4744 Plauche Cir · New Orleans, LA 70126

$180,000

4 bd · 2.0 ba · 1,183 sqft · SingleFamily public records · 86 Days on market

Built 1950 6,198 sqft lot $152/sqft · 17% below area Est $217k · 17% under

---

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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• 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

Charming & Spacious Home in Quiet Gentilly Neighborhood! Welcome to 4744 Plauche Circle, a beautifully maintained 3 bedroom 2 bath home in the heart of New Orleans. Conveniently located in close proximity to shopping, many parks, schools, and just minutes for downtown! This inviting newly renovated home features open floor plan, updated kitchen, ceramic tile throughout, NO CARPET, spacious backyard, making it great for entertaining, and much much more. Ideal home for first-time homebuyers, or investors. This home provides easy access to all that New Orleans has to offer. Don't miss this opportunity! Schedule your private showing today!

Key facts

• Open floor plan
• Spacious backyard
• Updated kitchen

Tags

• GENTILLY NEIGHBORHOOD
• NEWLY RENOVATED HOME
• OPEN FLOOR PLAN
• UPDATED KITCHEN
• CERAMIC TILE THROUGHOUT
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• Market conditions: Rents soft (-0.2%/yr); 224 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,855/mo this rent would consume 53% 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 $5k 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 86 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $60k; list at $180k implies a 201% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 1950 — 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: 1.03% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

• ARV (median comp): $216,815
• List price: $180,000
• Delta: -16.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5012 Stephen Girard Ave	0.16mi	3/1.0 (-1)	1,150 (-3%)	2mo	$130,000	$113	77
4842 Pauline Dr	0.06mi	3/2.0 (-1)	1,236 (+4%)	12mo	$223,500	$181	75
4951 Feliciana Dr	0.46mi	3/1.0 (-1)	1,118 (-6%)	4mo	$102,268	$91	57
5108 Feliciana Dr	0.50mi	3/1.5 (-1)	1,147 (-3%)	13mo	$129,000	$112	54
4516 Louisa Dr	0.39mi	3/1.0 (-1)	1,213 (+2%)	20mo	$121,506	$100	52
4818 Prentiss Ave	0.56mi	3/1.0 (-1)	1,150 (-3%)	21mo	$175,000	$152	43
4514 Metropolitan St	0.44mi	3/2.0 (-1)	1,350 (+14%)	12mo	$185,000	$137	41
4309 Dreux Ave	0.55mi	3/2.0 (-1)	1,348 (+14%)	7mo	$207,000	$154	40
4101 Odin St	0.75mi	3/1.0 (-1)	1,252 (+6%)	16mo	$65,000	$52	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: -11.1%
• Equity multiple: 0.61×
• Total profit: $-19,759
• Equity at exit: $26,839

10-year hold

• IRR: -6.8%
• Equity multiple: 0.62×
• Total profit: $-19,043
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,855 high
• Mortgage (P&I): −$944
• Tax from tax record: −$148 /mo · $1,771/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $233

Break-even live

Break-even rent $1,561

Max offer price $180,000

Occupancy floor 82%

Sensitivity live

Price	-10% $335	-5% $284	+0% $233	+5% $182	+10% $131
Rent	-10% $86	-5% $159	+0% $233	+5% $306	+10% $379
Rate	-1.0pp $323	-0.5pp $279	base $233	+0.5pp $186	+1.0pp $139

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	24d	1	0.38mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	13d	1	0.68mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	24d	1	0.80mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	24d	1	0.83mi
4936 Baccich St New Orleans, LA	3.0	1.0	1053	$1,700	$1.61	24d	1	0.91mi
4767 Lafaye St New Orleans, LA	3.0	2.0	1469	$2,000	$1.36	24d	1	0.94mi
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	24d	1	0.94mi
4527 Shalimar Dr New Orleans, LA	3.0	1.5	1174	$1,550	$1.32	24d	1	0.97mi
4722 Shalimar Dr New Orleans, LA	3.0	2.0	1157	$1,400	$1.21	24d	1	0.99mi
2754 Jasmine St New Orleans, LA	3.0	1.0	1020	$1,750	$1.72	24d	1	1.06mi
5905 Lafaye St New Orleans, LA	3.0	1.0	911	$1,700	$1.87	24d	1	1.14mi
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	17d	1	1.23mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	4d	1	1.25mi
4023 Franklin Ave New Orleans, LA	3.0	2.0	1000	$1,700	$1.70	4d	1	1.26mi
7702 Belcrest Pl New Orleans, LA	3.0	1.5	1150	$1,650	$1.43	24d	1	1.32mi
3316 Metropolitan St New Orleans, LA	3.0	2.0	1184	$1,700	$1.44	24d	1	1.34mi
6530 Peoples Ave New Orleans, LA	3.0	2.0	1200	$1,800	$1.50	24d	1	1.40mi
2647 Myrtle St Unit 2647 New Orleans, LA	4.0	2.0	1445	$2,550	$1.76	45d	1	1.41mi
2739 Bay St Unit B New Orleans, LA	4.0	2.0	1400	$1,800	$1.29	21d	1	1.45mi
2646 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	18d	1	1.45mi
2644 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	18d	1	1.45mi

Listing history 24 events

1. 2026-06-21
   days on market $180,000 Active 86 DOM
2. 2026-06-18
   days on market $180,000 Active 83 DOM
3. 2026-06-17
   days on market $180,000 Active 82 DOM
4. 2026-06-16
   days on market $180,000 Active 81 DOM
5. 2026-06-15
   days on market $180,000 Active 80 DOM
6. 2026-06-13
   days on market $180,000 Active 78 DOM
7. 2026-06-10
   days on market $180,000 Active 75 DOM
8. 2026-06-09
   days on market $180,000 Active 74 DOM
9. 2026-06-08
   days on market $180,000 Active 73 DOM
10. 2026-06-07
    days on market $180,000 Active 72 DOM
11. 2026-06-05
    days on market $180,000 Active 69 DOM
12. 2026-06-03
    days on market $180,000 Active 68 DOM
13. 2026-06-02
    days on market $180,000 Active 67 DOM
14. 2026-06-01
    days on market $180,000 Active 66 DOM
15. 2026-05-31
    days on market $180,000 Active 65 DOM
16. 2026-05-09
    price $180,000 647-char remark

    Show marketing remark (656 chars)

    Charming & Spacious Home in Quiet Gentilly Neighborhood! Welcome to 4744 Plauche Circle, a beautifully maintained 3 bedroom 2 bath home in the heart of New Orleans. Conveniently located in close proximity to shopping, many parks, schools, and just minutes for downtown! This inviting newly renovated home features open floor plan, updated kitchen, ceramic tile throughout, NO CARPET, spacious backyard, making it great for entertaining, and much much more. Ideal home for first-time homebuyers, or investors. This home provides easy access to all that New Orleans has to offer. Don’t miss this opportunity! Schedule your private showing today!

17. 2026-05-09
    price $180,000 656-char remark

    Show marketing remark (656 chars)

    Charming & Spacious Home in Quiet Gentilly Neighborhood! Welcome to 4744 Plauche Circle, a beautifully maintained 3 bedroom 2 bath home in the heart of New Orleans. Conveniently located in close proximity to shopping, many parks, schools, and just minutes for downtown! This inviting newly renovated home features open floor plan, updated kitchen, ceramic tile throughout, NO CARPET, spacious backyard, making it great for entertaining, and much much more. Ideal home for first-time homebuyers, or investors. This home provides easy access to all that New Orleans has to offer. Don’t miss this opportunity! Schedule your private showing today!

18. 2026-03-27
    listed $185,000 Active 647-char remark

    Show marketing remark (656 chars)

    Charming & Spacious Home in Quiet Gentilly Neighborhood! Welcome to 4744 Plauche Circle, a beautifully maintained 3 bedroom 2 bath home in the heart of New Orleans. Conveniently located in close proximity to shopping, many parks, schools, and just minutes for downtown! This inviting newly renovated home features open floor plan, updated kitchen, ceramic tile throughout, NO CARPET, spacious backyard, making it great for entertaining, and much much more. Ideal home for first-time homebuyers, or investors. This home provides easy access to all that New Orleans has to offer. Don’t miss this opportunity! Schedule your private showing today!

19. 2026-03-27
    listed $185,000 Active 656-char remark

    Show marketing remark (656 chars)

    Charming & Spacious Home in Quiet Gentilly Neighborhood! Welcome to 4744 Plauche Circle, a beautifully maintained 3 bedroom 2 bath home in the heart of New Orleans. Conveniently located in close proximity to shopping, many parks, schools, and just minutes for downtown! This inviting newly renovated home features open floor plan, updated kitchen, ceramic tile throughout, NO CARPET, spacious backyard, making it great for entertaining, and much much more. Ideal home for first-time homebuyers, or investors. This home provides easy access to all that New Orleans has to offer. Don’t miss this opportunity! Schedule your private showing today!

20. 2025-03-27
    price $160,000
21. 2025-03-27
    price $160,000
22. 2025-03-05
    listed $170,000 Active
23. 1993-05-17
    soldstatus $59,900
24. 1990-07-02
    soldstatus $37,485

ⓘ 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: $1,771 · $148/mo
• Projected year-2 tax: $1,771 · $148/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 ≥107°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: $22,265
• − Mortgage interest: −$10,083
• − Property taxes: −$1,771
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$5,236
• Taxable loss: −$85
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $2,814/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

+380.2% since first listed

9 events — show timeline

• 2026-05-09 Price Changed $180,000 AcadianaMLS
• 2026-05-09 Price Changed $180,000 GSREIN
• 2026-03-27 Listed $185,000 GSREIN
• 2026-03-27 Listed $185,000 AcadianaMLS
• 2025-03-27 Price Changed $160,000 AcadianaMLS
• 2025-03-27 Price Changed $160,000 GSREIN
• 2025-03-05 Listed $170,000 AcadianaMLS
• 1993-05-17 Sold (Public Records) $59,900 Public Records
• 1990-07-02 Sold (Public Records) $37,485 Public Records

Property tax history

+31.8%/yr

Latest (2026): $1,771 · +1.1% YoY. Source: county tax records.