7320 Dalewood Rd · New Orleans, LA 70126

$205,000

3 bd · 2.0 ba · 1,773 sqft · SingleFamily public records · 13 Days on market

Built 1975 7,139 sqft lot Est $200k · at est.

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Why this score? — see what drove the D 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 +6.5/15.0
• DSCR +5.2/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• 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

Great starter 3-bedroom, 2-bath, brick home! Step inside to a bright and open layout featuring a spacious living room that flows into the large eat-in kitchen with French-style windows, granite countertops, tile flooring, stainless steel appliances, ample cabinetry, and a breakfast bar. Just off the kitchen is a formal dining room that connects to an oversized family room. Additional highlights include arched windows and partition, 1-car carport, and a detached 2-car garage with finished tile flooring. Don't miss this great opportunity, schedule your showing today!

Key facts

• Large eat-in kitchen
• Brick home
• French-style windows

Tags

• BRICK HOME
• BRIGHT AND OPEN LAYOUT
• LARGE EAT-IN KITCHEN
• FRENCH-STYLE WINDOWS
• GRANITE COUNTERTOPS
• TILE FLOORING

Property features AI

Exterior

• Parking: Detached garage; Carport; Garage with two spaces; One additional parking space
• Utilities: Public water; Public sewer
• Home design: Single-story home; Brick and stucco construction; Slab foundation; Average condition
• Construction: Shingle roof; Brick and stucco exterior; Built on slab foundation
• Exterior features: Fenced yard; Covered concrete porch

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Granite counters

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $57 ($686/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (13.0% below list).
• Recommended offer: $178k (13.0% below list) — sets the bar for 1% rule.
• 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: Rents soft (-0.2%/yr); 224 active listings in the ZIP; 28 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 $1,784/mo this rent would consume 51% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 25y 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 $160k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,402 (13.0% below list)

Questions for the listing agent

1. Built in 1975 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.58%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $200,349
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6721 Dorchester Dr	0.39mi	3/2.0	1,800 (+2%)	2mo	$209,000	$116	78
7800 Allison Rd	0.29mi	3/2.0	1,686 (-5%)	2mo	$190,000	$113	77
7611 Fieldston Rd	0.23mi	4/2.5 (+1)	1,701 (-4%)	1mo	$260,000	$153	75
7500 Primrose Dr	0.40mi	3/2.0	1,750 (-1%)	6mo	$190,000	$109	74
7701 Allison Rd	0.23mi	3/2.0	1,648 (-7%)	11mo	$165,000	$100	68
7717 Doyle Ct	0.30mi	3/2.0	1,977 (+12%)	2mo	$205,900	$104	65
7984 Edgelake Ct	0.66mi	3/2.0	1,765 (-0%)	6mo	$193,000	$109	64
7540 Fieldston Rd	0.19mi	4/2.0 (+1)	2,028 (+14%)	6mo	$230,000	$113	58
6900 Curran Blvd	0.33mi	3/2.5	1,959 (+10%)	10mo	$230,000	$117	57
7701 Wales St	0.44mi	4/2.0 (+1)	1,975 (+11%)	2mo	$176,500	$89	54
6701 Morrison Rd	0.41mi	3/3.0	2,000 (+13%)	8mo	$255,000	$128	49
6953 E Laverne St	0.75mi	2/1.0 (-1)	1,560 (-12%)	4mo	$87,000	$56	33

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: -17.7%
• Equity multiple: 0.39×
• Total profit: $-34,818
• Equity at exit: $30,566

10-year hold

• IRR: -16.5%
• Equity multiple: 0.20×
• Total profit: $-45,886
• Equity at exit: $17,725

Cash invested: $57,400 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,784 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$125 /mo · $1,503/yr
• Insurance: −$85
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $57

Break-even live

Break-even rent $1,712

Max offer price $205,000

Occupancy floor 92%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7530 Newcastle St New Orleans, LA	3.0	2.0	1913	$1,800	$0.94	23d	1	0.58mi
6628 Harbourview Dr New Orleans, LA	3.0	2.5	1520	$1,700	$1.12	3d	1	0.71mi
5611 Rickert Dr New Orleans, LA	3.0	2.5	2155	$2,900	$1.35	43d	1	0.80mi
7401 Scottsdale Dr New Orleans, LA	3.0	2.5	2100	$2,000	$0.95	23d	1	0.88mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	3d	1	0.98mi
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	16d	1	1.03mi
7230 Yorktown Dr New Orleans, LA	3.0	2.0	1550	$1,600	$1.03	23d	1	1.09mi
7230 Yorktown Dr New Orleans, LA	3.0	2.0	1550	$1,600	$1.03	16d	1	1.09mi
7611 Mayfair Pl New Orleans, LA	2.0	1.5	1440	$1,450	$1.01	3d	1	1.09mi
6910 Bunker Hill Rd New Orleans, LA	3.0	2.5	1785	$1,400	$0.78	19d	1	1.12mi
7404 Sussex Pl New Orleans, LA	2.0	1.5	1400	$1,450	$1.04	3d	1	1.13mi
5704 Count Ln New Orleans, LA	3.0	1.5	1572	$1,700	$1.08	23d	1	1.13mi
4828 Eastview Dr New Orleans, LA	4.0	2.0	1260	$1,675	$1.33	23d	1	1.14mi
7608 Laine Ave New Orleans, LA	3.0	2.5	2060	$1,950	$0.95	23d	1	1.17mi
8936 Curran Blvd New Orleans, LA	3.0	2.0	2050	$1,575	$0.77	21d	1	1.17mi
7063 Boston Dr New Orleans, LA	4.0	2.5	1750	$1,900	$1.09	16d	1	1.19mi
7202 Salem Dr New Orleans, LA	3.0	2.5	1995	$1,750	$0.88	23d	1	1.20mi
7201 Salem Dr New Orleans, LA	3.0	2.5	1764	$1,650	$0.94	23d	1	1.23mi
9020 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	23d	1	1.26mi
9022 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	23d	1	1.27mi
6951 Salem Dr New Orleans, LA	3.0	2.5	1900	$1,875	$0.99	23d	1	1.28mi
9040 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	16d	1	1.28mi
9042 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	16d	1	1.28mi
6972 Bundy Rd New Orleans, LA	3.0	2.5	2048	$1,500	$0.73	23d	1	1.30mi
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	23d	1	1.35mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	23d	1	1.42mi
4409 Skyview Dr New Orleans, LA	4.0	2.5	1560	$1,700	$1.09	16d	1	1.45mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	23d	1	1.47mi

Listing history 10 events

1. 2026-06-18
   days on market $205,000 Active 13 DOM
2. 2026-06-17
   days on market $205,000 Active 12 DOM
3. 2026-06-16
   days on market $205,000 Active 11 DOM
4. 2026-06-15
   days on market $205,000 Active 10 DOM
5. 2026-06-13
   days on market $205,000 Active 8 DOM
6. 2026-06-10
   days on market $205,000 Active 5 DOM
7. 2026-06-09
   days on market $205,000 Active 4 DOM
8. 2026-06-08
   days on market $205,000 Active 3 DOM
9. 2026-06-07
   remarks 571-char remark
10. 2026-06-07
    listed $205,000 Active 2 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: $1,503 · $125/mo
• Projected year-2 tax: $1,503 · $125/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 ≥107°F today · 22 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: $21,408
• − Mortgage interest: −$11,483
• − Property taxes: −$1,503
• − Insurance: −$1,822
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − Depreciation: −$5,964
• Taxable loss: −$2,790
• Est. tax savings @ 24.0%: +$670
• After-tax cash flow: $1,356/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

+52.0% since first listed

15 events — show timeline

• 2026-06-05 Listed $205,000 GSREIN
• 2026-06-05 Listed $205,000 AcadianaMLS
• 2015-08-11 Sold (Public Records) $159,900 Public Records
• 2015-08-06 Sold (MLS) $159,900 GSREIN
• 2015-05-21 Contingent — GSREIN
• 2015-05-13 Listed $159,900 GSREIN
• 2014-11-19 Listed $159,900 AcadianaMLS
• 2014-07-21 Sold (MLS) $74,000 GSREIN
• 2013-04-17 Listed $89,000 AcadianaMLS
• 2013-04-17 Listed $89,000 GSREIN
• 2012-12-12 Listed $129,600 GSREIN
• 2012-12-12 Listed $129,600 AcadianaMLS
• 2001-09-28 Sold (MLS) $135,000 GSREIN
• 2001-07-26 Listed $134,900 AcadianaMLS
• 2001-07-26 Listed $134,900 GSREIN

Property tax history

-3.8%/yr

Latest (2026): $1,503 · +17.6% YoY. Source: county tax records.