4561 Veronese St · New Orleans, LA 70129

$324,000

4 bd · 3.0 ba · 4,058 sqft · SingleFamily public records · 47 Days on market

Built 1991 0.54 ac lot $80/sqft · 12% below area Est $375k · 14% under $5/mo HOA

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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 +16.6/30.0
• ARV discount +13.6/15.0
• DSCR +5.1/10.0
• 1% rule +4.6/10.0
• 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

JUST REDUCED!!! Wonderful home on deep water Chef Pass featuring 5 bedrooms and 5 1/2 baths! The interior features soaring 2 story ceiling in the den, which opens to kitchen, island, and breakfast area. Enjoy gatherings on wrap around porch overlooking the water. There is a boat doc w/hoist; and additional boat slips. The property includes 2 lots, totaling over 1/2 acre of land. The spacious area under home has storage, parking, and elevator access. Will need some repairs and TLC, but opportunity awaits for this grand home on the water! Would make great home for either permanent residence, weekend getaway, or possible short term vacation rental! Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

Key facts

• 0.54 acre lot
• Parking
• Built 1991

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $55

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Two-story; Raised foundation; Average condition; Asphalt/shingle roof
• Exterior features: Dock; Porch; City lot; Rectangular lot; Waterfront on a bayou

Interior

• Bathrooms: Five full bathrooms; One half bathroom
• Heating & cooling: Central heating with multiple heating units; Central air conditioning
• Interior features: Ceiling fans; Elevator

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $324k.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $310k (4.3% below list).
• Recommended offer: $283k (12.6% below list) — sets the bar for cash-flow.
• Cap rate 7.0% 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: 139 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 47 days — a 3% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago 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 $53k; list at $324k implies a 511% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $283,158 (12.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.96% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (median comp): $374,901
• List price: $324,000
• Delta: -13.58%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-66,909
• Equity at exit: $48,309

10-year hold

• IRR: -14.5%
• Equity multiple: 0.16×
• Total profit: $-75,933
• Equity at exit: $28,014

Cash invested: $90,720 (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 70129

• Active inventory: 139
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,100 medium
• Mortgage (P&I): −$1,699
• Tax from tax record: −$415 /mo · $4,975/yr
• Insurance: −$135
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$5
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $-231

Break-even live

Break-even rent $3,393

Max offer price $283,158

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-139	+0% $-231	+5% $-323	+10% $-415
Rent	-10% $-476	-5% $-354	+0% $-231	+5% $-109	+10% $14
Rate	-1.0pp $-68	-0.5pp $-149	base $-231	+0.5pp $-315	+1.0pp $-401

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: $81,000
• Closing costs: $9,720
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4327 Genoa Rd New Orleans, LA	4.0	3.0	2915	$3,100	$1.06	3d	1	0.42mi

HOA detail

• Monthly dues: $5 · $60/yr
• Likely covers: water

Listing history 22 events

1. 2026-06-21
   days on market $324,000 Active 47 DOM
2. 2026-06-18
   days on market $324,000 Active 44 DOM
3. 2026-06-17
   days on market $324,000 Active 43 DOM
4. 2026-06-16
   days on market $324,000 Active 42 DOM
5. 2026-06-15
   days on market $324,000 Active 41 DOM
6. 2026-06-13
   days on market $324,000 Active 39 DOM
7. 2026-06-10
   days on market $324,000 Active 36 DOM
8. 2026-06-09
   days on market $324,000 Active 35 DOM
9. 2026-06-08
   days on market $324,000 Active 34 DOM
10. 2026-06-07
    days on market $324,000 Active 33 DOM
11. 2026-06-05
    days on market $324,000 Active 30 DOM
12. 2026-06-03
    pricedays on market $324,000 Active 29 DOM
13. 2026-06-02
    pricedays on market $324,900 Active 28 DOM

    Show marketing remark (751 chars)

    JUST REDUCED!!! Wonderful home on deep water Chef Pass featuring 5 bedrooms and 5 1/2 baths! The interior features soaring 2 story ceiling in the den, which opens to kitchen, island, and breakfast area. Enjoy gatherings on wrap around porch overlooking the water. There is a boat doc w/hoist; and additional boat slips. The property includes 2 lots, totaling over 1/2 acre of land. The spacious area under home has storage, parking, and elevator access. Will need some repairs and TLC, but opportunity awaits for this grand home on the water! Would make great home for either permanent residence, weekend getaway, or possible short term vacation rental! Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

14. 2026-06-01
    days on market $339,000 Active 27 DOM
15. 2026-05-31
    days on market $339,000 Active 26 DOM
16. 2026-04-29
    listed $339,000 Active 735-char remark

    Show marketing remark (751 chars)

    JUST REDUCED!!! Wonderful home on deep water Chef Pass featuring 5 bedrooms and 5 1/2 baths! The interior features soaring 2 story ceiling in the den, which opens to kitchen, island, and breakfast area. Enjoy gatherings on wrap around porch overlooking the water. There is a boat doc w/hoist; and additional boat slips. The property includes 2 lots, totaling over 1/2 acre of land. The spacious area under home has storage, parking, and elevator access. Will need some repairs and TLC, but opportunity awaits for this grand home on the water! Would make great home for either permanent residence, weekend getaway, or possible short term vacation rental! Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

17. 2026-04-29
    listed $339,000 Active 739-char remark

    Show marketing remark (751 chars)

    JUST REDUCED!!! Wonderful home on deep water Chef Pass featuring 5 bedrooms and 5 1/2 baths! The interior features soaring 2 story ceiling in the den, which opens to kitchen, island, and breakfast area. Enjoy gatherings on wrap around porch overlooking the water. There is a boat doc w/hoist; and additional boat slips. The property includes 2 lots, totaling over 1/2 acre of land. The spacious area under home has storage, parking, and elevator access. Will need some repairs and TLC, but opportunity awaits for this grand home on the water! Would make great home for either permanent residence, weekend getaway, or possible short term vacation rental! Sold in As-Is condition. Won't last long! Call your agent today to schedule your private showing.

18. 2013-08-08
    listed $525,000
19. 2013-08-08
    listed $525,000
20. 2010-04-02
    listed $681,500
21. 2010-04-02
    listed $681,500
22. 1981-08-19
    soldstatus $53,000

ⓘ 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: $4,975 · $415/mo
• Projected year-2 tax: $4,975 · $415/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,200
• − Mortgage interest: −$18,149
• − Property taxes: −$4,975
• − Insurance: −$6,739
• − Repairs & maintenance: −$2,976
• − Management: −$2,976
• − HOA: −$60
• − Depreciation: −$9,425
• Taxable loss: −$8,100
• Est. tax savings @ 24.0%: +$1,944
• After-tax cash flow: $-830/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
• City population: 338,817
• Population (ZIP): 10,219

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 49% Asian 29% Hispanic / Latino 12% White 8% Two or more races 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 32% · Vietnam, Canada, Jamaica
• Languages at home: 63% English-only · Vietnamese 29% Spanish 8%

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: ▼ -80.58%
• Current HPI: 116.8578
• Rent YoY: —
• Metro: —
• 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

+511.3% since first listed

11 events — show timeline

• 2026-06-02 Price Changed $324,000 AcadianaMLS
• 2026-06-02 Price Changed $324,000 GSREIN
• 2026-06-02 Price Changed $324,900 AcadianaMLS
• 2026-06-02 Price Changed $324,900 GSREIN
• 2026-04-29 Listed $339,000 GSREIN
• 2026-04-29 Listed $339,000 AcadianaMLS
• 2013-08-08 Listed $525,000 GSREIN
• 2013-08-08 Listed $525,000 AcadianaMLS
• 2010-04-02 Listed $681,500 GSREIN
• 2010-04-02 Listed $681,500 AcadianaMLS
• 1981-08-19 Sold (Public Records) $53,000 Public Records

Property tax history

-2.4%/yr

Latest (2026): $4,975 · +1.1% YoY. Source: county tax records.