3210 Elmwood Park Dr · New Orleans, LA 70114

$149,600

3 bd · 2.0 ba · 2,105 sqft · SingleFamily public records · 67 Days on market

Built 2005 7,196 sqft lot ↓ 20% since listing

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss your opportunity to own this four bedroom, two bath home. Oversized patio, great for BBQ's and boils. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

Key facts

• Oversized patio
• 7,196 sq ft lot
• Parking

Tags

• OVERSIZED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 (-0.7%/yr); 265 active listings in the ZIP; 21 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 $2,012/mo this rent would consume 56% of the median local household income ($43k/yr) (locally 2240% 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 $4k 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 67 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $40k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,624 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.08%
• DSCR: 1.63
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $359,955
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3205 Potomac St	0.18mi	4/3.0 (+1)	2,010 (-4%)	1mo	$379,000	$189	74
3011 Memorial Park Dr	0.28mi	3/2.0	2,025 (-4%)	8mo	$260,000	$128	74
208 Amapola Cir	0.41mi	3/2.0	1,932 (-8%)	1mo	$279,000	$144	67
3052 Behrman Hwy	0.22mi	4/2.0 (+1)	1,902 (-10%)	9mo	$131,000	$69	61
203 Holmes Blvd	0.32mi	4/2.0 (+1)	1,819 (-14%)	0mo	$311,000	$171	57
201 Holmes Blvd	0.30mi	4/2.0 (+1)	1,819 (-14%)	4mo	$304,900	$168	55
249 Holmes Blvd	0.30mi	4/2.0 (+1)	1,819 (-14%)	5mo	$305,900	$168	54
317 Holmes Blvd	0.32mi	4/2.0 (+1)	1,819 (-14%)	8mo	$313,900	$173	50
309 Holmes Blvd	0.32mi	4/2.0 (+1)	1,819 (-14%)	9mo	$315,900	$174	50
319 Holmes Blvd	0.33mi	4/2.0 (+1)	1,819 (-14%)	9mo	$315,900	$174	50
310 Amapola Cir	0.46mi	4/3.0 (+1)	1,900 (-10%)	5mo	$329,000	$173	49
2931 Behrman Hwy	0.38mi	4/3.0 (+1)	2,380 (+13%)	6mo	$399,000	$168	47

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,962
• Equity at exit: $22,306

10-year hold

• IRR: 3.8%
• Equity multiple: 1.24×
• Total profit: $9,932
• Equity at exit: $12,935

Cash invested: $41,888 (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 70114

• Rents YoY: -0.7%
• Active inventory: 265
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,012 high
• Mortgage (P&I): −$785
• Tax from tax record: −$251 /mo · $3,016/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $425

Break-even live

Break-even rent $1,474

Max offer price $149,600

Occupancy floor 74%

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: $37,400
• Closing costs: $4,488
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Carriage Ln New Orleans, LA	3.0	2.5	1900	$2,000	$1.05	21d	1	0.36mi
300 Terry Pkwy Unit C Terrytown, LA	3.0	2.5	1532	$1,800	$1.17	24d	1	0.57mi
517 Diplomat St Terrytown, LA	3.0	2.0	1850	$2,000	$1.08	4d	1	0.73mi
532 Oakwood Dr Gretna, LA	3.0	2.5	2100	$2,000	$0.95	4d	1	0.89mi
502 Behrman Hwy Gretna, LA	4.0	2.0	1600	$1,750	$1.09	4d	1	1.02mi
583 Delmar St Terrytown, LA	3.0	1.5	1426	$1,350	$0.95	44d	1	1.04mi
2320 Mardi Gras Blvd New Orleans, LA	4.0	2.5	1600	$2,500	$1.56	2d	1	1.05mi
1774 Pace Blvd New Orleans, LA	4.0	2.5	1574	$2,000	$1.27	24d	1	1.06mi
500 Behrman Hwy Gretna, LA	3.0	1.5	1600	$1,750	$1.09	4d	1	1.09mi
3511 Hyman Pl New Orleans, LA	3.0	2.0	1975	$2,700	$1.37	2d	1	1.11mi
1825 Murl St New Orleans, LA	3.0	2.0	2484	$1,750	$0.70	24d	1	1.16mi
633 Farmington Pl Gretna, LA	4.0	2.5	3000	$1,997	$0.67	44d	1	1.18mi
1912 Concord Rd Gretna, LA	3.0	2.0	1535	$2,000	$1.30	24d	1	1.19mi
2111 Emerson St Terrytown, LA	3.0	2.5	1500	$1,650	$1.10	44d	1	1.23mi
1684 Lauradale Dr New Orleans, LA	4.0	2.0	1571	$2,000	$1.27	24d	1	1.28mi
1410 Kabel Dr New Orleans, LA	3.0	2.0	2200	$2,200	$1.00	24d	1	1.36mi
3751 Herald St New Orleans, LA	4.0	2.0	1624	$2,150	$1.32	24d	1	1.37mi
2001 Saint Nick Dr New Orleans, LA	4.0	2.5	2400	$2,300	$0.96	24d	1	1.40mi
3738 Somerset Dr New Orleans, LA	4.0	2.0	2247	$3,000	$1.34	14d	1	1.46mi
725 Oakwood Dr Gretna, LA	3.0	2.0	2079	$1,850	$0.89	24d	1	1.48mi
3151 Plymouth Pl New Orleans, LA	3.0	1.0	1470	$1,700	$1.16	24d	1	1.49mi

Listing history 11 events

1. 2026-03-24
   status Pending 315-char remark

   Show marketing remark (315 chars)

   Don't miss your opportunity to own this four bedroom, two bath home. Oversized patio, great for BBQ's and boils. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

2. 2026-03-24
   status Pending

   Show marketing remark (315 chars)

   Don't miss your opportunity to own this four bedroom, two bath home. Oversized patio, great for BBQ's and boils. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

3. 2026-02-20
   price $149,600 315-char remark

   Show marketing remark (315 chars)

   Don't miss your opportunity to own this four bedroom, two bath home. Oversized patio, great for BBQ's and boils. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

4. 2026-02-20
   price $149,600

   Show marketing remark (315 chars)

   Don't miss your opportunity to own this four bedroom, two bath home. Oversized patio, great for BBQ's and boils. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

5. 2026-02-02
   price $171,500 315-char remark

   Show marketing remark (315 chars)

   Don't miss your opportunity to own this four bedroom, two bath home. Oversized patio, great for BBQ's and boils. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

6. 2026-02-02
   price $171,500

   Show marketing remark (315 chars)

   Don't miss your opportunity to own this four bedroom, two bath home. Oversized patio, great for BBQ's and boils. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

7. 2026-01-15
   listed $189,800 Active 315-char remark

   Show marketing remark (315 chars)

   Don't miss your opportunity to own this four bedroom, two bath home. Oversized patio, great for BBQ's and boils. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

8. 2026-01-15
   listed $189,800 Active

   Show marketing remark (315 chars)

   Don't miss your opportunity to own this four bedroom, two bath home. Oversized patio, great for BBQ's and boils. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

9. 2005-08-04
   soldstatus $190,000 359-char remark

   Show marketing remark (359 chars)

   NEW HUMMEL FLOOR PLAN IN POPULAR AREA. LOTS OF CONSTRUCTION UNDER WAY. GREAT ROOM. VERY OPEN KITCHEN WITH BREAKFAST BAR. COLUMNED FORMAL DINING ROOM. PRIVATE MASTER SUITE WITH SEPARATE GARDEN TUB AND SHOWER. 4TH BEDROOM OR STUDY. SPECIAL CEILING TREATMENTS. ON PILINGS. ONE YEAR BUILDER'S WARRANTY AS PER LA LAW. PRE COMPLETION BUYER MAY MAKE SOME SELECTIONS.

10. 2005-03-14
    listed $187,500 359-char remark

    Show marketing remark (359 chars)

    NEW HUMMEL FLOOR PLAN IN POPULAR AREA. LOTS OF CONSTRUCTION UNDER WAY. GREAT ROOM. VERY OPEN KITCHEN WITH BREAKFAST BAR. COLUMNED FORMAL DINING ROOM. PRIVATE MASTER SUITE WITH SEPARATE GARDEN TUB AND SHOWER. 4TH BEDROOM OR STUDY. SPECIAL CEILING TREATMENTS. ON PILINGS. ONE YEAR BUILDER'S WARRANTY AS PER LA LAW. PRE COMPLETION BUYER MAY MAKE SOME SELECTIONS.

11. 2005-03-14
    listed $187,500

    Show marketing remark (359 chars)

    NEW HUMMEL FLOOR PLAN IN POPULAR AREA. LOTS OF CONSTRUCTION UNDER WAY. GREAT ROOM. VERY OPEN KITCHEN WITH BREAKFAST BAR. COLUMNED FORMAL DINING ROOM. PRIVATE MASTER SUITE WITH SEPARATE GARDEN TUB AND SHOWER. 4TH BEDROOM OR STUDY. SPECIAL CEILING TREATMENTS. ON PILINGS. ONE YEAR BUILDER'S WARRANTY AS PER LA LAW. PRE COMPLETION BUYER MAY MAKE SOME SELECTIONS.

ⓘ 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: $3,016 · $251/mo
• Projected year-2 tax: $3,016 · $251/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 9/10 Extreme FEMA zone X (shaded) · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 20 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: $24,146
• − Mortgage interest: −$8,380
• − Property taxes: −$3,016
• − Insurance: −$1,546
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − Depreciation: −$4,352
• Taxable income: $2,989
• Est. tax owed @ 24.0%: −$717
• After-tax cash flow: $4,382/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): 22,659
• Household income: $43,493
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 2240.0

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 (72%)
• Race & ethnicity: Black 72% White 16% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 2% 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: ▼ -98.56%
• Current HPI: 149.0172
• Rent YoY: ▼ -0.72%
• 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

-20.2% since first listed

11 events — show timeline

• 2026-03-24 Pending — AcadianaMLS
• 2026-03-24 Pending — GSREIN
• 2026-02-20 Price Changed $149,600 AcadianaMLS
• 2026-02-20 Price Changed $149,600 GSREIN
• 2026-02-02 Price Changed $171,500 AcadianaMLS
• 2026-02-02 Price Changed $171,500 GSREIN
• 2026-01-15 Listed $189,800 GSREIN
• 2026-01-15 Listed $189,800 AcadianaMLS
• 2005-08-04 Sold (MLS) $190,000 GSREIN
• 2005-03-14 Listed $187,500 AcadianaMLS
• 2005-03-14 Listed $187,500 GSREIN

Property tax history

+1.4%/yr

Latest (2026): $3,016 · +34.8% YoY. Source: county tax records.