39 Vivian Ct · New Orleans, LA 70131

$89,900

2 bd · 1.0 ba · 775 sqft · SingleFamily public records · 5 Days on market

Built 1960 5,670 sqft lot Est $88k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +6.7/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Rent growth +0.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home or investment property just minutes to the Crescent City Connection. PRICED TO SELL! New refrigerator and range/oven. Original hardwood floors in the living areas and bedrooms. Washer and dryer will remain. Driveway allows for off street parking for up to 3 cars. Large back yard. X Flood zone.

Key facts

• Large back yard
• 5,670 sq ft lot
• Built 1960

Tags

• ORIGINAL HARDWOOD FLOORS
• LARGE BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 13.4% 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 falling (-9.2%/yr); 274 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $622 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.

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 $89,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.49% ✓
• Cap rate: 13.38%
• Cash-on-cash: 25.33%
• DSCR: 2.13
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $88,350
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4939 Copernicus St	0.26mi	2/1.0	726 (-6%)	2mo	$83,000	$114	76
638 Huntlee Dr	0.17mi	3/1.0 (+1)	874 (+13%)	11mo	$125,000	$143	57
41 Sullivan Pl	0.15mi	3/1.0 (+1)	841 (+8%)	23mo	$71,200	$85	55
14 Sullivan Pl	0.19mi	2/1.0	874 (+13%)	22mo	$82,500	$94	51

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: 11.5%
• Equity multiple: 1.44×
• Total profit: $11,116
• Equity at exit: $13,404

10-year hold

• IRR: 18.1%
• Equity multiple: 2.30×
• Total profit: $32,652
• Equity at exit: $7,773

Cash invested: $25,172 (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 70131

• Home prices YoY: -12.0%
• Rents YoY: -9.2%
• Active inventory: 274
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$471
• Tax from tax record: −$17 /mo · $205/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $465

Break-even live

Break-even rent $750

Max offer price $89,900

Occupancy floor 60%

Sensitivity live

Price	-10% $516	-5% $490	+0% $465	+5% $439	+10% $414
Rent	-10% $359	-5% $412	+0% $465	+5% $518	+10% $571
Rate	-1.0pp $510	-0.5pp $488	base $465	+0.5pp $442	+1.0pp $418

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 Huntlee Dr New Orleans, LA	3.0	1.0	874	$1,450	$1.66	25d	1	0.10mi
3100 Rue Parc Fontaine New Orleans, LA	1.0	1.0	579	$900	$1.55	25d	1	0.45mi
3252 Kabel Dr New Orleans, LA	2.0	1.5	1080	$1,300	$1.20	21d	1	0.45mi
3100 Rue Parc Fontaine #2017 New Orleans, LA	1.0	1.0	576	$895	$1.55	25d	1	0.47mi
3320 Kabel Dr Unit C New Orleans, LA	3.0	2.0	999	$1,100	$1.10	4d	1	0.49mi
3307 Kabel Dr New Orleans, LA	2.0	1.5	1000	$1,250	$1.25	4d	1	0.49mi
3315 Kabel Dr New Orleans, LA	2.0	1.5	975	$1,350	$1.38	25d	1	0.50mi
3317 Kabel Dr New Orleans, LA	2.0	1.5	975	$1,350	$1.38	25d	1	0.50mi
3362 Kabel Dr New Orleans, LA	3.0	2.0	1000	$1,250	$1.25	25d	1	0.51mi
5400 Lacour Monique St New Orleans, LA	2.0	1.0	750	$1,650	$2.20	4d	1	0.66mi
735 Lees Ln Unit 2 New Orleans, LA	2.0	1.0	1000	$1,600	$1.60	25d	1	1.15mi
4254 Maple Leaf Dr New Orleans, LA	1.0–3.0	1.0–2.5	1354	$1,496	$1.10	3d	8	1.32mi
1313 Flanders St New Orleans, LA	2.0	1.0	900	$1,295	$1.44	21d	1	1.48mi
3102 Lawrence St New Orleans, LA	2.0	1.0	950	$1,500	$1.58	25d	1	1.49mi

Listing history 2 events

1. 2026-06-17
   remarks 313-char remark
2. 2026-06-17
   listed $89,900 Pending 5 DOM

ⓘ 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: $205 · $17/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: +$289/yr (+$24/mo · 141.0%)

ⓘ 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 · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,060
• − Mortgage interest: −$5,036
• − Property taxes: −$205
• − Insurance: −$1,247
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$2,615
• Taxable income: $4,387
• Est. tax owed @ 24.0%: −$1,053
• After-tax cash flow: $4,525/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): 25,151
• Household income: $62,389
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 707.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 62% White 20% Hispanic / Latino 11% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 4% Hispanic 1%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 9% Vietnamese 2% French/Haitian/Cajun 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: ▼ -28.08%
• Current HPI: 206.7552
• Rent YoY: ▼ -9.23%
• 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

11 events — show timeline

• 2024-12-12 Sold (Public Records) $89,900 Public Records
• 2024-12-06 Sold (MLS) $89,900 GSREIN
• 2024-11-07 Contingent — GSREIN
• 2024-11-02 Listed $89,900 AcadianaMLS
• 2024-11-02 Listed $89,900 GSREIN
• 2024-08-23 Price Changed $89,900 GSREIN
• 2024-06-28 Price Changed $95,900 GSREIN
• 2024-06-28 Price Changed $114,900 GSREIN
• 2024-06-28 Price Changed $95,900 GSREIN
• 2024-06-20 Price Changed $114,900 GSREIN
• 2024-06-11 Listed $89,900 AcadianaMLS

Property tax history

-14.5%/yr

Latest (2026): $205 · -81.5% YoY. Source: county tax records.