5730 Pembrook Dr · New Orleans, LA 70131

$260,000

4 bd · 2.5 ba · 1,848 sqft · SingleFamily public records · 74 Days on market

Built 1970 $141/sqft · 5% below area Est $283k · 8% under

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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 +11.2/15.0
• DSCR +5.2/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• 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

$2,000 Home Improvement Credit offered to buyers. Welcome to this beautiful home in the desirable Aurora Gardens community. Featuring 4 bedrooms, 2.5 bathrooms, and over 1,900 square feet of living space, this property offers a functional layout suited for a variety of needs. The upper level includes all four bedrooms, highlighted by a spacious primary suite with an en-suite bathroom. The additional bedrooms offer ample closet space, and a second full bathroom upstairs provides added convenience. The main level features a large living area ideal for everyday living and entertaining. The adjoining dining area accommodates gatherings comfortably. The kitchen is equipped with new cabinetry, a sizable pantry, and a breakfast nook suitable for casual dining. The backyard is shaded by mature trees, creating a pleasant outdoor setting. Additional improvements include a new HVAC system with a transferable 10-year warranty to the buyer. This home combines practical living space with recent updates in a well-established community.

Key facts

• Large living area
• Ample closet space
• En-suite bathroom

Tags

• AURORA GARDENS COMMUNITY
• SPACIOUS PRIMARY SUITE
• EN-SUITE BATHROOM
• AMPLE CLOSET SPACE
• LARGE LIVING AREA
• ADJOINING DINING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $224k (13.8% below list).
• Recommended offer: $224k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.3% 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 falling (-9.2%/yr); 275 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 43% of the median local income ($62k/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 $2k of loan paydown is wiped out by about $8k 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 74 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago; this cycle's ask is 11204% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $224,102 (13.8% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

• ARV (median comp): $283,433
• List price: $260,000
• Delta: -8.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5701 Macarthur Blvd	0.30mi	3/2.0 (-1)	1,800 (-3%)	1mo	$249,900	$139	74
5885 Macarthur Blvd	0.36mi	4/2.0	2,008 (+9%)	1mo	$271,000	$135	66
5600 Durbridge Dr	0.21mi	4/2.5	2,100 (+14%)	2mo	$305,000	$145	65
5400 Macarthur Blvd	0.27mi	3/2.0 (-1)	1,700 (-8%)	4mo	$240,000	$141	64
2133 Ellen Park Pl	0.56mi	3/2.5 (-1)	2,018 (+9%)	0mo	$186,000	$92	54
106 Larchmont Pl	0.49mi	3/2.0 (-1)	2,048 (+11%)	2mo	$205,000	$100	51
3610 Rue Andree	0.72mi	3/2.0 (-1)	1,947 (+5%)	1mo	$276,000	$142	49
3035 Sullen Pl Pl	0.61mi	3/2.0 (-1)	1,688 (-9%)	2mo	$175,000	$104	48
2800 Hyman Pl	0.71mi	3/2.5 (-1)	2,000 (+8%)	0mo	$246,500	$123	48
608 Lang St	0.52mi	3/2.0 (-1)	1,625 (-12%)	3mo	$235,000	$145	46
3401 Huntlee Dr	0.73mi	3/2.0 (-1)	1,715 (-7%)	5mo	$180,000	$105	43
212 Fairfax Pl	0.71mi	3/2.0 (-1)	1,635 (-12%)	0mo	$225,000	$138	40

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: -17.1%
• Equity multiple: 0.41×
• Total profit: $-42,944
• Equity at exit: $38,767

10-year hold

• IRR: -15.5%
• Equity multiple: 0.24×
• Total profit: $-55,472
• Equity at exit: $22,480

Cash invested: $72,800 (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: 275
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,241 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$141 /mo · $1,694/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $91

Break-even live

Break-even rent $2,126

Max offer price $260,000

Occupancy floor 91%

Sensitivity live

Price	-10% $238	-5% $165	+0% $91	+5% $17	+10% $-56
Rent	-10% $-86	-5% $2	+0% $91	+5% $179	+10% $268
Rate	-1.0pp $222	-0.5pp $157	base $91	+0.5pp $24	+1.0pp $-45

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5801 Albany Ct New Orleans, LA	4.0	2.5	2160	$2,000	$0.93	26d	1	0.11mi
2741 Chelsea Dr New Orleans, LA	4.0	2.5	2382	$2,500	$1.05	18d	1	0.13mi
6021 Brighton Pl New Orleans, LA	4.0	3.0	1840	$3,100	$1.68	18d	1	0.31mi
3151 Plymouth Pl New Orleans, LA	3.0	1.0	1470	$1,700	$1.16	26d	1	0.44mi
1410 Kabel Dr New Orleans, LA	3.0	2.0	2200	$2,200	$1.00	26d	1	0.81mi
3751 Herald St New Orleans, LA	4.0	2.0	1624	$2,150	$1.32	26d	1	0.84mi
6015 Carlisle Ct New Orleans, LA	3.0	2.0	2300	$1,800	$0.78	18d	1	0.85mi
3738 Somerset Dr New Orleans, LA	4.0	2.0	2247	$3,000	$1.34	0d	1	0.86mi
3738 Somerset Dr New Orleans, LA	4.0	2.0	2247	$3,000	$1.34	16d	1	0.86mi
3511 Hyman Pl New Orleans, LA	3.0	2.0	1975	$2,700	$1.37	0d	1	0.89mi
3620 Dickens Dr New Orleans, LA	5.0	3.0	1430	$2,250	$1.57	19d	1	0.89mi
103 Danny Dr New Orleans, LA	4.0	2.0	2040	$2,400	$1.18	26d	1	0.92mi
6121 Stratford Pl New Orleans, LA	3.0	2.0	1225	$1,800	$1.47	18d	1	0.93mi
4020 Sullen Pl New Orleans, LA	4.0	2.5	1280	$1,400	$1.09	5d	1	1.03mi
4254 Maple Leaf Dr New Orleans, LA	1.0–3.0	1.0–2.5	1354	$1,687	$1.25	4d	8	1.04mi
3200 Lancaster St New Orleans, LA	4.0	2.0	1678	$2,200	$1.31	26d	1	1.06mi
3619 Pittari Pl New Orleans, LA	4.0	2.0	2000	$2,200	$1.10	26d	1	1.09mi
2001 Saint Nick Dr New Orleans, LA	4.0	2.5	2400	$2,300	$0.96	26d	1	1.10mi
3531 Adrian St New Orleans, LA	3.0	2.0	1292	$1,895	$1.47	18d	1	1.23mi
5823 Tullis Dr New Orleans, LA	3.0	1.5	1637	$1,600	$0.98	26d	1	1.47mi
5797 Tullis Dr New Orleans, LA	3.0	1.5	1240	$1,600	$1.29	26d	1	1.49mi

Listing history 21 events

1. 2026-05-15
   historical $2,300
2. 2026-05-13
   status Pending 1036-char remark

   Show marketing remark (1036 chars)

   $2,000 Home Improvement Credit offered to buyers. Welcome to this beautiful home in the desirable Aurora Gardens community. Featuring 4 bedrooms, 2.5 bathrooms, and over 1,900 square feet of living space, this property offers a functional layout suited for a variety of needs. The upper level includes all four bedrooms, highlighted by a spacious primary suite with an en-suite bathroom. The additional bedrooms offer ample closet space, and a second full bathroom upstairs provides added convenience. The main level features a large living area ideal for everyday living and entertaining. The adjoining dining area accommodates gatherings comfortably. The kitchen is equipped with new cabinetry, a sizable pantry, and a breakfast nook suitable for casual dining. The backyard is shaded by mature trees, creating a pleasant outdoor setting. Additional improvements include a new HVAC system with a transferable 10-year warranty to the buyer. This home combines practical living space with recent updates in a well-established community.

3. 2026-05-13
   status Pending 1036-char remark

   Show marketing remark (1036 chars)

   $2,000 Home Improvement Credit offered to buyers. Welcome to this beautiful home in the desirable Aurora Gardens community. Featuring 4 bedrooms, 2.5 bathrooms, and over 1,900 square feet of living space, this property offers a functional layout suited for a variety of needs. The upper level includes all four bedrooms, highlighted by a spacious primary suite with an en-suite bathroom. The additional bedrooms offer ample closet space, and a second full bathroom upstairs provides added convenience. The main level features a large living area ideal for everyday living and entertaining. The adjoining dining area accommodates gatherings comfortably. The kitchen is equipped with new cabinetry, a sizable pantry, and a breakfast nook suitable for casual dining. The backyard is shaded by mature trees, creating a pleasant outdoor setting. Additional improvements include a new HVAC system with a transferable 10-year warranty to the buyer. This home combines practical living space with recent updates in a well-established community.

4. 2026-03-17
   listed $2,300
5. 2026-03-17
   historical $2,300
6. 2026-03-16
   listed $2,300
7. 2026-02-28
   listed $260,000 Active 1036-char remark

   Show marketing remark (1036 chars)

   $2,000 Home Improvement Credit offered to buyers. Welcome to this beautiful home in the desirable Aurora Gardens community. Featuring 4 bedrooms, 2.5 bathrooms, and over 1,900 square feet of living space, this property offers a functional layout suited for a variety of needs. The upper level includes all four bedrooms, highlighted by a spacious primary suite with an en-suite bathroom. The additional bedrooms offer ample closet space, and a second full bathroom upstairs provides added convenience. The main level features a large living area ideal for everyday living and entertaining. The adjoining dining area accommodates gatherings comfortably. The kitchen is equipped with new cabinetry, a sizable pantry, and a breakfast nook suitable for casual dining. The backyard is shaded by mature trees, creating a pleasant outdoor setting. Additional improvements include a new HVAC system with a transferable 10-year warranty to the buyer. This home combines practical living space with recent updates in a well-established community.

8. 2026-02-28
   listed $260,000 Active 1036-char remark

   Show marketing remark (1036 chars)

   $2,000 Home Improvement Credit offered to buyers. Welcome to this beautiful home in the desirable Aurora Gardens community. Featuring 4 bedrooms, 2.5 bathrooms, and over 1,900 square feet of living space, this property offers a functional layout suited for a variety of needs. The upper level includes all four bedrooms, highlighted by a spacious primary suite with an en-suite bathroom. The additional bedrooms offer ample closet space, and a second full bathroom upstairs provides added convenience. The main level features a large living area ideal for everyday living and entertaining. The adjoining dining area accommodates gatherings comfortably. The kitchen is equipped with new cabinetry, a sizable pantry, and a breakfast nook suitable for casual dining. The backyard is shaded by mature trees, creating a pleasant outdoor setting. Additional improvements include a new HVAC system with a transferable 10-year warranty to the buyer. This home combines practical living space with recent updates in a well-established community.

9. 2026-02-15
   historical $2,300
10. 2026-02-07
    listed $2,300
11. 2026-02-07
    historical $2,300
12. 2025-09-05
    listed $2,300
13. 2025-06-19
    price $260,000
14. 2025-06-19
    price $260,000
15. 2025-03-12
    listed $265,000 Active
16. 2021-09-15
    soldstatus $227,000 Closed
17. 2021-07-27
    status Pending
18. 2021-07-23
    listed $219,000
19. 2021-07-23
    listed $219,000 Active
20. 1992-09-21
    soldstatus $88,000
21. 1988-04-18
    soldstatus $101,000

ⓘ 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: $1,694 · $141/mo
• Projected year-2 tax: $1,694 · $141/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 · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 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: $26,892
• − Mortgage interest: −$14,564
• − Property taxes: −$1,694
• − Insurance: −$2,098
• − Repairs & maintenance: −$2,151
• − Management: −$2,151
• − Depreciation: −$7,564
• Taxable loss: −$3,330
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $1,891/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

-97.7% since first listed

21 events — show timeline

• 2026-05-15 Rental Removed $2,300 GSREIN
• 2026-05-13 Pending — AcadianaMLS
• 2026-05-13 Pending — GSREIN
• 2026-03-17 Listed for Rent $2,300 GSREIN
• 2026-03-17 Rental Removed $2,300 RAAMLS
• 2026-03-16 Listed for Rent $2,300 RAAMLS
• 2026-02-28 Listed $260,000 GSREIN
• 2026-02-28 Listed $260,000 AcadianaMLS
• 2026-02-15 Rental Removed $2,300 RAAMLS
• 2026-02-07 Listed for Rent $2,300 RAAMLS
• 2026-02-07 Rental Removed $2,300 GSREIN
• 2025-09-05 Listed for Rent $2,300 GSREIN
• 2025-06-19 Price Changed $260,000 AcadianaMLS
• 2025-06-19 Price Changed $260,000 GSREIN
• 2025-03-12 Listed $265,000 AcadianaMLS
• 2021-09-15 Sold (MLS) $227,000 GSREIN
• 2021-07-27 Pending — GSREIN
• 2021-07-23 Listed $219,000 GSREIN
• 2021-07-23 Listed $219,000 AcadianaMLS
• 1992-09-21 Sold (Public Records) $88,000 Public Records
• 1988-04-18 Sold (Public Records) $101,000 Public Records

Property tax history

+3.8%/yr

Latest (2026): $1,694 · -6.0% YoY. Source: county tax records.