5015 N Villere St · New Orleans, LA 70117

$125,000

2 bd · 2.0 ba · 826 sqft · SingleFamily public records · 89 Days on market

Built 2008 3,301 sqft lot $151/sqft · 13% below area Est $165k · 24% under ↓ 3% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.4/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute raised cottage in a quiet neighborhood. Move in ready. Built in 2008. Open concept living with plenty of light. Fenced yard for pets or kids. Minutes from downtown. Dual pane windows and tankless water heater for savings in utility bill. Great house to move in or as investment.

Key facts

• Open concept living
• Raised cottage
• Fenced yard

Tags

• RAISED COTTAGE
• QUIET NEIGHBORHOOD
• OPEN CONCEPT LIVING
• FENCED YARD
• MINUTES FROM DOWNTOWN
• DUAL PANE WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 rising (+2.5%/yr); 581 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% of the median local income ($46k/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 $864 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 89 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 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: 1.14% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.10%
• DSCR: 1.45
• GRM: 7.3

CMA / ARV

• ARV (median comp): $164,797
• List price: $125,000
• Delta: -24.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Alice Ct	0.32mi	2/1.0	738 (-11%)	7mo	$45,000	$61	58
5118 N Rampart St	0.33mi	1/1.0 (-1)	710 (-14%)	1mo	$195,000	$275	51
5412 Marais St	0.30mi	3/1.0 (+1)	900 (+9%)	14mo	$131,500	$146	50
1835 Andry St	0.41mi	3/2.0 (+1)	918 (+11%)	20mo	$125,000	$136	40
622 Lizardi St	0.56mi	3/1.0 (+1)	926 (+12%)	9mo	$140,000	$151	37
5859 N Claiborne Ave	0.55mi	3/2.0 (+1)	903 (+9%)	22mo	$55,000	$61	36
1500 Lesseps St	0.68mi	2/1.0	926 (+12%)	17mo	$130,000	$140	30

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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-6,409
• Equity at exit: $18,638

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $10,347
• Equity at exit: $10,808

Cash invested: $35,000 (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 70117

• Rents YoY: 2.5%
• Active inventory: 581
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$656
• Tax from tax record: −$119 /mo · $1,432/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $228

Break-even live

Break-even rent $1,131

Max offer price $125,000

Occupancy floor 79%

Sensitivity live

Price	-10% $299	-5% $264	+0% $228	+5% $193	+10% $157
Rent	-10% $116	-5% $172	+0% $228	+5% $284	+10% $340
Rate	-1.0pp $291	-0.5pp $260	base $228	+0.5pp $196	+1.0pp $163

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1422 Andry St New Orleans, LA	3.0	2.0	1100	$1,400	$1.27	4d	1	0.21mi
1137 Deslonde St New Orleans, LA	2.0	1.0	1017	$1,500	$1.47	24d	1	0.22mi
1304 Jourdan Ave New Orleans, LA	2.0	2.0	890	$959	$1.08	16d	6	0.23mi
1449 Andry St New Orleans, LA	2.0	1.0	833	$1,300	$1.56	24d	1	0.24mi
918 Forstall St New Orleans, LA	2.0	1.0	800	$2,290	$2.86	24d	1	0.37mi
920 Forstall St New Orleans, LA	2.0	1.0	800	$1,600	$2.00	24d	1	0.37mi
4824 N Rampart St New Orleans, LA	2.0	1.0	606	$1,450	$2.39	24d	1	0.38mi
4824 N Rampart St New Orleans, LA	2.0	1.0	606	$1,450	$2.39	4d	1	0.38mi
4826 N Rampart St Unit 4826 New Orleans, LA	2.0	1.0	850	$1,200	$1.41	24d	1	0.38mi
5109 Burgundy St New Orleans, LA	2.0	1.0	1122	$1,474	$1.31	17d	1	0.39mi
924 Deslonde St Unit B New Orleans, LA	2.0	1.0	658	$1,250	$1.90	24d	1	0.39mi
18 Saint Claude Ct New Orleans, LA	3.0	1.0	864	$1,200	$1.39	12d	1	0.40mi
1835 Andry St New Orleans, LA	3.0	2.0	918	$1,800	$1.96	24d	1	0.41mi
816 Forstall St New Orleans, LA	3.0	1.0	850	$1,600	$1.88	24d	1	0.44mi
1810 Fats Domino Ave New Orleans, LA	2.0	2.0	975	$916	$0.94	24d	1	0.48mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	3d	1	0.48mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	4d	1	0.48mi
4545 Urquhart St Unit B New Orleans, LA	2.0	1.0	700	$1,150	$1.64	24d	1	0.48mi
4950 Dauphine St New Orleans, LA	1.0	1.0	612	$1,750	$2.86	11d	16	0.48mi
4543 Urquhart St Unit B New Orleans, LA	2.0	1.0	700	$1,150	$1.64	12d	1	0.49mi
4801 Dauphine St Unit B New Orleans, LA	2.0	1.0	875	$1,100	$1.26	24d	1	0.50mi
5317 N Galvez St New Orleans, LA	2.0	1.0	796	$1,275	$1.60	4d	1	0.54mi
5805 Saint Claude Ave New Orleans, LA	2.0	1.0	800	$1,200	$1.50	24d	1	0.56mi
5900 N Derbigny St Unit 1 New Orleans, LA	3.0	2.0	1000	$1,950	$1.95	4d	1	0.63mi
924 Kentucky St New Orleans, LA	2.0	1.0	1102	$1,700	$1.54	4d	1	0.65mi
1030 Gordon St New Orleans, LA	2.0	1.0	675	$1,200	$1.78	3d	1	0.66mi
1030 Gordon St New Orleans, LA	2.0	1.0	675	$1,200	$1.78	4d	1	0.66mi
1030 Gordon St New Orleans, LA	2.0	1.0	675	$12,000	$17.78	44d	1	0.66mi
6002 Saint Claude Ave New Orleans, LA	2.0	2.0	965	$1,275	$1.32	22d	1	0.67mi
2612 14 Urquhart St New Orleans, LA	1.0	1.0	900	$1,200	$1.33	21d	1	0.67mi
5434 Chartres St New Orleans, LA	2.0	1.0	800	$1,150	$1.44	24d	1	0.68mi
4318 N Rampart St New Orleans, LA	2.0	1.0	750	$1,100	$1.47	24d	1	0.71mi
1319 France St New Orleans, LA	2.0	1.0	923	$975	$1.06	22d	1	0.71mi
6038 N Rampart St New Orleans, LA	3.0	2.0	1080	$1,795	$1.66	24d	1	0.74mi
4222 N Johnson St New Orleans, LA	3.0	2.0	1100	$1,895	$1.72	24d	1	0.79mi
6019 Royal St New Orleans, LA	2.0	1.0	790	$1,200	$1.52	24d	1	0.80mi
4217 N Johnson St New Orleans, LA	3.0	2.0	904	$1,650	$1.83	24d	1	0.81mi
1334 Tricou St New Orleans, LA	2.0	1.0	1117	$1,500	$1.34	22d	1	0.83mi
1121 Bartholomew St Unit 1121 New Orleans, LA	2.0	1.0	893	$2,000	$2.24	24d	1	0.84mi
1310 Bartholomew St Unit 1310 New Orleans, LA	1.0	1.0	637	$1,150	$1.81	24d	1	0.85mi

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 89 DOM
2. 2026-06-17
   days on market $125,000 Active 88 DOM
3. 2026-06-16
   days on market $125,000 Active 87 DOM
4. 2026-06-15
   days on market $125,000 Active 86 DOM
5. 2026-06-13
   days on market $125,000 Active 84 DOM
6. 2026-06-10
   days on market $125,000 Active 81 DOM
7. 2026-06-09
   days on market $125,000 Active 80 DOM
8. 2026-06-08
   days on market $125,000 Active 79 DOM
9. 2026-06-07
   days on market $125,000 Active 78 DOM
10. 2026-06-05
    days on market $125,000 Active 75 DOM
11. 2026-06-03
    days on market $125,000 Active 74 DOM
12. 2026-06-02
    days on market $125,000 Active 73 DOM
13. 2026-06-01
    days on market $125,000 Active 72 DOM
14. 2026-05-31
    days on market $125,000 Active 71 DOM
15. 2026-05-19
    price $125,000 283-char remark

    Show marketing remark (284 chars)

    Cute raised cottage in a quiet neighborhood. Move in ready. Built in 2008. Open concept living with plenty of light. Fenced yard for pets or kids. Minutes from downtown. Dual pane windows and tankless water heater for savings in utility bill. Great house to move in or as investment.

16. 2026-05-19
    price $125,000 284-char remark

    Show marketing remark (284 chars)

    Cute raised cottage in a quiet neighborhood. Move in ready. Built in 2008. Open concept living with plenty of light. Fenced yard for pets or kids. Minutes from downtown. Dual pane windows and tankless water heater for savings in utility bill. Great house to move in or as investment.

17. 2026-03-21
    listed $129,000 Active 283-char remark

    Show marketing remark (284 chars)

    Cute raised cottage in a quiet neighborhood. Move in ready. Built in 2008. Open concept living with plenty of light. Fenced yard for pets or kids. Minutes from downtown. Dual pane windows and tankless water heater for savings in utility bill. Great house to move in or as investment.

18. 2026-03-21
    listed $129,000 Active 284-char remark

    Show marketing remark (284 chars)

    Cute raised cottage in a quiet neighborhood. Move in ready. Built in 2008. Open concept living with plenty of light. Fenced yard for pets or kids. Minutes from downtown. Dual pane windows and tankless water heater for savings in utility bill. Great house to move in or as investment.

ⓘ 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: $1,432 · $119/mo
• Projected year-2 tax: $1,432 · $119/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 ≥108°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: $17,036
• − Mortgage interest: −$7,002
• − Property taxes: −$1,432
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$3,636
• Taxable income: $818
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $2,542/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): 25,652
• Household income: $45,764
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1988.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 30% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 5% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 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: ▼ -177.22%
• Current HPI: 184.6061
• Rent YoY: ▲ 2.49%
• 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

-3.1% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $125,000 AcadianaMLS
• 2026-05-19 Price Changed $125,000 GSREIN
• 2026-03-21 Listed $129,000 GSREIN
• 2026-03-21 Listed $129,000 AcadianaMLS

Property tax history

+0.8%/yr

Latest (2026): $1,432 · +1.1% YoY. Source: county tax records.