5312 Eads St · New Orleans, LA 70122

$89,900

2 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 71 Days on market

Built 1975 7,616 sqft lot ↓ 23% since listing

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Why this score? — see what drove the B- 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
• 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

Gentilly Investor Special! Located one block from Franklin Ave and Filmore, this 2 bedroom, 1 bath home would be a great renovation for investors to sell or lease, or for you to put your own finishing touches to reside. Located in Flood Zone X and walking distance to Pontchartrain Park, and a short bike ride to the lake! Great opportunity for you to make it your own, great investment or starter home!

Key facts

• Flood zone x
• 7,616 sq ft lot
• Built 1975

Tags

• FLOOD ZONE X
• SHORT BIKE RIDE TO THE LAKE

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 $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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.
• Zoned schools: Benjamin Franklin Elem. Math And Science (math 12% / reading 23%, grade F, #479 of 646 statewide, top 75%, 747 students, 98% FRL, charter) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.6%/yr); 336 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 39% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1975 — 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: 1.79% ✓
• Cap rate: 14.35%
• Cash-on-cash: 28.77%
• DSCR: 2.28
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $192,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2757 Dreux Ave	0.17mi	2/1.0	1,140 (-2%)	7mo	$145,000	$127	83
4712 Lafaye St	0.42mi	2/1.0	1,157 (-0%)	9mo	$217,500	$188	72
5923 Painters St	0.46mi	3/2.0 (+1)	1,125 (-3%)	3mo	$159,900	$142	62
2769 Pressburg St	0.46mi	2/2.0	1,202 (+4%)	8mo	$200,000	$166	62
4008 Prentiss Ave	0.44mi	3/1.0 (+1)	1,225 (+6%)	4mo	$114,000	$93	61
4951 Feliciana Dr	0.62mi	3/1.0 (+1)	1,118 (-4%)	4mo	$102,268	$91	57
4033 Odin St	0.46mi	3/2.0 (+1)	1,124 (-3%)	10mo	$200,000	$178	56
5817 Providence Pl	0.47mi	3/2.0 (+1)	1,225 (+6%)	6mo	$235,900	$193	55
2547 Athis St	0.37mi	3/1.0 (+1)	1,272 (+10%)	11mo	$140,000	$110	52
4915 Painters St	0.34mi	3/2.0 (+1)	1,331 (+15%)	1mo	$320,000	$240	50
5840 Eads St	0.40mi	3/2.0 (+1)	1,320 (+14%)	8mo	$175,000	$133	42
4472 Demontluzin St	0.61mi	3/2.5 (+1)	1,296 (+12%)	10mo	$295,000	$228	32

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: -8.7%
• Equity multiple: 0.69×
• Total profit: $-7,698
• Equity at exit: $13,404

10-year hold

• IRR: -7.3%
• Equity multiple: 0.64×
• Total profit: $-9,129
• 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 70122

• Rents YoY: -0.6%
• Active inventory: 336
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,608 high
• Mortgage (P&I): −$471
• Tax from tax record: −$158 /mo · $1,896/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $177

Break-even live

Break-even rent $1,384

Max offer price $89,900

Occupancy floor 84%

Sensitivity live

Price	-10% $228	-5% $202	+0% $177	+5% $151	+10% $126
Rent	-10% $50	-5% $113	+0% $177	+5% $240	+10% $304
Rate	-1.0pp $222	-0.5pp $200	base $177	+0.5pp $154	+1.0pp $130

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4936 Baccich St New Orleans, LA	3.0	1.0	1053	$1,700	$1.61	25d	1	0.31mi
4951 Eastern St New Orleans, LA	2.0	1.0	850	$1,350	$1.59	25d	1	0.33mi
4926 Venus St Unit 4926 New Orleans, LA	2.0	1.0	800	$1,200	$1.50	5d	1	0.35mi
4767 Lafaye St New Orleans, LA	3.0	2.0	1469	$2,000	$1.36	25d	1	0.39mi
5905 Lafaye St New Orleans, LA	3.0	1.0	911	$1,700	$1.87	25d	1	0.40mi
5519 Mandeville St New Orleans, LA	3.0	1.0	1125	$1,650	$1.47	5d	1	0.48mi
4681 Eastern St New Orleans, LA	2.0	1.0	1100	$1,400	$1.27	17d	1	0.52mi
6036 Franklin Ave New Orleans, LA	2.0	1.0	898	$1,200	$1.34	18d	1	0.52mi
5401 Montegut Dr New Orleans, LA	1.0	1.0	1000	$1,200	$1.20	17d	1	0.53mi
5925 Saint Roch Ave New Orleans, LA	2.0	1.0	1000	$1,550	$1.55	18d	1	0.53mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	45d	1	0.65mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	13d	1	0.65mi
2312 Madrid St New Orleans, LA	2.0	1.0	1100	$1,475	$1.34	25d	1	0.68mi
6222 Arts St Unit 6226 New Orleans, LA	2.0	1.5	1120	$1,250	$1.12	25d	1	0.68mi
2512 Mexico St New Orleans, LA	3.0	2.0	975	$1,550	$1.59	25d	1	0.69mi
5718 Vermillion Blvd Unit A New Orleans, LA	3.0	1.0	1300	$2,000	$1.54	25d	1	0.78mi
4618 Marigny St New Orleans, LA	3.0	1.0	1320	$1,900	$1.44	25d	1	0.79mi
4616 Marigny St New Orleans, LA	2.0	1.0	1020	$1,750	$1.72	23d	1	0.79mi
5332 Pasteur Blvd New Orleans, LA	1.0	1.0	800	$1,000	$1.25	13d	1	0.79mi
5723 Pasteur Blvd New Orleans, LA	3.0	2.0	1150	$1,700	$1.48	18d	1	0.81mi
5546 Pasteur Blvd Unit A New Orleans, LA	3.0	1.0	1200	$1,400	$1.17	25d	1	0.81mi
6009 Vermillion Blvd Unit B New Orleans, LA	1.0	1.0	700	$950	$1.36	3d	1	0.81mi
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	25d	1	0.82mi
2701 03 Frankfort St New Orleans, LA	3.0	1.0	1100	$1,850	$1.68	25d	1	0.83mi
6009 Pasteur Blvd New Orleans, LA	3.0	2.0	1250	$1,785	$1.43	25d	1	0.87mi
6530 Peoples Ave New Orleans, LA	3.0	2.0	1200	$1,800	$1.50	25d	1	0.88mi
5151 Saint Anthony Ave New Orleans, LA	3.0	2.0	1200	$1,795	$1.50	17d	1	0.90mi
2754 Jasmine St New Orleans, LA	3.0	1.0	1020	$1,750	$1.72	25d	1	0.93mi
5322 Saint Anthony Ave New Orleans, LA	3.0	2.0	1192	$2,000	$1.68	17d	1	0.93mi
6202 Vermillion Blvd New Orleans, LA	3.0	2.0	1200	$1,700	$1.42	17d	1	0.94mi
4023 Franklin Ave New Orleans, LA	3.0	2.0	1000	$1,700	$1.70	4d	1	0.97mi
5700 Saint Anthony Ave New Orleans, LA	2.0	1.0	875	$1,195	$1.37	5d	1	0.98mi
2844 Hiawatha St New Orleans, LA	2.0	1.0	975	$1,475	$1.51	25d	1	0.98mi
2671 Gladiolus St Unit 2669 New Orleans, LA	2.0	1.0	830	$1,250	$1.51	25d	1	1.00mi
5700 Wilton Dr New Orleans, LA	2.0	1.0	900	$1,500	$1.67	17d	1	1.01mi
5324 Wildair Dr Unit B New Orleans, LA	2.0	1.0	800	$1,400	$1.75	18d	1	1.03mi
2650 Gladiolus St New Orleans, LA	2.0	1.0	900	$1,600	$1.78	25d	1	1.03mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	13d	1	1.03mi
4736 Saint Anthony Ave New Orleans, LA	3.0	1.0	1100	$1,800	$1.64	17d	1	1.03mi
6079 Saint Anthony Ave New Orleans, LA	3.0	2.0	1400	$2,400	$1.71	17d	1	1.04mi

Listing history 8 events

1. 2025-05-08
   soldstatus $77,050 Closed 405-char remark

   Show marketing remark (405 chars)

   Gentilly Investor Special! Located one block from Franklin Ave and Filmore, this 2 bedroom, 1 bath home would be a great renovation for investors to sell or lease, or for you to put your own finishing touches to reside. Located in Flood Zone X and walking distance to Pontchartrain Park, and a short bike ride to the lake! Great opportunity for you to make it your own, great investment or starter home!

2. 2025-05-08
   soldstatus $77,050

   Show marketing remark (405 chars)

   Gentilly Investor Special! Located one block from Franklin Ave and Filmore, this 2 bedroom, 1 bath home would be a great renovation for investors to sell or lease, or for you to put your own finishing touches to reside. Located in Flood Zone X and walking distance to Pontchartrain Park, and a short bike ride to the lake! Great opportunity for you to make it your own, great investment or starter home!

3. 2025-04-29
   status Pending 405-char remark

   Show marketing remark (405 chars)

   Gentilly Investor Special! Located one block from Franklin Ave and Filmore, this 2 bedroom, 1 bath home would be a great renovation for investors to sell or lease, or for you to put your own finishing touches to reside. Located in Flood Zone X and walking distance to Pontchartrain Park, and a short bike ride to the lake! Great opportunity for you to make it your own, great investment or starter home!

4. 2025-04-11
   historical Active Under Contract 405-char remark

   Show marketing remark (405 chars)

   Gentilly Investor Special! Located one block from Franklin Ave and Filmore, this 2 bedroom, 1 bath home would be a great renovation for investors to sell or lease, or for you to put your own finishing touches to reside. Located in Flood Zone X and walking distance to Pontchartrain Park, and a short bike ride to the lake! Great opportunity for you to make it your own, great investment or starter home!

5. 2025-03-28
   price $89,900

   Show marketing remark (405 chars)

   Gentilly Investor Special! Located one block from Franklin Ave and Filmore, this 2 bedroom, 1 bath home would be a great renovation for investors to sell or lease, or for you to put your own finishing touches to reside. Located in Flood Zone X and walking distance to Pontchartrain Park, and a short bike ride to the lake! Great opportunity for you to make it your own, great investment or starter home!

6. 2025-03-28
   price $89,900 405-char remark

   Show marketing remark (405 chars)

   Gentilly Investor Special! Located one block from Franklin Ave and Filmore, this 2 bedroom, 1 bath home would be a great renovation for investors to sell or lease, or for you to put your own finishing touches to reside. Located in Flood Zone X and walking distance to Pontchartrain Park, and a short bike ride to the lake! Great opportunity for you to make it your own, great investment or starter home!

7. 2025-01-29
   listed $99,900 Active 405-char remark

   Show marketing remark (405 chars)

   Gentilly Investor Special! Located one block from Franklin Ave and Filmore, this 2 bedroom, 1 bath home would be a great renovation for investors to sell or lease, or for you to put your own finishing touches to reside. Located in Flood Zone X and walking distance to Pontchartrain Park, and a short bike ride to the lake! Great opportunity for you to make it your own, great investment or starter home!

8. 2025-01-29
   listed $99,900 Active

   Show marketing remark (405 chars)

   Gentilly Investor Special! Located one block from Franklin Ave and Filmore, this 2 bedroom, 1 bath home would be a great renovation for investors to sell or lease, or for you to put your own finishing touches to reside. Located in Flood Zone X and walking distance to Pontchartrain Park, and a short bike ride to the lake! Great opportunity for you to make it your own, great investment or starter home!

ⓘ 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: $1,896 · $158/mo
• Projected year-2 tax: $1,896 · $158/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 AE · 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,297
• − Mortgage interest: −$5,036
• − Property taxes: −$1,896
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$2,615
• Taxable income: $1,094
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $1,860/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): 35,253
• Household income: $49,455
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 2150.0

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 (69%)
• Race & ethnicity: Black 69% White 18% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Chinese 1% 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: ▼ -222.37%
• Current HPI: 231.9921
• Rent YoY: ▼ -0.61%
• 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

-22.9% since first listed

8 events — show timeline

• 2025-05-08 Sold (Public Records) $77,050 Public Records
• 2025-05-08 Sold (MLS) $77,050 GSREIN
• 2025-04-29 Pending — GSREIN
• 2025-04-11 Contingent — GSREIN
• 2025-03-28 Price Changed $89,900 AcadianaMLS
• 2025-03-28 Price Changed $89,900 GSREIN
• 2025-01-29 Listed $99,900 AcadianaMLS
• 2025-01-29 Listed $99,900 GSREIN

Property tax history

+6.8%/yr

Latest (2026): $1,896 · +169.0% YoY. Source: county tax records.