4517 Dodt Ave · New Orleans, LA 70126

$99,500

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 72 Days on market

Built 1970 8,250 sqft lot $104/sqft · at area comps Est $98k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +6.9/15.0
• 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

This adorable 3 bedroom 1 bath gem is full of charm and ready for its next owner to make it their own. Step inside and you'll fall in love with the spacious front and back yards. Need extra storage or a workshop? The large shed has you covered. Plus, the covered carport keeps your vehicle shaded year-round. Whether you are looking for a starter home or investment property, this home offers comfort and convenience- all at a price point that's hard to beat! Opportunities like this don't last, schedule your showing before it's gone!

Key facts

• 8,250 sq ft lot
• Parking
• Built 1970

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 23 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).
• This rent runs 37% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 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.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $100k implies a 184% gain — meaningful room to come down on a strong offer.

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 $93,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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: 1.30% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.02%
• DSCR: 1.71
• GRM: 6.4

CMA / ARV

• ARV (median comp): $98,105
• List price: $99,500
• Delta: 1.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4435 Werner Dr	0.14mi	2/1.0	1,040 (+8%)	11mo	$49,000	$47	71
4560 Laine Ave	0.07mi	2/1.0	1,079 (+12%)	10mo	$113,000	$105	67
4429 Laine Ave	0.09mi	3/1.0 (+1)	1,035 (+8%)	13mo	$40,000	$39	67
4659 Dodt Ave	0.19mi	3/2.0 (+1)	1,072 (+12%)	2mo	$54,700	$51	61
4554 Laine Ave	0.06mi	2/1.0	1,080 (+12%)	19mo	$90,000	$83	61
4761 Eastview Dr	0.32mi	3/1.0 (+1)	864 (-10%)	16mo	$110,000	$127	50
4774 Eastview Dr	0.35mi	3/2.0 (+1)	900 (-6%)	22mo	$35,000	$39	46
4934 Arthur Dr	0.64mi	3/1.0 (+1)	1,015 (+6%)	24mo	$47,000	$46	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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-431
• Equity at exit: $14,836

10-year hold

• IRR: 5.7%
• Equity multiple: 1.36×
• Total profit: $10,157
• Equity at exit: $8,603

Cash invested: $27,860 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,295 high
• Mortgage (P&I): −$522
• Tax from tax record: −$88 /mo · $1,056/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $305

Break-even live

Break-even rent $908

Max offer price $99,500

Occupancy floor 71%

Sensitivity live

Price	-10% $362	-5% $334	+0% $305	+5% $277	+10% $249
Rent	-10% $203	-5% $254	+0% $305	+5% $357	+10% $408
Rate	-1.0pp $355	-0.5pp $331	base $305	+0.5pp $280	+1.0pp $253

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4574 Dodt Ave Unit A New Orleans, LA	2.0	1.0	831	$1,050	$1.26	25d	1	0.11mi
4761 Eastview Dr New Orleans, LA	3.0	1.0	864	$1,550	$1.79	22d	1	0.34mi
4923 Eastview Dr New Orleans, LA	3.0	2.0	912	$1,400	$1.54	25d	1	0.48mi
4901 Bonita Dr New Orleans, LA	2.0	1.0	900	$1,100	$1.22	25d	1	0.48mi
4701 Rosemont Pl New Orleans, LA	3.0	1.0	843	$1,450	$1.72	25d	1	0.56mi
7502 Chef Menteur Hwy New Orleans, LA	3.0	1.0	1000	$1,500	$1.50	25d	1	0.58mi
4745 Tulip St New Orleans, LA	3.0	1.0	1125	$1,750	$1.56	21d	1	0.67mi
4323 Plum Orchard Ave New Orleans, LA	1.0	1.0	800	$1,000	$1.25	25d	1	0.74mi
4452 Plum Orchard Ave New Orleans, LA	2.0	1.0	1100	$1,250	$1.14	4d	1	0.75mi
4941 Pecan St Unit 1 New Orleans, LA	2.0	1.0	1000	$1,200	$1.20	25d	1	0.79mi
7225 Chef Menteur Hwy New Orleans, LA	1.0–2.0	1.0–2.0	739	$994	$1.35	3d	10	0.80mi
6881 Parc Brittany Blvd New Orleans, LA	1.0–2.0	1.0–2.0	741	$1,055	$1.42	3d	31	0.81mi
4542 Lafon Dr New Orleans, LA	2.0	1.0	860	$1,500	$1.74	25d	1	0.85mi
6835 Mayo Blvd Unit C New Orleans, LA	2.0	1.5	840	$1,195	$1.42	25d	1	0.96mi
5131 Bundy Rd New Orleans, LA	1.0–3.0	1.0–2.0	1000	$1,052	$1.05	3d	21	1.06mi
7019 Crowder Blvd Unit 126 New Orleans, LA	2.0	1.5	952	$982	$1.03	25d	1	1.14mi
7019 Huntington Park Dr Unit 21 New Orleans, LA	2.0	1.5	952	$982	$1.03	25d	1	1.15mi
7019 Huntington Park Dr New Orleans, LA	2.0	1.5	952	$986	$1.04	25d	1	1.15mi
7019 Huntington Park Dr Unit 11 New Orleans, LA	1.0	1.0	590	$882	$1.49	4d	1	1.15mi
7019 Crowder Blvd Unit 133 New Orleans, LA	1.0	1.0	590	$892	$1.51	25d	1	1.17mi
4718 Reynes St New Orleans, LA	2.0	1.5	890	$1,475	$1.66	25d	1	1.25mi
4908 Ray Ave New Orleans, LA	2.0	1.0	796	$1,200	$1.51	17d	1	1.36mi
8802 Morrison Rd New Orleans, LA	2.0	1.0	1071	$1,275	$1.19	25d	1	1.48mi

Listing history 22 events

1. 2026-06-21
   days on market $99,500 Active 72 DOM
2. 2026-06-18
   days on market $99,500 Active 69 DOM
3. 2026-06-17
   days on market $99,500 Active 68 DOM
4. 2026-06-16
   days on market $99,500 Active 67 DOM
5. 2026-06-15
   days on market $99,500 Active 66 DOM
6. 2026-06-13
   days on market $99,500 Active 64 DOM
7. 2026-06-10
   days on market $99,500 Active 61 DOM
8. 2026-06-09
   days on market $99,500 Active 60 DOM
9. 2026-06-08
   days on market $99,500 Active 59 DOM
10. 2026-06-07
    days on market $99,500 Active 58 DOM
11. 2026-06-05
    days on market $99,500 Active 55 DOM
12. 2026-06-03
    days on market $99,500 Active 54 DOM
13. 2026-06-02
    days on market $99,500 Active 53 DOM
14. 2026-06-01
    days on market $99,500 Active 52 DOM
15. 2026-05-31
    days on market $99,500 Active 51 DOM
16. 2026-04-29
    price $99,500 535-char remark

    Show marketing remark (535 chars)

    This adorable 3 bedroom 1 bath gem is full of charm and ready for its next owner to make it their own. Step inside and you'll fall in love with the spacious front and back yards. Need extra storage or a workshop? The large shed has you covered. Plus, the covered carport keeps your vehicle shaded year-round. Whether you are looking for a starter home or investment property, this home offers comfort and convenience- all at a price point that's hard to beat! Opportunities like this don't last, schedule your showing before it's gone!

17. 2026-04-28
    price $99,500 535-char remark

    Show marketing remark (535 chars)

    This adorable 3 bedroom 1 bath gem is full of charm and ready for its next owner to make it their own. Step inside and you'll fall in love with the spacious front and back yards. Need extra storage or a workshop? The large shed has you covered. Plus, the covered carport keeps your vehicle shaded year-round. Whether you are looking for a starter home or investment property, this home offers comfort and convenience- all at a price point that's hard to beat! Opportunities like this don't last, schedule your showing before it's gone!

18. 2026-04-10
    listed $105,000 Active 535-char remark

    Show marketing remark (535 chars)

    This adorable 3 bedroom 1 bath gem is full of charm and ready for its next owner to make it their own. Step inside and you'll fall in love with the spacious front and back yards. Need extra storage or a workshop? The large shed has you covered. Plus, the covered carport keeps your vehicle shaded year-round. Whether you are looking for a starter home or investment property, this home offers comfort and convenience- all at a price point that's hard to beat! Opportunities like this don't last, schedule your showing before it's gone!

19. 2026-04-10
    listed $105,000 Active 535-char remark

    Show marketing remark (535 chars)

    This adorable 3 bedroom 1 bath gem is full of charm and ready for its next owner to make it their own. Step inside and you'll fall in love with the spacious front and back yards. Need extra storage or a workshop? The large shed has you covered. Plus, the covered carport keeps your vehicle shaded year-round. Whether you are looking for a starter home or investment property, this home offers comfort and convenience- all at a price point that's hard to beat! Opportunities like this don't last, schedule your showing before it's gone!

20. 2001-11-28
    soldstatus $35,000
21. 2001-09-29
    listed $47,000
22. 2001-09-29
    listed $47,000

ⓘ 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: $1,056 · $88/mo
• Projected year-2 tax: $1,056 · $88/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 3/10 Moderate
• 🌡 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: $15,540
• − Mortgage interest: −$5,574
• − Property taxes: −$1,056
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$2,895
• Taxable income: $2,235
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $3,128/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

+111.7% since first listed

7 events — show timeline

• 2026-04-29 Price Changed $99,500 AcadianaMLS
• 2026-04-28 Price Changed $99,500 GSREIN
• 2026-04-10 Listed $105,000 GSREIN
• 2026-04-10 Listed $105,000 AcadianaMLS
• 2001-11-28 Sold (MLS) $35,000 GSREIN
• 2001-09-29 Listed $47,000 AcadianaMLS
• 2001-09-29 Listed $47,000 GSREIN

Property tax history

+30.6%/yr

Latest (2026): $1,056 · +1.1% YoY. Source: county tax records.