1919 Stephen Girard St · New Orleans, LA 70122

$285,000

4 bd · 3.0 ba · 3,051 sqft · SingleFamily public records · 29 Days on market

Built 1960 6,534 sqft lot $93/sqft · 41% below area Est $445k · 36% under ↓ 8% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

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 near 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

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $285k).
• Recommended offer: $281k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 (-0.6%/yr); 332 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $3,851/mo this rent would consume 93% of the median local household income ($49k/yr) (locally 2150% 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 $2k of loan paydown is wiped out by about $9k 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 29 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 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: 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 $280,725 (1.5% below list)

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: 1.35% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.39%
• DSCR: 1.77
• GRM: 6.2

CMA / ARV

• ARV (median comp): $445,318
• List price: $285,000
• 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%)	8mo	$435,000	$153	57
1608 Charlton Dr	0.56mi	3/2.5 (-1)	2,865 (-6%)	1mo	$590,000	$206	56
3919 Virgil Blvd	0.46mi	4/3.5	3,373 (+11%)	6mo	$400,000	$119	54
1608 King Dr	0.50mi	4/3.0	2,651 (-13%)	2mo	$615,000	$232	54
3925 Elysian Fields Ave	0.53mi	4/3.5	3,276 (+7%)	18mo	$375,000	$114	45
4411 Saint Roch Ave	0.68mi	3/2.5 (-1)	2,924 (-4%)	22mo	$415,000	$142	36
3920 Paris Ave	0.60mi	4/2.5	2,707 (-11%)	19mo	$490,000	$181	36

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: 4.0%
• Equity multiple: 1.15×
• Total profit: $12,017
• Equity at exit: $42,494

10-year hold

• IRR: 10.5%
• Equity multiple: 1.71×
• Total profit: $56,452
• Equity at exit: $24,642

Cash invested: $79,800 (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 70122

• Rents YoY: -0.6%
• Active inventory: 332
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $3,851 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$272 /mo · $3,269/yr
• Insurance: −$119
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$809
• Net cashflow: $1,090

Break-even live

Break-even rent $2,471

Max offer price $285,000

Occupancy floor 67%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	16d	1	0.67mi
3570 Gentilly Blvd New Orleans, LA	3.0	2.0	2390	$2,900	$1.21	43d	1	0.77mi
9 Park Island Dr New Orleans, LA	3.0	3.0	3353	$8,500	$2.54	16d	1	1.13mi
1901 Gentilly Blvd New Orleans, LA	3.0	2.5	2205	$4,000	$1.81	43d	1	1.20mi
5532 Saint Bernard Ave New Orleans, LA	4.0	4.0	2907	$5,000	$1.72	43d	1	1.22mi

Listing history 33 events

1. 2026-06-18
   days on market $285,000 Active 29 DOM
2. 2026-06-17
   days on market $285,000 Active 28 DOM
3. 2026-06-16
   days on market $285,000 Active 27 DOM
4. 2026-06-15
   days on market $285,000 Active 26 DOM
5. 2026-06-13
   days on market $285,000 Active 24 DOM
6. 2026-06-10
   days on market $285,000 Active 21 DOM
7. 2026-06-09
   days on market $285,000 Active 20 DOM
8. 2026-06-08
   days on market $285,000 Active 19 DOM
9. 2026-06-07
   days on market $285,000 Active 18 DOM
10. 2026-06-05
    days on market $285,000 Active 15 DOM
11. 2026-06-03
    days on market $285,000 Active 14 DOM
12. 2026-06-02
    days on market $285,000 Active 13 DOM
13. 2026-06-01
    days on market $285,000 Active 12 DOM
14. 2026-05-31
    days on market $285,000 Active 11 DOM
15. 2026-05-18
    listed $285,000 Active 450-char remark

    Show marketing remark (450 chars)

    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 near Brother Martin High School and Dillard University, as well as parks, shopping, dining, and other local amenities.

16. 2026-03-18
    price $319,000
17. 2026-03-18
    price $319,000
18. 2025-12-03
    listed $331,000 Active
19. 2025-12-03
    listed $331,000 Active
20. 2025-11-03
    price $335,000
21. 2025-11-03
    price $335,000
22. 2025-10-17
    price $340,000
23. 2025-10-17
    price $340,000
24. 2025-07-28
    price $349,000
25. 2025-07-28
    price $349,000
26. 2025-07-09
    price $359,000
27. 2025-07-09
    price $359,000
28. 2025-06-23
    price $369,900
29. 2025-06-23
    price $369,900
30. 2025-06-09
    price $375,000
31. 2025-06-09
    price $375,000
32. 2025-05-30
    listed $385,000 Active
33. 2025-01-31
    soldstatus $310,000

ⓘ 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: $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 8/10 Severe FEMA zone X (shaded) · 60% 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: $46,214
• − Mortgage interest: −$15,964
• − Property taxes: −$3,269
• − Insurance: −$2,222
• − Repairs & maintenance: −$3,697
• − Management: −$3,697
• − Depreciation: −$8,291
• Taxable income: $9,073
• Est. tax owed @ 24.0%: −$2,178
• After-tax cash flow: $10,905/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): 35,253
• Household income: $49,455
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 2150.0

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 (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

Price history

-8.1% since first listed

19 events — show timeline

• 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 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.