1919 Stephen Girard St · New Orleans, LA 70122

$275,000

4 bd · 3.0 ba · 3,051 sqft · SingleFamily public records · 5 Days on market

Built 1960 Good condition 6,398 sqft lot $90/sqft · 43% below area Est $445k · 38% under ↓ 11% since listing

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.3/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this oversized and updated 5-bedroom, 4-bath home, renovated in 2025 with a new roof, flooring, appliances, and fresh interior paint. The open and inviting kitchen features granite countertops, stainless steel appliances, a tiled backsplash, and plenty of cabinet space for storage and entertaining. Conveniently located few minutes to Brother Martin High School and Dillard University, as well as parks, shopping, dining, and other local amenities.

Key facts

• Tiled backsplash
• Cabinet space
• Granite countertops

Tags

• NEW ROOF
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• TILED BACKSPLASH
• CABINET SPACE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• 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.
• Zoned schools: Benjamin Franklin Elem. Math And Science (math 12% / reading 23%, grade F, #479 of 646 statewide, top 75%, 747 students, 98% FRL, charter) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.6%/yr); 384 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 65d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $4,295/mo this rent would consume 104% of the median local household income ($49k/yr) — 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 $2k of loan paydown is wiped out by about $8k 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 $77k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $275,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.56% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.37%
• DSCR: 2.08
• GRM: 5.3

CMA / ARV

• ARV (median comp): $445,318
• List price: $275,000
• Delta: -28.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Chatham Dr	0.56mi	4/3.0	2,851 (-7%)	9mo	$435,000	$153	55
1608 Charlton Dr	0.56mi	3/2.5 (-1)	2,865 (-6%)	2mo	$590,000	$206	54
3919 Virgil Blvd	0.46mi	4/3.5	3,373 (+11%)	7mo	$400,000	$119	53
1608 King Dr	0.50mi	4/3.0	2,651 (-13%)	3mo	$615,000	$232	52
3925 Elysian Fields Ave	0.53mi	4/3.5	3,276 (+7%)	20mo	$375,000	$114	44
4411 Saint Roch Ave	0.68mi	3/2.5 (-1)	2,924 (-4%)	24mo	$415,000	$142	34
3920 Paris Ave	0.60mi	4/2.5	2,707 (-11%)	20mo	$490,000	$181	34

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: 13.0%
• Equity multiple: 1.50×
• Total profit: $38,269
• Equity at exit: $41,003

10-year hold

• IRR: 19.4%
• Equity multiple: 2.40×
• Total profit: $107,720
• Equity at exit: $23,777

Cash invested: $77,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 4 under contract
• Months of supply: 11.3 mo (9%/mo absorbed)
• Median asking: $399,900 ($146/sqft)
• Median days on market: 68 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: +0.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70122

• Rents YoY: -0.6%
• Active inventory: 384
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $4,295 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$272 /mo · $3,269/yr
• Insurance: −$115
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$902
• Net cashflow: $1,497

Break-even live

Break-even rent $2,399

Max offer price $275,000

Occupancy floor 60%

Sensitivity live

Price	-10% $1,653	-5% $1,575	+0% $1,497	+5% $1,419	+10% $1,341
Rent	-10% $1,158	-5% $1,328	+0% $1,497	+5% $1,667	+10% $1,836
Rate	-1.0pp $1,636	-0.5pp $1,567	base $1,497	+0.5pp $1,426	+1.0pp $1,353

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: $68,750
• Closing costs: $8,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5024 Paris Ave New Orleans, LA	4.0	3.0	2116	$3,000	$1.42	65d	1	0.67mi
3570 Gentilly Blvd New Orleans, LA	3.0	2.0	2390	$2,900	$1.21	93d	1	0.77mi
9 Park Island Dr New Orleans, LA	3.0	3.0	3353	$8,500	$2.54	65d	1	1.13mi
9 Park Island Dr New Orleans, LA	3.0	3.0	3353	$8,500	$2.54	46d	1	1.13mi
1901 Gentilly Blvd New Orleans, LA	3.0	2.5	2205	$4,000	$1.81	93d	1	1.20mi
5532 Saint Bernard Ave New Orleans, LA	4.0	4.0	2907	$5,000	$1.72	93d	1	1.22mi
2634 New Orleans St New Orleans, LA	3.0	2.0	2500	$2,100	$0.84	41d	1	1.30mi

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public sewerElectric service: Entergy
• Home design: Single family residence
• Construction: Brick veneer and brick with vinyl sidingComposition roof
• Exterior features: Outdoor lightingCovered porch

Interior

• Kitchen: DishwasherMicrowaveRefrigerator
• Flooring: TileVinyl plank
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Double vanityGranite countersInterior lighting

Listing history 50 events

1. 2026-08-08
   days on market $275,000 Active 5 DOM
2. 2026-08-07
   days on market $275,000 Active 4 DOM
3. 2026-08-06
   days on market $275,000 Active 3 DOM
4. 2026-08-05
   days on market $275,000 Active 2 DOM
5. 2026-08-04
   price $275,000 Active 1 DOM
6. 2026-08-03
   remarks 460-char remark
7. 2026-08-03
   pricedays on marketlisting id $285,000 Active 1 DOM
8. 2026-07-31
   days on market $275,000 Active 65 DOM
9. 2026-07-30
   days on market $275,000 Active 64 DOM
10. 2026-07-30
    days on market $275,000 Active 63 DOM
11. 2026-07-28
    days on market $275,000 Active 62 DOM
12. 2026-07-24
    days on market $275,000 Active 58 DOM
13. 2026-07-23
    days on market $275,000 Active 57 DOM
14. 2026-07-22
    days on market $275,000 Active 56 DOM
15. 2026-07-21
    days on market $275,000 Active 55 DOM
16. 2026-07-20
    status $275,000 Active 54 DOM
17. 2026-07-14
    status $275,000 Pending 54 DOM
18. 2026-07-13
    days on market $275,000 Active 54 DOM
19. 2026-07-13
    days on market $275,000 Active 53 DOM
20. 2026-07-11
    days on market $275,000 Active 52 DOM
21. 2026-07-10
    days on market $275,000 Active 51 DOM
22. 2026-07-09
    days on market $275,000 Active 50 DOM
23. 2026-07-07
    days on market $275,000 Active 48 DOM
24. 2026-07-06
    days on market $275,000 Active 47 DOM
25. 2026-07-05
    days on market $275,000 Active 46 DOM
26. 2026-07-03
    days on market $275,000 Active 44 DOM
27. 2026-07-02
    days on market $275,000 Active 43 DOM
28. 2026-07-01
    days on market $275,000 Active 42 DOM
29. 2026-06-30
    days on market $275,000 Active 41 DOM
30. 2026-06-29
    days on market $275,000 Active 40 DOM
31. 2026-06-28
    pricedays on market $275,000 Active 39 DOM
32. 2026-06-27
    days on market $285,000 Active 38 DOM
33. 2026-06-27
    days on market $285,000 Active 37 DOM
34. 2026-06-25
    days on market $285,000 Active 35 DOM
35. 2026-06-22
    days on market $285,000 Active 33 DOM
36. 2026-06-21
    days on market $285,000 Active 32 DOM
37. 2026-06-18
    days on market $285,000 Active 29 DOM
38. 2026-06-17
    days on market $285,000 Active 28 DOM
39. 2026-06-16
    days on market $285,000 Active 27 DOM
40. 2026-06-15
    days on market $285,000 Active 26 DOM
41. 2026-06-13
    days on market $285,000 Active 24 DOM
42. 2026-06-10
    days on market $285,000 Active 21 DOM
43. 2026-06-09
    days on market $285,000 Active 20 DOM
44. 2026-06-08
    days on market $285,000 Active 19 DOM
45. 2026-06-07
    days on market $285,000 Active 18 DOM
46. 2026-06-05
    days on market $285,000 Active 15 DOM
47. 2026-06-03
    days on market $285,000 Active 14 DOM
48. 2026-06-02
    days on market $285,000 Active 13 DOM
49. 2026-06-01
    days on market $285,000 Active 12 DOM
50. 2026-05-31
    days on market $285,000 Active 11 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: $3,269 · $272/mo
• Projected year-2 tax: $3,269 · $272/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 7/10 Severe FEMA zone X (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,535
• − Mortgage interest: −$15,404
• − Property taxes: −$3,269
• − Insurance: −$2,172
• − Repairs & maintenance: −$4,123
• − Management: −$4,123
• − Depreciation: −$8,000
• Taxable income: $14,444
• Est. tax owed @ 24.0%: −$3,467
• After-tax cash flow: $14,499/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $15,255–$45,765 screening

This updated 5-bedroom, 4-bath home is move-in ready with new roof, flooring, appliances, and fresh paint. It offers a great location and potential for further value-add improvements.

Components & finishes AI

Roof asphalt shingle · good Flooring tile

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Painting exterior and interior — Fresh paint improves appearance and value. ↑
• Both Landscaping and curb appeal — Enhances curb appeal and adds value. ↑
• Both Add smart home features — Improves convenience and adds value. ↑
• Both Add a smart thermostat — Improves energy efficiency and adds value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Mary Bethune Elementary Literature/technology F LA #415/646 Nat'l #32,000/41,679

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

A Composite livability gradescore 81/100

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 · 513,025 people
• City population: 338,817
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 35,253
• Household income: $49,455
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 14% of renters

---

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 (69%)
• Race & ethnicity: Black 69% White 18% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Chinese 1% 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: ▼ -222.37%
• Current HPI: 231.9921
• Rent YoY: ▼ -0.61%
• 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

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public sewerElectric service: Entergy
• Home design: Single family residence
• Construction: Brick veneer and brick with vinyl sidingComposition roof
• Exterior features: Outdoor lightingCovered porch

Interior

• Kitchen: DishwasherMicrowaveRefrigerator
• Flooring: TileVinyl plank
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Double vanityGranite countersInterior lighting

Price history

-11.3% since first listed

21 events — show timeline

• 2026-07-20 Relisted — AcadianaMLS
• 2026-07-14 Pending — AcadianaMLS
• 2026-06-28 Price Changed $275,000 AcadianaMLS
• 2026-05-18 Listed $285,000 AcadianaMLS
• 2026-03-18 Price Changed $319,000 AcadianaMLS
• 2026-03-18 Price Changed $319,000 GSREIN
• 2025-12-03 Listed $331,000 AcadianaMLS
• 2025-11-03 Price Changed $335,000 AcadianaMLS
• 2025-11-03 Price Changed $335,000 GSREIN
• 2025-10-17 Price Changed $340,000 AcadianaMLS
• 2025-10-17 Price Changed $340,000 GSREIN
• 2025-07-28 Price Changed $349,000 AcadianaMLS
• 2025-07-28 Price Changed $349,000 GSREIN
• 2025-07-09 Price Changed $359,000 AcadianaMLS
• 2025-07-09 Price Changed $359,000 GSREIN
• 2025-06-23 Price Changed $369,900 AcadianaMLS
• 2025-06-23 Price Changed $369,900 GSREIN
• 2025-06-09 Price Changed $375,000 AcadianaMLS
• 2025-06-09 Price Changed $375,000 GSREIN
• 2025-05-30 Listed $385,000 AcadianaMLS
• 2025-01-31 Sold (Public Records) $310,000 Public Records

Property tax history

+9.8%/yr

Latest (2026): $3,269 · +1.1% YoY. Source: county tax records.