5108 Sandhurst Dr · New Orleans, LA 70126

$169,900

3 bd · 2.0 ba · 1,226 sqft · SingleFamily public records · 18 Days on market

Built 1995 6,067 sqft lot Est $131k · 30% over

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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 +15.8/30.0
• DSCR +4.9/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice and spacious brick ranch home with 3 bedrooms, 2 baths, galley kitchen, covered carport, and sizable back yard. Loads of updates to this home including new stainless steel stove, dishwasher, newly installed carpet, new HVAC, and new roof. This would make a great starter home or rent out for investment. Vacant and easy to show. Buyer to verify room measurements.

Key facts

• Sizable back yard
• Galley kitchen
• Covered carport

Tags

• BRICK RANCH HOME
• GALLEY KITCHEN
• COVERED CARPORT
• SIZABLE BACK YARD
• NEW STAINLESS STEEL STOVE
• NEW DISHWASHER

Property features AI

Exterior

• Parking: Covered carport; Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Very good condition; Slab foundation; Shingle roof
• Construction: Brick exterior; Slab foundation; Shingle roof
• Exterior features: Permeable paving; Concrete patio/porch; City lot; Rectangular lot; Lot dimensions approximately 42 x 105 x 50 x 23

Interior

• Bedrooms: 3 rooms total
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Carbon monoxide detector; Wood-burning fireplace
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $12 ($145/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 $152k (10.7% below list).
• Recommended offer: $152k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 35 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).
• This rent runs 44% of the median local income ($42k/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 $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 18 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 31y 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 $90k; list at $170k implies a 89% gain — meaningful room to come down on a strong offer.

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 $151,689 (10.7% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $131,182
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4790 Gawain Dr	0.38mi	3/2.0	1,144 (-7%)	1mo	$165,000	$144	70
4705 Raymond Joseph Dr	0.41mi	3/2.0	1,245 (+2%)	12mo	$112,500	$90	68
5631 Christian Ln	0.15mi	3/2.0	1,300 (+6%)	18mo	$163,000	$125	68
5630 Clements Dr	0.52mi	3/2.0	1,250 (+2%)	12mo	$130,000	$104	63
4718 Lancelot Dr	0.51mi	3/2.0	1,144 (-7%)	4mo	$167,000	$146	61
4736 Crowder Blvd	0.30mi	3/2.0	1,343 (+10%)	12mo	$157,000	$117	60
4659 Dodt Ave	0.36mi	3/2.0	1,072 (-13%)	2mo	$54,700	$51	60
5640 Clements Dr	0.52mi	3/2.0	1,213 (-1%)	20mo	$130,000	$107	58
4734 Galahad Dr	0.46mi	3/1.0	1,332 (+9%)	5mo	$105,000	$79	56
4650 Cerise Ave	0.73mi	3/2.0	1,144 (-7%)	8mo	$178,000	$156	48
4560 Laine Ave	0.48mi	2/1.0 (-1)	1,079 (-12%)	10mo	$113,000	$105	40
4554 Laine Ave	0.49mi	2/1.0 (-1)	1,080 (-12%)	19mo	$90,000	$83	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: -19.3%
• Equity multiple: 0.34×
• Total profit: $-31,178
• Equity at exit: $25,333

10-year hold

• IRR: -19.9%
• Equity multiple: 0.09×
• Total profit: $-43,217
• Equity at exit: $14,690

Cash invested: $47,572 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$891
• Tax from tax record: −$158 /mo · $1,897/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $12

Break-even live

Break-even rent $1,502

Max offer price $169,900

Occupancy floor 94%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4923 Eastview Dr New Orleans, LA	3.0	2.0	912	$1,400	$1.54	23d	1	0.09mi
4828 Eastview Dr New Orleans, LA	4.0	2.0	1260	$1,675	$1.33	23d	1	0.15mi
4901 Bonita Dr New Orleans, LA	2.0	1.0	900	$1,100	$1.22	23d	1	0.16mi
4761 Eastview Dr New Orleans, LA	3.0	1.0	864	$1,550	$1.79	21d	1	0.23mi
4880 Viola St New Orleans, LA	3.0	2.0	1150	$1,595	$1.39	23d	1	0.25mi
6881 Parc Brittany Blvd New Orleans, LA	1.0–2.0	1.0–2.0	741	$1,055	$1.42	2d	31	0.29mi
4808 Viola St New Orleans, LA	3.0	2.0	1130	$1,500	$1.33	23d	1	0.30mi
4574 Dodt Ave Unit A New Orleans, LA	2.0	1.0	831	$1,050	$1.26	23d	1	0.46mi
6835 Mayo Blvd Unit C New Orleans, LA	2.0	1.5	840	$1,195	$1.42	23d	1	0.56mi
4701 Rosemont Pl New Orleans, LA	3.0	1.0	843	$1,450	$1.72	23d	1	0.56mi
7019 Huntington Park Dr Unit 21 New Orleans, LA	2.0	1.5	952	$982	$1.03	23d	1	0.58mi
7019 Huntington Park Dr New Orleans, LA	2.0	1.5	952	$986	$1.04	23d	1	0.58mi
7019 Crowder Blvd Unit 126 New Orleans, LA	2.0	1.5	952	$982	$1.03	23d	1	0.59mi
4941 Pecan St Unit 1 New Orleans, LA	2.0	1.0	1000	$1,200	$1.20	23d	1	0.66mi
4745 Tulip St New Orleans, LA	3.0	1.0	1125	$1,750	$1.56	20d	1	0.70mi
9020 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	23d	1	0.74mi
9022 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	23d	1	0.74mi
9040 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	16d	1	0.76mi
9042 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	16d	1	0.76mi
4452 Plum Orchard Ave New Orleans, LA	2.0	1.0	1100	$1,250	$1.14	3d	1	0.91mi
7502 Chef Menteur Hwy New Orleans, LA	3.0	1.0	1000	$1,500	$1.50	23d	1	0.92mi
5131 Bundy Rd New Orleans, LA	1.0–3.0	1.0–2.0	1000	$1,314	$1.31	2d	21	0.93mi
8802 Morrison Rd New Orleans, LA	2.0	1.0	1071	$1,275	$1.19	23d	1	0.94mi
4542 Lafon Dr New Orleans, LA	2.0	1.0	860	$1,500	$1.74	23d	1	0.98mi
9002 Morrison Rd New Orleans, LA	2.0	1.5	1050	$1,150	$1.10	20d	1	1.02mi
7225 Chef Menteur Hwy New Orleans, LA	1.0–2.0	1.0–2.0	739	$994	$1.35	2d	10	1.03mi
4718 Reynes St New Orleans, LA	2.0	1.5	890	$1,475	$1.66	23d	1	1.17mi
4908 Ray Ave New Orleans, LA	2.0	1.0	796	$1,200	$1.51	16d	1	1.24mi
7909 Edward St New Orleans, LA	3.0	1.5	1073	$1,850	$1.72	3d	1	1.25mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	3d	1	1.32mi
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	16d	1	1.34mi
8025 Pompano St New Orleans, LA	3.0	1.0	1131	$1,595	$1.41	16d	1	1.35mi
9411 Dinkins St New Orleans, LA	2.0	1.0	900	$1,250	$1.39	3d	1	1.44mi
8001 Brevard Ave Unit A New Orleans, LA	2.0	1.0	802	$1,250	$1.56	23d	1	1.45mi
8002 Trapier Ave Unit A New Orleans, LA	2.0	1.0	900	$1,050	$1.17	23d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $169,900 Active 18 DOM
2. 2026-06-17
   days on market $169,900 Active 17 DOM
3. 2026-06-16
   days on market $169,900 Active 16 DOM
4. 2026-06-15
   days on market $169,900 Active 15 DOM
5. 2026-06-13
   days on market $169,900 Active 13 DOM
6. 2026-06-10
   days on market $169,900 Active 10 DOM
7. 2026-06-09
   days on market $169,900 Active 9 DOM
8. 2026-06-08
   days on market $169,900 Active 8 DOM
9. 2026-06-07
   days on market $169,900 Active 7 DOM
10. 2026-06-05
    days on market $169,900 Active 4 DOM
11. 2026-06-03
    days on market $169,900 Active 3 DOM
12. 2026-06-02
    days on market $169,900 Active 2 DOM
13. 2026-06-01
    remarks 368-char remark
14. 2026-06-01
    listed $169,900 Active 1 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: $1,897 · $158/mo
• Projected year-2 tax: $1,897 · $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 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: $18,203
• − Mortgage interest: −$9,517
• − Property taxes: −$1,897
• − Insurance: −$1,647
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$4,943
• Taxable loss: −$2,713
• Est. tax savings @ 24.0%: +$651
• After-tax cash flow: $796/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

+112.4% since first listed

8 events — show timeline

• 2026-05-30 Listed $169,900 AcadianaMLS
• 2026-05-30 Listed $169,900 GSREIN
• 2008-05-29 Sold (Public Records) $90,075 Public Records
• 1995-10-20 Sold (Public Records) $74,900 Public Records
• 1995-10-20 Sold (MLS) $74,900 GSREIN
• 1995-08-04 Listed $74,900 AcadianaMLS
• 1995-08-04 Listed $74,900 GSREIN
• 1985-10-31 Sold (Public Records) $80,000 Public Records

Property tax history

+33.7%/yr

Latest (2026): $1,897 · +1.1% YoY. Source: county tax records.