4921 Eastview Dr · New Orleans, LA 70126

$180,000

6 bd · 4.0 ba · 1,824 sqft · MultiFamily · 65 Days on market

Built 2006 Good condition 8,102 sqft lot $99/sqft · 6% above area Est $170k · 6% over

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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 +4.8/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Opportunity awaits with this income-producing double featuring 3 bedrooms and 2 full bathrooms on each side. This property offers strong rental potential and is well-suited for investors looking to add to their portfolio or for an owner-occupant seeking additional income. One unit is currently tenant-occupied, generating $1,400 per month, providing immediate cash flow. The second unit is temporarily vacant, allowing for easy showings and the flexibility to lease at market rent. Once fully occupied, the property has the potential to generate approximately $2,800 per month in total rental income.

Key facts

• 8,102 sq ft lot
• 2 parking spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2-bath units multifamily listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive. Per door: $299/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,872/mo this rent would consume 83% 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 65 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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 $118k; list at $180k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.60% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.40%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (median comp): $169,670
• List price: $180,000
• Delta: 6.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4849 51 Viola St	0.23mi	5/3.0 (-1)	1,940 (+6%)	7mo	$155,000	$80	64
4772 74 Viola St	0.29mi	5/3.0 (-1)	1,990 (+9%)	14mo	$160,000	$80	51
4769 Bonita Dr	0.18mi	6/2.0	2,054 (+13%)	21mo	$52,000	$25	45
4500-02 Bonita Dr	0.49mi	5/— (-1)	2,020 (+11%)	23mo	$169,500	$84	35
4500-02 Bonita Dr	0.49mi	5/2.0 (-1)	2,020 (+11%)	23mo	$169,500	$84	26

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $833
• Equity at exit: $26,839

10-year hold

• IRR: 5.9%
• Equity multiple: 1.37×
• Total profit: $18,515
• 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: 10.4×

Monthly cashflow live

• Estimated rent: $2,872 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $598

Break-even live

Break-even rent $2,115

Max offer price $180,000

Occupancy floor 74%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,872
Total (2 units)			$2,872

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4900 Lurline St New Orleans, LA	6.0	2.0	1600	$2,600	$1.62	24d	1	1.30mi

Listing history 25 events

1. 2026-06-18
   days on market $180,000 Active 65 DOM
2. 2026-06-17
   days on market $180,000 Active 64 DOM
3. 2026-06-16
   days on market $180,000 Active 63 DOM
4. 2026-06-15
   days on market $180,000 Active 62 DOM
5. 2026-06-13
   days on market $180,000 Active 60 DOM
6. 2026-06-10
   days on market $180,000 Active 57 DOM
7. 2026-06-09
   days on market $180,000 Active 56 DOM
8. 2026-06-08
   days on market $180,000 Active 55 DOM
9. 2026-06-07
   days on market $180,000 Active 54 DOM
10. 2026-06-05
    days on market $180,000 Active 51 DOM
11. 2026-06-03
    days on market $180,000 Active 50 DOM
12. 2026-06-02
    days on market $180,000 Active 49 DOM
13. 2026-06-01
    days on market $180,000 Active 48 DOM
14. 2026-05-31
    days on market $180,000 Active 47 DOM
15. 2026-04-14
    listed $180,000 Active 601-char remark

    Show marketing remark (601 chars)

    Opportunity awaits with this income-producing double featuring 3 bedrooms and 2 full bathrooms on each side. This property offers strong rental potential and is well-suited for investors looking to add to their portfolio or for an owner-occupant seeking additional income. One unit is currently tenant-occupied, generating $1,400 per month, providing immediate cash flow. The second unit is temporarily vacant, allowing for easy showings and the flexibility to lease at market rent. Once fully occupied, the property has the potential to generate approximately $2,800 per month in total rental income.

16. 2026-04-14
    listed $180,000 Active 601-char remark

    Show marketing remark (601 chars)

    Opportunity awaits with this income-producing double featuring 3 bedrooms and 2 full bathrooms on each side. This property offers strong rental potential and is well-suited for investors looking to add to their portfolio or for an owner-occupant seeking additional income. One unit is currently tenant-occupied, generating $1,400 per month, providing immediate cash flow. The second unit is temporarily vacant, allowing for easy showings and the flexibility to lease at market rent. Once fully occupied, the property has the potential to generate approximately $2,800 per month in total rental income.

17. 2026-02-25
    price $1,400
18. 2024-12-23
    listed $1,600
19. 2023-11-09
    historical $1,400
20. 2023-10-30
    price $1,400
21. 2023-10-05
    listed $1,500
22. 2021-03-15
    soldstatus $118,000 Closed
23. 2021-02-24
    status Pending
24. 2021-02-20
    listed $129,000 Active
25. 2008-02-26
    listed $30,000

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 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: $34,464
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$6,018
• − Repairs & maintenance: −$2,757
• − Management: −$2,757
• − Depreciation: −$5,236
• Taxable income: $4,912
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $6,002/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This multi-family home is in good condition with minimal repairs needed. It has a good rental potential and can be improved with some cosmetic updates to increase its value.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can improve the curb appeal and increase the home's value.
• Both Replace the worn-out window screens — New window screens can improve the home's energy efficiency and increase its rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the exterior siding can improve the curb appeal and increase the home's value. ↑
• Both Replace the worn-out window screens — New window screens can improve the home's energy efficiency and increase its rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+500.0% since first listed

11 events — show timeline

• 2026-04-14 Listed $180,000 GSREIN
• 2026-04-14 Listed $180,000 AcadianaMLS
• 2026-02-25 Price Changed $1,400 BUILDIUM
• 2024-12-23 Listed for Rent $1,600 BUILDIUM
• 2023-11-09 Rental Removed $1,400 BUILDIUM
• 2023-10-30 Price Changed $1,400 BUILDIUM
• 2023-10-05 Listed for Rent $1,500 BUILDIUM
• 2021-03-15 Sold (MLS) $118,000 GSREIN
• 2021-02-24 Pending — GSREIN
• 2021-02-20 Listed $129,000 GSREIN
• 2008-02-26 Listed $30,000 AcadianaMLS