7522 Adventure Ave · New Orleans, LA 70129

$150,000

3 bd · 2.0 ba · 1,292 sqft · SingleFamily public records · 385 Days on market

Built 1986 $116/sqft · 8% below area Est $164k · 9% under

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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 +22.6/30.0
• ARV discount +11.4/15.0
• DSCR +7.2/10.0
• 1% rule +4.7/10.0
• 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 MLS

GREAT HOME ON LARGE LOT TWO BEDROOMS (COULD BE TURNED BACK TO THREE BEDROOMS) LARGE MASTER BATH WITH LARGE JACUZZI TUB, LARGE CLOSETS IN PRIMARY BEDROOMS, KITCHEN WITH ALL BUILT INS APPLIANCE OVER LOOKS BREAKFAST AREA, HUMONGOUS LIVING ROOM GREAT FOR ENTERTAINING. LARGE BACKYARD WITH A WOOD DECK,AND LARGE STORAGE, A/C UNIT ONE YEAR OLD ROOF THREE YEARS OLD, HOUSE SAW SOLAR PANELS HELP REDUCE ENERGY BILLS, LOT NEXT IS FOR SALE CAN BE BROUGHT TOGETHER OR SEPARATE

Key facts

• Built ins
• Large backyard
• Large lot

Tags

• LARGE LOT
• LARGE MASTER BATH
• JACUZZI TUB
• BUILT INS
• HUMONGOUS LIVING ROOM
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (2.7% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• 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: 139 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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

• It's been on market 385 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 32y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; list at $150k implies a 74% gain — meaningful room to come down on a strong offer.

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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 385 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 8.33%
• Cash-on-cash: 7.27%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (median comp): $164,062
• List price: $150,000
• Delta: -8.57%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7533 Wayfarer St	0.02mi	3/2.0	1,300 (+1%)	15mo	$164,000	$126	86
7520 Horizon Dr	0.17mi	3/2.0	1,432 (+11%)	1mo	$155,000	$108	73

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-12,365
• Equity at exit: $22,365

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $4,550
• Equity at exit: $12,969

Cash invested: $42,000 (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 →

ZIP-level market 70129

• Active inventory: 139
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,460 high
• Mortgage (P&I): −$787
• Tax from tax record: −$50 /mo · $600/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $188

Break-even live

Break-even rent $1,222

Max offer price $150,000

Occupancy floor 82%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7505 Shorewood Blvd New Orleans, LA	4.0	2.0	1700	$1,800	$1.06	23d	1	1.06mi
14530 Duane Rd New Orleans, LA	3.0	1.0	1150	$1,450	$1.26	3d	1	1.09mi
14530 Duane Rd New Orleans, LA	3.0	1.0	1150	$1,450	$1.26	2d	1	1.09mi
14509 Duane Rd New Orleans, LA	2.0	1.0	1150	$1,518	$1.32	23d	1	1.13mi
14724 Emory Rd New Orleans, LA	3.0	2.0	1400	$1,500	$1.07	23d	1	1.16mi
14900 Curran Rd New Orleans, LA	3.0	2.0	1221	$1,250	$1.02	23d	1	1.19mi
7808 Sun St New Orleans, LA	4.0	1.5	1500	$1,950	$1.30	23d	1	1.22mi
7825 Star St New Orleans, LA	2.0	1.0	982	$1,250	$1.27	23d	1	1.23mi
7843 Sail St New Orleans, LA	3.0	1.5	1500	$1,200	$0.80	23d	1	1.29mi
7849 Sail St New Orleans, LA	3.0	2.0	1395	$1,200	$0.86	23d	1	1.30mi
7851 Sail St New Orleans, LA	3.0	2.0	1395	$1,200	$0.86	23d	1	1.30mi
14031 Linden St New Orleans, LA	3.0	2.0	1200	$1,400	$1.17	23d	1	1.44mi
7501 Briarwood Dr New Orleans, LA	3.0	2.0	1500	$1,850	$1.23	23d	1	1.45mi

Listing history 34 events

1. 2026-06-18
   days on market $150,000 Active 385 DOM
2. 2026-06-17
   days on market $150,000 Active 384 DOM
3. 2026-06-16
   days on market $150,000 Active 383 DOM
4. 2026-06-15
   days on market $150,000 Active 382 DOM
5. 2026-06-13
   days on market $150,000 Active 380 DOM
6. 2026-06-10
   days on market $150,000 Active 377 DOM
7. 2026-06-09
   days on market $150,000 Active 376 DOM
8. 2026-06-08
   days on market $150,000 Active 375 DOM
9. 2026-06-07
   days on market $150,000 Active 374 DOM
10. 2026-06-05
    days on market $150,000 Active 371 DOM
11. 2026-06-03
    days on market $150,000 Active 370 DOM
12. 2026-06-02
    days on market $150,000 Active 369 DOM
13. 2026-06-01
    days on market $150,000 Active 368 DOM
14. 2026-05-31
    days on market $150,000 Active 367 DOM
15. 2026-04-30
    price $150,000 465-char remark

    Show marketing remark (467 chars)

    GREAT HOME ON LARGE LOT TWO BEDROOMS (COULD BE TURNED BACK TO THREE BEDROOMS) LARGE MASTER BATH WITH LARGE JACUZZI TUB, LARGE CLOSETS IN PRIMARY BEDROOMS, KITCHEN WITH ALL BUILT INS APPLIANCE OVER LOOKS BREAKFAST AREA, HUMONGOUS LIVING ROOM GREAT FOR ENTERTAINING. LARGE BACKYARD WITH A WOOD DECK, AND LARGE STORAGE, A/C UNIT ONE YEAR OLD ROOF THREE YEARS OLD, HOUSE SAW SOLAR PANELS HELP REDUCE ENERGY BILLS, LOT NEXT IS FOR SALE CAN BE BROUGHT TOGETHER OR SEPARATE

16. 2026-04-30
    price $150,000 467-char remark

    Show marketing remark (467 chars)

    GREAT HOME ON LARGE LOT TWO BEDROOMS (COULD BE TURNED BACK TO THREE BEDROOMS) LARGE MASTER BATH WITH LARGE JACUZZI TUB, LARGE CLOSETS IN PRIMARY BEDROOMS, KITCHEN WITH ALL BUILT INS APPLIANCE OVER LOOKS BREAKFAST AREA, HUMONGOUS LIVING ROOM GREAT FOR ENTERTAINING. LARGE BACKYARD WITH A WOOD DECK, AND LARGE STORAGE, A/C UNIT ONE YEAR OLD ROOF THREE YEARS OLD, HOUSE SAW SOLAR PANELS HELP REDUCE ENERGY BILLS, LOT NEXT IS FOR SALE CAN BE BROUGHT TOGETHER OR SEPARATE

17. 2025-10-28
    status Active 467-char remark

    Show marketing remark (467 chars)

    GREAT HOME ON LARGE LOT TWO BEDROOMS (COULD BE TURNED BACK TO THREE BEDROOMS) LARGE MASTER BATH WITH LARGE JACUZZI TUB, LARGE CLOSETS IN PRIMARY BEDROOMS, KITCHEN WITH ALL BUILT INS APPLIANCE OVER LOOKS BREAKFAST AREA, HUMONGOUS LIVING ROOM GREAT FOR ENTERTAINING. LARGE BACKYARD WITH A WOOD DECK, AND LARGE STORAGE, A/C UNIT ONE YEAR OLD ROOF THREE YEARS OLD, HOUSE SAW SOLAR PANELS HELP REDUCE ENERGY BILLS, LOT NEXT IS FOR SALE CAN BE BROUGHT TOGETHER OR SEPARATE

18. 2025-10-28
    historical 467-char remark

    Show marketing remark (467 chars)

    GREAT HOME ON LARGE LOT TWO BEDROOMS (COULD BE TURNED BACK TO THREE BEDROOMS) LARGE MASTER BATH WITH LARGE JACUZZI TUB, LARGE CLOSETS IN PRIMARY BEDROOMS, KITCHEN WITH ALL BUILT INS APPLIANCE OVER LOOKS BREAKFAST AREA, HUMONGOUS LIVING ROOM GREAT FOR ENTERTAINING. LARGE BACKYARD WITH A WOOD DECK, AND LARGE STORAGE, A/C UNIT ONE YEAR OLD ROOF THREE YEARS OLD, HOUSE SAW SOLAR PANELS HELP REDUCE ENERGY BILLS, LOT NEXT IS FOR SALE CAN BE BROUGHT TOGETHER OR SEPARATE

19. 2025-05-26
    listed $160,000 Active 465-char remark

    Show marketing remark (467 chars)

    GREAT HOME ON LARGE LOT TWO BEDROOMS (COULD BE TURNED BACK TO THREE BEDROOMS) LARGE MASTER BATH WITH LARGE JACUZZI TUB, LARGE CLOSETS IN PRIMARY BEDROOMS, KITCHEN WITH ALL BUILT INS APPLIANCE OVER LOOKS BREAKFAST AREA, HUMONGOUS LIVING ROOM GREAT FOR ENTERTAINING. LARGE BACKYARD WITH A WOOD DECK, AND LARGE STORAGE, A/C UNIT ONE YEAR OLD ROOF THREE YEARS OLD, HOUSE SAW SOLAR PANELS HELP REDUCE ENERGY BILLS, LOT NEXT IS FOR SALE CAN BE BROUGHT TOGETHER OR SEPARATE

20. 2025-05-26
    listed $160,000 Active 467-char remark

    Show marketing remark (467 chars)

    GREAT HOME ON LARGE LOT TWO BEDROOMS (COULD BE TURNED BACK TO THREE BEDROOMS) LARGE MASTER BATH WITH LARGE JACUZZI TUB, LARGE CLOSETS IN PRIMARY BEDROOMS, KITCHEN WITH ALL BUILT INS APPLIANCE OVER LOOKS BREAKFAST AREA, HUMONGOUS LIVING ROOM GREAT FOR ENTERTAINING. LARGE BACKYARD WITH A WOOD DECK, AND LARGE STORAGE, A/C UNIT ONE YEAR OLD ROOF THREE YEARS OLD, HOUSE SAW SOLAR PANELS HELP REDUCE ENERGY BILLS, LOT NEXT IS FOR SALE CAN BE BROUGHT TOGETHER OR SEPARATE

21. 2025-02-25
    listed $160,000 Active
22. 2025-01-12
    price $160,000
23. 2025-01-10
    price $160,000
24. 2024-09-04
    listed $165,000 Active
25. 2023-08-14
    listed $150,000
26. 2023-08-14
    listed $150,000
27. 2001-05-18
    soldstatus $86,000
28. 2001-05-18
    soldstatus $86,000
29. 2000-08-23
    listed $89,900
30. 2000-08-23
    listed $89,900
31. 1995-10-27
    soldstatus $282,000
32. 1994-08-24
    soldstatus $20,000
33. 1994-03-24
    listed $46,000
34. 1994-03-24
    listed $46,000

ⓘ 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: $600 · $50/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$225/yr (+$19/mo · 37.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,520
• − Mortgage interest: −$8,402
• − Property taxes: −$600
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$4,364
• Taxable loss: −$196
• Est. tax savings @ 24.0%: +$47
• After-tax cash flow: $2,301/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
• City population: 338,817
• Population (ZIP): 10,219

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 0.65)
• Race & ethnicity: Black 49% Asian 29% Hispanic / Latino 12% White 8% Two or more races 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 32% · Vietnam, Canada, Jamaica
• Languages at home: 63% English-only · Vietnamese 29% Spanish 8%

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: ▼ -80.58%
• Current HPI: 116.8578
• Rent YoY: —
• Metro: —
• 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

+226.1% since first listed

20 events — show timeline

• 2026-04-30 Price Changed $150,000 AcadianaMLS
• 2026-04-30 Price Changed $150,000 GSREIN
• 2025-10-28 Relisted — GSREIN
• 2025-10-28 Listing Removed — GSREIN
• 2025-05-26 Listed $160,000 GSREIN
• 2025-05-26 Listed $160,000 AcadianaMLS
• 2025-02-25 Listed $160,000 AcadianaMLS
• 2025-01-12 Price Changed $160,000 AcadianaMLS
• 2025-01-10 Price Changed $160,000 GSREIN
• 2024-09-04 Listed $165,000 AcadianaMLS
• 2023-08-14 Listed $150,000 AcadianaMLS
• 2023-08-14 Listed $150,000 AcadianaMLS
• 2001-05-18 Sold (Public Records) $86,000 Public Records
• 2001-05-18 Sold (MLS) $86,000 GSREIN
• 2000-08-23 Listed $89,900 GSREIN
• 2000-08-23 Listed $89,900 AcadianaMLS
• 1995-10-27 Sold (Public Records) $282,000 Public Records
• 1994-08-24 Sold (MLS) $20,000 GSREIN
• 1994-03-24 Listed $46,000 GSREIN
• 1994-03-24 Listed $46,000 AcadianaMLS

Property tax history

+5.2%/yr

Latest (2026): $600 · -8.6% YoY. Source: county tax records.