4616 Flake Ave · New Orleans, LA 70127

$130,000

3 bd · 1.0 ba · 1,042 sqft · SingleFamily · 2 Days on market

Built 2010 4,770 sqft lot

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 3-bedroom, 1-bath home, offering comfort and charm in every corner. With a newly replaced roof and a spacious backyard, it's perfect for outdoor relaxation or gatherings. Located just minutes from the CBD, this home provides both convenience and a peaceful neighborhood setting. In great condition and ready for its next owner!

Key facts

• Spacious backyard
• Newly replaced roof
• 4,770 sq ft lot

Tags

• SPACIOUS BACKYARD
• NEWLY REPLACED ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• 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: 128 active listings in the ZIP; 30 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 42% of the median local income ($41k/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 $899 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $130,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.09% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.35%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $86,486
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4659 Dodt Ave	0.12mi	3/2.0	1,072 (+3%)	2mo	$54,700	$51	84
4429 Laine Ave	0.20mi	3/1.0	1,035 (-1%)	13mo	$40,000	$39	78
4560 Laine Ave	0.09mi	2/1.0 (-1)	1,079 (+4%)	10mo	$113,000	$105	76
4435 Werner Dr	0.29mi	2/1.0 (-1)	1,040 (-0%)	11mo	$49,000	$47	72
4554 Laine Ave	0.10mi	2/1.0 (-1)	1,080 (+4%)	19mo	$90,000	$83	69
4790 Gawain Dr	0.27mi	3/2.0	1,144 (+10%)	1mo	$165,000	$144	66
4718 Lancelot Dr	0.28mi	3/2.0	1,144 (+10%)	4mo	$167,000	$146	63
4835 Evangeline Dr	0.66mi	3/1.0	1,050 (+1%)	14mo	$135,000	$129	56
4934 Arthur Dr	0.48mi	3/1.0	1,015 (-3%)	24mo	$47,000	$46	54
4650 Cerise Ave	0.48mi	3/2.0	1,144 (+10%)	8mo	$178,000	$156	51
4740 Dodt Ave	0.21mi	3/2.0	1,170 (+12%)	24mo	$90,000	$77	46
4774 Eastview Dr	0.29mi	3/2.0	900 (-14%)	22mo	$35,000	$39	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-6,851
• Equity at exit: $19,383

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $12,397
• Equity at exit: $11,240

Cash invested: $36,400 (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 70127

• Home prices YoY: -29.2%
• Active inventory: 128
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,419 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $223

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 79%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4574 Dodt Ave Unit A New Orleans, LA	2.0	1.0	831	$1,050	$1.26	23d	1	0.10mi
4761 Eastview Dr New Orleans, LA	3.0	1.0	864	$1,550	$1.79	21d	1	0.24mi
4828 Eastview Dr New Orleans, LA	4.0	2.0	1260	$1,675	$1.33	23d	1	0.32mi
4923 Eastview Dr New Orleans, LA	3.0	2.0	912	$1,400	$1.54	23d	1	0.37mi
4901 Bonita Dr New Orleans, LA	2.0	1.0	900	$1,100	$1.22	23d	1	0.40mi
4808 Viola St New Orleans, LA	3.0	2.0	1130	$1,500	$1.33	23d	1	0.45mi
4880 Viola St New Orleans, LA	3.0	2.0	1150	$1,595	$1.39	23d	1	0.50mi
4701 Rosemont Pl New Orleans, LA	3.0	1.0	843	$1,450	$1.72	23d	1	0.59mi
7502 Chef Menteur Hwy New Orleans, LA	3.0	1.0	1000	$1,500	$1.50	23d	1	0.70mi
6881 Parc Brittany Blvd New Orleans, LA	1.0–2.0	1.0–2.0	741	$1,055	$1.42	2d	31	0.72mi
4745 Tulip St New Orleans, LA	3.0	1.0	1125	$1,750	$1.56	20d	1	0.72mi
4941 Pecan St Unit 1 New Orleans, LA	2.0	1.0	1000	$1,200	$1.20	23d	1	0.81mi
4452 Plum Orchard Ave New Orleans, LA	2.0	1.0	1100	$1,250	$1.14	3d	1	0.84mi
7225 Chef Menteur Hwy New Orleans, LA	1.0–2.0	1.0–2.0	739	$994	$1.35	2d	10	0.91mi
6835 Mayo Blvd Unit C New Orleans, LA	2.0	1.5	840	$1,195	$1.42	23d	1	0.91mi
5131 Bundy Rd New Orleans, LA	1.0–3.0	1.0–2.0	1000	$1,314	$1.31	2d	21	0.92mi
4542 Lafon Dr New Orleans, LA	2.0	1.0	860	$1,500	$1.74	23d	1	0.94mi
7019 Crowder Blvd Unit 126 New Orleans, LA	2.0	1.5	952	$982	$1.03	23d	1	1.01mi
7019 Huntington Park Dr Unit 21 New Orleans, LA	2.0	1.5	952	$982	$1.03	23d	1	1.03mi
7019 Huntington Park Dr New Orleans, LA	2.0	1.5	952	$986	$1.04	23d	1	1.03mi
9020 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	23d	1	1.07mi
9022 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	23d	1	1.08mi
9040 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	16d	1	1.08mi
9042 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	16d	1	1.09mi
4718 Reynes St New Orleans, LA	2.0	1.5	890	$1,475	$1.66	23d	1	1.30mi
8802 Morrison Rd New Orleans, LA	2.0	1.0	1071	$1,275	$1.19	23d	1	1.35mi
4908 Ray Ave New Orleans, LA	2.0	1.0	796	$1,200	$1.51	16d	1	1.40mi
9002 Morrison Rd New Orleans, LA	2.0	1.5	1050	$1,150	$1.10	20d	1	1.41mi
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	16d	1	1.45mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	3d	1	1.46mi

Listing history 2 events

1. 2026-06-17
   remarks 359-char remark
2. 2026-06-17
   listed $130,000 Pending 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,032
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$3,782
• Taxable income: $643
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $2,520/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): 23,107
• Household income: $40,765
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2030.0

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 (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 4% Two or more races 4% White 2%
• Common ancestry: Lithuanian 1% Hispanic 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -72.43%
• Current HPI: 175.4465
• Rent YoY: —
• 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