3943 S Pin Oak Ave · New Orleans, LA 70131

$134,900

4 bd · 2.5 ba · 2,330 sqft · SingleFamily public records · 77 Days on market

Built 1974 $58/sqft · 54% below area

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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
• Schools +1.6/10.0
• Rent growth +0.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two story home located in Tall Timbers Subdivision with 4 bedroom and 2.5 baths. Seller will not make any repairs to the property, either lender or buyer requested. Buyer to accept property in as is condition after inspections. No inspection reports available. Loan approval letter or proof of funds must accompany offer, max 30-days old. Close with seller's title company and seller pays buyer's title insurance. Special addendums with accepted offer. Measurements are approximate and not guaranteed. Property sold as is with waiver of redhibition at act of sale.

Key facts

• Garage
• Built 1974
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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 falling (-9.2%/yr); 274 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 42% 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 $933 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 31y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1974 — 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: 1.60% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.95%
• DSCR: 2.15
• GRM: 5.2

CMA / ARV

• ARV (median comp): $292,235
• List price: $134,900
• Delta: -53.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3548 Silver Maple Ct	0.36mi	4/2.5	2,443 (+5%)	5mo	$318,000	$130	71
3915 Mimosa Dr	0.14mi	4/2.5	2,512 (+8%)	12mo	$239,500	$95	70
3858 S Inwood Ave	0.15mi	4/3.0	2,615 (+12%)	1mo	$265,500	$102	70
3934 S Inwood Ave	0.08mi	4/3.0	2,596 (+11%)	12mo	$265,000	$102	65
3576 Mimosa Ct	0.33mi	4/2.5	2,628 (+13%)	3mo	$270,000	$103	61
5942 Warwick Ct	0.51mi	3/2.0 (-1)	2,420 (+4%)	4mo	$219,000	$90	60
5335 Timber Haven Ln	0.45mi	3/2.0 (-1)	2,150 (-8%)	8mo	$265,000	$123	53
3631 Rue Colette	0.69mi	4/2.5	2,225 (-4%)	11mo	$308,000	$138	52
3647 Timber Bluff Ln	0.50mi	4/2.0	2,038 (-12%)	9mo	$220,000	$108	46
3500 Pin Oak Ave	0.45mi	3/3.5 (-1)	2,656 (+14%)	1mo	$318,000	$120	46
3631 Rue Andree Dr	0.67mi	4/3.0	2,562 (+10%)	7mo	$160,000	$62	44
5175 Westgrove Park	0.54mi	3/2.5 (-1)	2,076 (-11%)	9mo	$265,000	$128	44

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: 13.5%
• Equity multiple: 1.52×
• Total profit: $19,640
• Equity at exit: $20,114

10-year hold

• IRR: 19.9%
• Equity multiple: 2.44×
• Total profit: $54,328
• Equity at exit: $11,664

Cash invested: $37,772 (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: 274
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,165 high
• Mortgage (P&I): −$707
• Tax from tax record: −$130 /mo · $1,559/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $750

Break-even live

Break-even rent $1,215

Max offer price $134,900

Occupancy floor 60%

Sensitivity live

Price	-10% $827	-5% $789	+0% $750	+5% $712	+10% $674
Rent	-10% $579	-5% $665	+0% $750	+5% $836	+10% $921
Rate	-1.0pp $818	-0.5pp $785	base $750	+0.5pp $715	+1.0pp $680

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5823 Tullis Dr New Orleans, LA	3.0	1.5	1637	$1,600	$0.98	25d	1	0.17mi
4254 Maple Leaf Dr New Orleans, LA	1.0–3.0	1.0–2.5	1354	$1,687	$1.25	3d	8	0.49mi
3653 Timber Bluff Ln New Orleans, LA	4.0	2.0	1800	$2,500	$1.39	45d	1	0.51mi
6015 Carlisle Ct New Orleans, LA	3.0	2.0	2300	$1,800	$0.78	17d	1	0.61mi
3738 Somerset Dr New Orleans, LA	4.0	2.0	2247	$3,000	$1.34	15d	1	0.77mi
3751 Herald St New Orleans, LA	4.0	2.0	1624	$2,150	$1.32	25d	1	0.88mi
3619 Pittari Pl New Orleans, LA	4.0	2.0	2000	$2,200	$1.10	25d	1	1.16mi
3511 Hyman Pl New Orleans, LA	3.0	2.0	1975	$2,700	$1.37	3d	1	1.17mi
6021 Brighton Pl New Orleans, LA	4.0	3.0	1840	$3,100	$1.68	17d	1	1.28mi
316 F Edward Hebert Blvd Belle Chasse, LA	5.0	3.0	2076	$5,500	$2.65	3d	1	1.30mi
2337 Park Place Dr Gretna, LA	3.0	2.5	1800	$1,650	$0.92	45d	1	1.31mi
2434 Ashland Pl N Gretna, LA	4.0	2.5	2300	$4,500	$1.96	45d	1	1.40mi
502 Behrman Hwy Gretna, LA	4.0	2.0	1600	$1,750	$1.09	5d	1	1.42mi
500 Behrman Hwy Gretna, LA	3.0	1.5	1600	$1,750	$1.09	5d	1	1.43mi
841 Fairfax Dr Gretna, LA	4.0	2.5	2600	$2,250	$0.87	15d	1	1.43mi
2741 Chelsea Dr New Orleans, LA	4.0	2.5	2382	$2,500	$1.05	17d	1	1.43mi
3200 Lancaster St New Orleans, LA	4.0	2.0	1678	$2,200	$1.31	25d	1	1.43mi
5801 Albany Ct New Orleans, LA	4.0	2.5	2160	$2,000	$0.93	25d	1	1.49mi

Listing history 37 events

1. 2026-06-21
   days on market $134,900 Active 77 DOM
2. 2026-06-18
   days on market $134,900 Active 74 DOM
3. 2026-06-17
   days on market $134,900 Active 73 DOM
4. 2026-06-16
   days on market $134,900 Active 72 DOM
5. 2026-06-15
   days on market $134,900 Active 71 DOM
6. 2026-06-13
   pricedays on market $134,900 Active 69 DOM
7. 2026-06-10
   days on market $139,900 Active 66 DOM
8. 2026-06-09
   days on market $139,900 Active 65 DOM
9. 2026-06-08
   days on market $139,900 Active 64 DOM
10. 2026-06-07
    days on market $139,900 Active 63 DOM
11. 2026-06-05
    days on market $139,900 Active 60 DOM
12. 2026-06-03
    days on market $139,900 Active 59 DOM
13. 2026-06-02
    days on market $139,900 Active 58 DOM
14. 2026-06-01
    days on market $139,900 Active 57 DOM
15. 2026-05-31
    days on market $139,900 Active 56 DOM
16. 2026-05-13
    price $139,900 564-char remark

    Show marketing remark (570 chars)

    Two story home located in Tall Timbers Subdivision with 4 bedroom and 2.5 baths. Seller will not make any repairs to the property, either lender or buyer requested. Buyer to accept property in as is condition after inspections. No inspection reports available. Loan approval letter or proof of funds must accompany offer, max 30-days old. Close with seller's title company and seller pays buyer’s title insurance. Special addendums with accepted offer. Measurements are approximate and not guaranteed. Property sold as is with waiver of redhibition at act of sale.

17. 2026-05-13
    price $139,900 570-char remark

    Show marketing remark (570 chars)

    Two story home located in Tall Timbers Subdivision with 4 bedroom and 2.5 baths. Seller will not make any repairs to the property, either lender or buyer requested. Buyer to accept property in as is condition after inspections. No inspection reports available. Loan approval letter or proof of funds must accompany offer, max 30-days old. Close with seller's title company and seller pays buyer’s title insurance. Special addendums with accepted offer. Measurements are approximate and not guaranteed. Property sold as is with waiver of redhibition at act of sale.

18. 2026-05-06
    status Active 564-char remark

    Show marketing remark (570 chars)

    Two story home located in Tall Timbers Subdivision with 4 bedroom and 2.5 baths. Seller will not make any repairs to the property, either lender or buyer requested. Buyer to accept property in as is condition after inspections. No inspection reports available. Loan approval letter or proof of funds must accompany offer, max 30-days old. Close with seller's title company and seller pays buyer’s title insurance. Special addendums with accepted offer. Measurements are approximate and not guaranteed. Property sold as is with waiver of redhibition at act of sale.

19. 2026-05-06
    status Active 570-char remark

    Show marketing remark (570 chars)

    Two story home located in Tall Timbers Subdivision with 4 bedroom and 2.5 baths. Seller will not make any repairs to the property, either lender or buyer requested. Buyer to accept property in as is condition after inspections. No inspection reports available. Loan approval letter or proof of funds must accompany offer, max 30-days old. Close with seller's title company and seller pays buyer’s title insurance. Special addendums with accepted offer. Measurements are approximate and not guaranteed. Property sold as is with waiver of redhibition at act of sale.

20. 2026-04-15
    historical 570-char remark

    Show marketing remark (570 chars)

    Two story home located in Tall Timbers Subdivision with 4 bedroom and 2.5 baths. Seller will not make any repairs to the property, either lender or buyer requested. Buyer to accept property in as is condition after inspections. No inspection reports available. Loan approval letter or proof of funds must accompany offer, max 30-days old. Close with seller's title company and seller pays buyer’s title insurance. Special addendums with accepted offer. Measurements are approximate and not guaranteed. Property sold as is with waiver of redhibition at act of sale.

21. 2026-03-11
    listed $144,900 Active 564-char remark

    Show marketing remark (570 chars)

    Two story home located in Tall Timbers Subdivision with 4 bedroom and 2.5 baths. Seller will not make any repairs to the property, either lender or buyer requested. Buyer to accept property in as is condition after inspections. No inspection reports available. Loan approval letter or proof of funds must accompany offer, max 30-days old. Close with seller's title company and seller pays buyer’s title insurance. Special addendums with accepted offer. Measurements are approximate and not guaranteed. Property sold as is with waiver of redhibition at act of sale.

22. 2026-03-11
    listed $144,900 Active 570-char remark

    Show marketing remark (570 chars)

    Two story home located in Tall Timbers Subdivision with 4 bedroom and 2.5 baths. Seller will not make any repairs to the property, either lender or buyer requested. Buyer to accept property in as is condition after inspections. No inspection reports available. Loan approval letter or proof of funds must accompany offer, max 30-days old. Close with seller's title company and seller pays buyer’s title insurance. Special addendums with accepted offer. Measurements are approximate and not guaranteed. Property sold as is with waiver of redhibition at act of sale.

23. 2009-10-26
    soldstatus $158,000
24. 2009-08-18
    listed $158,000
25. 2009-08-18
    listed $158,000
26. 2007-03-15
    soldstatus $205,000
27. 2007-03-13
    soldstatus $205,000
28. 2006-09-26
    listed $209,900
29. 2006-09-26
    listed $209,900
30. 2004-10-27
    soldstatus $182,000
31. 2004-08-23
    listed $182,500
32. 2004-08-23
    listed $182,500
33. 1995-09-05
    soldstatus $134,000
34. 1995-08-31
    soldstatus $134,000
35. 1995-07-23
    listed $134,900
36. 1995-07-23
    listed $134,900
37. 1988-02-01
    soldstatus $110,000

ⓘ 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: $1,559 · $130/mo
• Projected year-2 tax: $1,559 · $130/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 · 60% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $25,981
• − Mortgage interest: −$7,556
• − Property taxes: −$1,559
• − Insurance: −$1,472
• − Repairs & maintenance: −$2,078
• − Management: −$2,078
• − Depreciation: −$3,924
• Taxable income: $7,313
• Est. tax owed @ 24.0%: −$1,755
• After-tax cash flow: $7,250/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

+27.2% since first listed

22 events — show timeline

• 2026-05-13 Price Changed $139,900 AcadianaMLS
• 2026-05-13 Price Changed $139,900 GSREIN
• 2026-05-06 Relisted — AcadianaMLS
• 2026-05-06 Relisted — GSREIN
• 2026-04-15 Listing Removed — GSREIN
• 2026-03-11 Listed $144,900 GSREIN
• 2026-03-11 Listed $144,900 AcadianaMLS
• 2009-10-26 Sold (MLS) $158,000 GSREIN
• 2009-08-18 Listed $158,000 AcadianaMLS
• 2009-08-18 Listed $158,000 GSREIN
• 2007-03-15 Sold (Public Records) $205,000 Public Records
• 2007-03-13 Sold (MLS) $205,000 GSREIN
• 2006-09-26 Listed $209,900 GSREIN
• 2006-09-26 Listed $209,900 AcadianaMLS
• 2004-10-27 Sold (MLS) $182,000 GSREIN
• 2004-08-23 Listed $182,500 GSREIN
• 2004-08-23 Listed $182,500 AcadianaMLS
• 1995-09-05 Sold (Public Records) $134,000 Public Records
• 1995-08-31 Sold (MLS) $134,000 GSREIN
• 1995-07-23 Listed $134,900 AcadianaMLS
• 1995-07-23 Listed $134,900 GSREIN
• 1988-02-01 Sold (Public Records) $110,000 Public Records

Property tax history

-1.9%/yr

Latest (2026): $1,559 · +9.7% YoY. Source: county tax records.