6043 Boeing St · New Orleans, LA 70126

$80,000

3 bd · 2.5 ba · 1,404 sqft · SingleFamily public records · 88 Days on market

Built 1970 1,833 sqft lot $57/sqft · 15% above area Est $70k · 15% 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 +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

***Freshly renovated and move-in ready! This beautifully updated townhouse offers modern living with all the comforts you need. Featuring a 3BDR 2BA, this home boasts a NEW roof and NEW kitchen. Whether you're a first-time buyer or anyone looking for a fully renovated space at an affordable price. Located in a neighborhood that is seeing gradual improvement, this offers excellent value in today's market. With easy access to malls and downtown NOLA, you can enjoy the convenience of city living. Whether you're an investor looking for a solid rental opportunity or a buyer seeking an affordable home with great potential, this townhouse is a must see. Don't miss your chance to own a newly renovated property in an up-and-coming area!"*** Current rental income is $1192/month.

Key facts

• New kitchen
• Easy access to malls
• New roof

Tags

• NEW ROOF
• NEW KITCHEN
• FULLY RENOVATED SPACE
• EASY ACCESS TO MALLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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; 33 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 $1,673/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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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 $12k; list at $80k implies a 540% 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 $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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: 2.09% ✓
• Cap rate: 18.43%
• Cash-on-cash: 43.34%
• DSCR: 2.93
• GRM: 4.0

CMA / ARV

• ARV (median comp): $69,804
• List price: $80,000
• Delta: 14.61%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4430 Shalimar Dr	0.12mi	3/2.0	1,337 (-5%)	20mo	$155,000	$116	68
5921 Jamison St	0.16mi	4/2.0 (+1)	1,300 (-7%)	7mo	$60,000	$46	67
4747 Reynes St	0.63mi	3/2.0	1,351 (-4%)	0mo	$175,000	$130	62
6501 Selma St	0.45mi	3/2.0	1,500 (+7%)	8mo	$165,000	$110	59
6700 Virgilian St	0.58mi	3/2.0	1,497 (+7%)	3mo	$147,000	$98	57
6739 W Laverne St	0.57mi	3/2.0	1,450 (+3%)	14mo	$174,500	$120	54
4706 Deanne St	0.21mi	4/2.0 (+1)	1,500 (+7%)	23mo	$140,000	$93	53
4414 Ray Ave	0.42mi	3/2.0	1,612 (+15%)	2mo	$133,000	$83	52
5116 Basinview Dr	0.72mi	3/2.0	1,445 (+3%)	15mo	$155,000	$107	48
6569 Dwyer Rd	0.66mi	3/2.5	1,520 (+8%)	15mo	$80,000	$53	43
7111 Downman Rd	0.74mi	3/1.0	1,250 (-11%)	12mo	$45,000	$36	31

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: 32.6%
• Equity multiple: 2.32×
• Total profit: $29,472
• Equity at exit: $11,928

10-year hold

• IRR: 37.9%
• Equity multiple: 4.03×
• Total profit: $67,784
• Equity at exit: $6,917

Cash invested: $22,400 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,673 high
• Mortgage (P&I): −$420
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $743

Break-even live

Break-even rent $733

Max offer price $80,000

Occupancy floor 51%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	24d	1	0.06mi
4409 Skyview Dr New Orleans, LA	4.0	2.5	1560	$1,700	$1.09	16d	1	0.07mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	24d	1	0.07mi
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	24d	1	0.08mi
4527 Shalimar Dr New Orleans, LA	3.0	1.5	1174	$1,550	$1.32	24d	1	0.10mi
4211 Downman Rd New Orleans, LA	2.0	1.0	900	$1,250	$1.39	24d	1	0.13mi
4722 Shalimar Dr New Orleans, LA	3.0	2.0	1157	$1,400	$1.21	24d	1	0.22mi
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	16d	1	0.40mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	3d	1	0.44mi
4718 Reynes St New Orleans, LA	2.0	1.5	890	$1,475	$1.66	24d	1	0.56mi
6628 Harbourview Dr New Orleans, LA	3.0	2.5	1520	$1,700	$1.12	3d	1	0.72mi
7225 Chef Menteur Hwy New Orleans, LA	1.0–2.0	1.0–2.0	739	$994	$1.35	2d	10	0.93mi
4452 Plum Orchard Ave New Orleans, LA	2.0	1.0	1100	$1,250	$1.14	3d	1	0.94mi
7404 Sussex Pl New Orleans, LA	2.0	1.5	1400	$1,450	$1.04	3d	1	0.99mi
4745 Tulip St New Orleans, LA	3.0	1.0	1125	$1,750	$1.56	20d	1	1.05mi
4941 Pecan St Unit 1 New Orleans, LA	2.0	1.0	1000	$1,200	$1.20	24d	1	1.05mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	12d	1	1.05mi
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	24d	1	1.05mi
7611 Mayfair Pl New Orleans, LA	2.0	1.5	1440	$1,450	$1.01	3d	1	1.11mi
7621 Alabama St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	24d	1	1.11mi
5704 Count Ln New Orleans, LA	3.0	1.5	1572	$1,700	$1.08	24d	1	1.12mi
5925 Pauline Dr New Orleans, LA	3.0	2.0	1566	$2,325	$1.48	16d	1	1.13mi
7702 Belcrest Pl New Orleans, LA	3.0	1.5	1150	$1,650	$1.43	24d	1	1.16mi
7502 Chef Menteur Hwy New Orleans, LA	3.0	1.0	1000	$1,500	$1.50	24d	1	1.18mi
6027 Wales St New Orleans, LA	3.0	1.0	1146	$1,550	$1.35	24d	1	1.28mi
6025 Wales St New Orleans, LA	3.0	1.0	1147	$1,550	$1.35	24d	1	1.28mi
7918 W Laverne St New Orleans, LA	3.0	2.0	1166	$1,750	$1.50	24d	1	1.30mi
6030 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	24d	1	1.31mi
6032 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	24d	1	1.31mi
8003 W Laverne St Unit 8003 New Orleans, LA	2.0	1.5	1000	$1,275	$1.27	24d	1	1.33mi
4808 Viola St New Orleans, LA	3.0	2.0	1130	$1,500	$1.33	24d	1	1.43mi
5550 Press Dr New Orleans, LA	3.0	2.0	1640	$2,000	$1.22	16d	1	1.44mi
4880 Viola St New Orleans, LA	3.0	2.0	1150	$1,595	$1.39	24d	1	1.45mi

Listing history 31 events

1. 2026-06-15
   days on market $80,000 Active 88 DOM
2. 2026-06-13
   days on market $80,000 Active 86 DOM
3. 2026-06-10
   days on market $80,000 Active 83 DOM
4. 2026-06-09
   days on market $80,000 Active 82 DOM
5. 2026-06-08
   days on market $80,000 Active 81 DOM
6. 2026-06-07
   days on market $80,000 Active 80 DOM
7. 2026-06-05
   days on market $80,000 Active 77 DOM
8. 2026-06-03
   days on market $80,000 Active 76 DOM
9. 2026-06-02
   days on market $80,000 Active 75 DOM
10. 2026-06-01
    days on market $80,000 Active 74 DOM
11. 2026-05-31
    days on market $80,000 Active 73 DOM
12. 2026-03-19
    listed $80,000 Active 784-char remark

    Show marketing remark (801 chars)

    * * * Freshly renovated and move-in ready! This beautifully updated townhouse offers modern living with all the comforts you need. Featuring a 3BDR 2BA, this home boasts a NEW roof and NEW kitchen. Whether you’re a first-time buyer or anyone looking for a fully renovated space at an affordable price. Located in a neighborhood that is seeing gradual improvement, this offers excellent value in today's market. With easy access to malls and downtown NOLA, you can enjoy the convenience of city living. Whether you're an investor looking for a solid rental opportunity or a buyer seeking an affordable home with great potential, this townhouse is a must see. Don't miss your chance to own a newly renovated property in an up-and-coming area!" * * * Current rental income is $1192/month.

13. 2026-03-19
    listed $80,000 Active 801-char remark

    Show marketing remark (801 chars)

    * * * Freshly renovated and move-in ready! This beautifully updated townhouse offers modern living with all the comforts you need. Featuring a 3BDR 2BA, this home boasts a NEW roof and NEW kitchen. Whether you’re a first-time buyer or anyone looking for a fully renovated space at an affordable price. Located in a neighborhood that is seeing gradual improvement, this offers excellent value in today's market. With easy access to malls and downtown NOLA, you can enjoy the convenience of city living. Whether you're an investor looking for a solid rental opportunity or a buyer seeking an affordable home with great potential, this townhouse is a must see. Don't miss your chance to own a newly renovated property in an up-and-coming area!" * * * Current rental income is $1192/month.

14. 2025-10-28
    price $80,000
15. 2025-10-28
    price $80,000
16. 2025-06-06
    price $90,000
17. 2025-06-06
    price $90,000
18. 2025-04-29
    historical $1,450
19. 2025-04-02
    price $100,000
20. 2025-04-02
    price $100,000
21. 2025-03-25
    listed $1,450
22. 2025-03-02
    listed $120,000 Active
23. 2020-12-30
    listed $75,000
24. 2012-06-08
    soldstatus $12,500
25. 2011-12-28
    listed $14,000
26. 2011-12-28
    listed $14,000
27. 2011-05-25
    soldstatus $31,667
28. 2007-04-13
    soldstatus $16,000
29. 2006-11-21
    listed $16,000
30. 2006-11-21
    listed $16,000
31. 1982-12-22
    soldstatus $55,125

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $721 · $60/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: $20,081
• − Mortgage interest: −$4,481
• − Property taxes: −$721
• − Insurance: −$1,198
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$2,327
• Taxable income: $8,141
• Est. tax owed @ 24.0%: −$1,954
• After-tax cash flow: $6,958/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

+45.1% since first listed

20 events — show timeline

• 2026-03-19 Listed $80,000 GSREIN
• 2026-03-19 Listed $80,000 AcadianaMLS
• 2025-10-28 Price Changed $80,000 AcadianaMLS
• 2025-10-28 Price Changed $80,000 GSREIN
• 2025-06-06 Price Changed $90,000 AcadianaMLS
• 2025-06-06 Price Changed $90,000 GSREIN
• 2025-04-29 Rental Removed $1,450 GSREIN
• 2025-04-02 Price Changed $100,000 AcadianaMLS
• 2025-04-02 Price Changed $100,000 GSREIN
• 2025-03-25 Listed for Rent $1,450 GSREIN
• 2025-03-02 Listed $120,000 AcadianaMLS
• 2020-12-30 Listed $75,000 AcadianaMLS
• 2012-06-08 Sold (MLS) $12,500 GSREIN
• 2011-12-28 Listed $14,000 AcadianaMLS
• 2011-12-28 Listed $14,000 GSREIN
• 2011-05-25 Sold (Public Records) $31,667 Public Records
• 2007-04-13 Sold (MLS) $16,000 GSREIN
• 2006-11-21 Listed $16,000 AcadianaMLS
• 2006-11-21 Listed $16,000 GSREIN
• 1982-12-22 Sold (Public Records) $55,125 Public Records

Property tax history

+11.3%/yr

Latest (2026): $721 · +1.1% YoY. Source: county tax records.