mi	4/3.0 (-1)	2,226 (+6%)	18mo	$235,000	$106	45
6906 Lake Willow Dr	0.58mi	4/2.5 (-1)	2,384 (+13%)	3mo	$267,000	$112	43

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-21,177
• Equity at exit: $32,057

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-719
• Equity at exit: $18,589

Cash invested: $60,200 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,179 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$224 /mo · $2,692/yr
• Insurance: −$90
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $214

Break-even live

Break-even rent $1,909

Max offer price $215,000

Occupancy floor 85%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7063 Boston Dr New Orleans, LA	4.0	2.5	1750	$1,900	$1.09	16d	1	0.54mi
7500 Symmes Ave New Orleans, LA	4.0	2.0	1400	$2,100	$1.50	23d	1	0.94mi

Listing history 16 events

1. 2026-06-18
   days on market $215,000 Active 75 DOM
2. 2026-06-17
   days on market $215,000 Active 74 DOM
3. 2026-06-16
   days on market $215,000 Active 73 DOM
4. 2026-06-15
   days on market $215,000 Active 72 DOM
5. 2026-06-13
   days on market $215,000 Active 70 DOM
6. 2026-06-10
   days on market $215,000 Active 67 DOM
7. 2026-06-09
   days on market $215,000 Active 66 DOM
8. 2026-06-08
   days on market $215,000 Active 65 DOM
9. 2026-06-07
   days on market $215,000 Active 64 DOM
10. 2026-06-05
    days on market $215,000 Active 61 DOM
11. 2026-06-03
    days on market $215,000 Active 60 DOM
12. 2026-06-02
    days on market $215,000 Active 59 DOM
13. 2026-06-01
    days on market $215,000 Active 58 DOM
14. 2026-05-31
    days on market $215,000 Active 57 DOM
15. 2026-04-05
    listed $215,000 Active 551-char remark

    Show marketing remark (551 chars)

    This charming 2 bedroom home located on a corner lot can easily be converted back to its original 3 bedroom layout (the renovation created an expansion primary suite). This property features a single car garage, plus 2-3 car driveway providing ample off street parking, an enclosed sunroom for relaxation, custom iron gates, and custom made interior windows with shutters. The stylish, functional and timeless character creates a perfect setting for hosting and everyday enjoyment. Easy access to I-10, Flood Zone X, Nearby Lake Castle Private School.

16. 2026-04-03
    listed $215,000 Active 551-char remark

    Show marketing remark (551 chars)

    This charming 2 bedroom home located on a corner lot can easily be converted back to its original 3 bedroom layout (the renovation created an expansion primary suite). This property features a single car garage, plus 2-3 car driveway providing ample off street parking, an enclosed sunroom for relaxation, custom iron gates, and custom made interior windows with shutters. The stylish, functional and timeless character creates a perfect setting for hosting and everyday enjoyment. Easy access to I-10, Flood Zone X, Nearby Lake Castle Private School.

ⓘ 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: $2,692 · $224/mo
• Projected year-2 tax: $2,692 · $224/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: $26,151
• − Mortgage interest: −$12,043
• − Property taxes: −$2,692
• − Insurance: −$1,872
• − Repairs & maintenance: −$2,092
• − Management: −$2,092
• − Depreciation: −$6,255
• Taxable loss: −$895
• Est. tax savings @ 24.0%: +$215
• After-tax cash flow: $2,780/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

+0.0% since first listed

2 events — show timeline

• 2026-04-05 Listed $215,000 AcadianaMLS
• 2026-04-03 Listed $215,000 GSREIN

Property tax history

+20.6%/yr

Latest (2026): $2,692 · +1.0% YoY. Source: county tax records.