4925 Feliciana Dr · New Orleans, LA 70126

$195,000

3 bd · 2.0 ba · 1,555 sqft · SingleFamily public records · 136 Days on market

Built 1980 5,000 sqft lot $125/sqft · 16% below area Est $273k · 29% 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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Space abounds in this updated 4bd/2bth Gentilly Woods charmer! Located just 3 mins to Southern University and Pontchartrain Park with easy access to shopping and restaurants! This home features easy to maintain tile flooring throughout. Large living room opens to dining room and spacious kitchen complete with stunning, painted cabinetry, tile counters, and custom backsplash with ample counters for prep space! Split floor plan home with two bedrooms and a bathroom in the front and two bedrooms and a bathroom in the back of the home. Large primary suite with ensuite offers single vanity and custom tile tub/shower combo. HUGE guest bedroom with large closet and laundry room access at rear of home. Remaining guest bedrooms at front of home offer large closets. Guest bathroom offers updated single vanity and custom tile tub/shower combo. Fully fenced rear yard with ample off-street parking. Flood zone X - no flood insurance required but sellers have an assumable policy at $837/yr if desired. This home qualifies for UP TO 100% FINANCING WITH NO PMI, AND UP TO $6000 IN GRANT FUNDS ASSITANCE through preferred lender program. Currently tenant occupied at $1300/month (section 8 approved). Make it yours today!

Key facts

• Custom backsplash
• Spacious kitchen
• Split floor plan

Tags

• TILE FLOORING
• LARGE LIVING ROOM
• SPACIOUS KITCHEN
• PAINTED CABINETRY
• CUSTOM BACKSPLASH
• SPLIT FLOOR PLAN

🏷️ Possibly a rental listed for sale. The $195,000 price doesn't fit this home's estimated sale value (~$272,841) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $198 ($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 $193k (1.1% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 (-0.2%/yr); 224 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $1,929/mo this rent would consume 56% 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 $6k 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 136 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $26k; list at $195k implies a 660% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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: 0.99% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

• ARV (median comp): $272,841
• List price: $195,000
• Delta: -28.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4571 Feliciana Dr	0.19mi	3/2.0	1,571 (+1%)	1mo	$195,000	$124	88
4978 Kendall Dr	0.08mi	3/2.0	1,450 (-7%)	2mo	$205,000	$141	84
4318 Mendez St	0.41mi	3/2.0	1,508 (-3%)	3mo	$60,000	$40	74
5134 Gallier Dr	0.37mi	3/2.0	1,659 (+7%)	2mo	$275,000	$166	69
4462 Eastern St	0.54mi	4/2.5 (+1)	1,582 (+2%)	2mo	$235,000	$149	64
5917 Campus . Blvd	0.73mi	3/2.0	1,518 (-2%)	1mo	$170,000	$112	61
4647 Dreux Ave	0.33mi	3/2.5	1,724 (+11%)	5mo	$307,500	$178	60
5145 Lafaye St	0.51mi	4/3.0 (+1)	1,616 (+4%)	2mo	$321,000	$199	59
5061 Stephen Girard Ave	0.54mi	3/2.0	1,390 (-11%)	5mo	$87,500	$63	53
2656 Prentiss Ave Ave	0.73mi	3/1.5	1,669 (+7%)	6mo	$165,000	$99	47
4630 Eastern St	0.49mi	2/1.0 (-1)	1,350 (-13%)	1mo	$275,000	$204	46
4915 Painters St	0.74mi	3/2.0	1,331 (-14%)	1mo	$320,000	$240	41

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: -12.9%
• Equity multiple: 0.55×
• Total profit: $-24,624
• Equity at exit: $29,075

10-year hold

• IRR: -9.2%
• Equity multiple: 0.51×
• Total profit: $-26,987
• Equity at exit: $16,860

Cash invested: $54,600 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$156 /mo · $1,869/yr
• Insurance: −$81
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $198

Break-even live

Break-even rent $1,679

Max offer price $195,000

Occupancy floor 85%

Sensitivity live

Price	-10% $308	-5% $253	+0% $198	+5% $143	+10% $88
Rent	-10% $46	-5% $122	+0% $198	+5% $274	+10% $350
Rate	-1.0pp $296	-0.5pp $248	base $198	+0.5pp $147	+1.0pp $96

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4681 Eastern St New Orleans, LA	2.0	1.0	1100	$1,400	$1.27	18d	1	0.44mi
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	25d	1	0.44mi
4936 Baccich St New Orleans, LA	3.0	1.0	1053	$1,700	$1.61	25d	1	0.49mi
5550 Press Dr New Orleans, LA	3.0	2.0	1640	$2,000	$1.22	18d	1	0.50mi
4767 Lafaye St New Orleans, LA	3.0	2.0	1469	$2,000	$1.36	25d	1	0.52mi
5172 Venus St Unit 5172 New Orleans, LA	3.0	2.5	1864	$2,450	$1.31	25d	1	0.74mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	13d	1	0.81mi
5925 Pauline Dr New Orleans, LA	3.0	2.0	1566	$2,325	$1.48	18d	1	0.90mi
2458 Athis St New Orleans, LA	4.0	2.0	1530	$2,200	$1.44	25d	1	1.02mi
3718 Franklin Ave New Orleans, LA	2.0	1.0	1601	$1,800	$1.12	13d	1	1.06mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	13d	1	1.10mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	45d	1	1.10mi
2647 Myrtle St Unit 2647 New Orleans, LA	4.0	2.0	1445	$2,550	$1.76	45d	1	1.11mi
5519 Mandeville St New Orleans, LA	3.0	1.0	1125	$1,650	$1.47	5d	1	1.13mi
4618 Marigny St New Orleans, LA	3.0	1.0	1320	$1,900	$1.44	25d	1	1.15mi
2646 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	19d	1	1.17mi
2644 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	19d	1	1.18mi
6416 Baccich St New Orleans, LA	3.0	2.0	1908	$2,500	$1.31	45d	1	1.18mi
2739 Bay St Unit B New Orleans, LA	4.0	2.0	1400	$1,800	$1.29	22d	1	1.20mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	25d	1	1.22mi
6530 Peoples Ave New Orleans, LA	3.0	2.0	1200	$1,800	$1.50	25d	1	1.24mi
6222 Arts St Unit 6226 New Orleans, LA	2.0	1.5	1120	$1,250	$1.12	25d	1	1.25mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	25d	1	1.26mi
3316 Metropolitan St New Orleans, LA	3.0	2.0	1184	$1,700	$1.44	25d	1	1.27mi
2509 Sage St New Orleans, LA	3.0	1.0	1250	$1,650	$1.32	23d	1	1.28mi
4409 Skyview Dr New Orleans, LA	4.0	2.5	1560	$1,700	$1.09	18d	1	1.30mi
3302 Metropolitan St New Orleans, LA	4.0	2.5	1700	$2,200	$1.29	19d	1	1.30mi
2312 Madrid St New Orleans, LA	2.0	1.0	1100	$1,475	$1.34	25d	1	1.32mi
3540 Clermont Dr New Orleans, LA	3.0	2.0	1248	$1,975	$1.58	25d	1	1.37mi
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	25d	1	1.37mi
2701 03 Frankfort St New Orleans, LA	3.0	1.0	1100	$1,850	$1.68	25d	1	1.37mi
3907 Elysian Fields Ave New Orleans, LA	3.0	2.0	1652	$3,000	$1.82	25d	1	1.39mi
4527 Shalimar Dr New Orleans, LA	3.0	1.5	1174	$1,550	$1.32	25d	1	1.39mi
4722 Shalimar Dr New Orleans, LA	3.0	2.0	1157	$1,400	$1.21	25d	1	1.41mi
6329 Spain St New Orleans, LA	3.0	2.0	1545	$2,100	$1.36	18d	1	1.42mi
5718 Vermillion Blvd Unit A New Orleans, LA	3.0	1.0	1300	$2,000	$1.54	25d	1	1.44mi
7404 Sussex Pl New Orleans, LA	2.0	1.5	1400	$1,450	$1.04	5d	1	1.44mi
5546 Pasteur Blvd Unit A New Orleans, LA	3.0	1.0	1200	$1,400	$1.17	25d	1	1.46mi
5723 Pasteur Blvd New Orleans, LA	3.0	2.0	1150	$1,700	$1.48	19d	1	1.47mi
5151 Saint Anthony Ave New Orleans, LA	3.0	2.0	1200	$1,795	$1.50	18d	1	1.48mi

Listing history 22 events

1. 2026-06-21
   days on market $195,000 Active 136 DOM
2. 2026-06-18
   days on market $195,000 Active 133 DOM
3. 2026-06-17
   pricedays on market $195,000 Active 132 DOM
4. 2026-06-16
   days on market $205,000 Active 131 DOM
5. 2026-06-15
   days on market $205,000 Active 130 DOM
6. 2026-06-13
   days on market $205,000 Active 128 DOM
7. 2026-06-10
   days on market $205,000 Active 125 DOM
8. 2026-06-09
   days on market $205,000 Active 124 DOM
9. 2026-06-08
   days on market $205,000 Active 123 DOM
10. 2026-06-07
    days on market $205,000 Active 122 DOM
11. 2026-06-05
    days on market $205,000 Active 119 DOM
12. 2026-06-03
    days on market $205,000 Active 118 DOM
13. 2026-06-02
    days on market $205,000 Active 117 DOM
14. 2026-06-01
    days on market $205,000 Active 116 DOM
15. 2026-05-31
    days on market $205,000 Active 115 DOM
16. 2026-02-05
    listed $205,000 Active 1219-char remark

    Show marketing remark (1218 chars)

    Space abounds in this updated 4bd/2bth Gentilly Woods charmer! Located just 3 mins to Southern University and Pontchartrain Park with easy access to shopping and restaurants! This home features easy to maintain tile flooring throughout. Large living room opens to dining room and spacious kitchen complete with stunning, painted cabinetry, tile counters, and custom backsplash with ample counters for prep space! Split floor plan home with two bedrooms and a bathroom in the front and two bedrooms and a bathroom in the back of the home. Large primary suite with ensuite offers single vanity and custom tile tub/shower combo. HUGE guest bedroom with large closet and laundry room access at rear of home. Remaining guest bedrooms at front of home offer large closets. Guest bathroom offers updated single vanity and custom tile tub/shower combo. Fully fenced rear yard with ample off-street parking. Flood zone X - no flood insurance required but sellers have an assumable policy at $837/yr if desired. This home qualifies for UP TO 100% FINANCING WITH NO PMI, AND UP TO $6000 IN GRANT FUNDS ASSITANCE through preferred lender program. Currently tenant occupied at $1300/month (section 8 approved). Make it yours today!

17. 2026-02-05
    listed $205,000 Active 1218-char remark

    Show marketing remark (1218 chars)

    Space abounds in this updated 4bd/2bth Gentilly Woods charmer! Located just 3 mins to Southern University and Pontchartrain Park with easy access to shopping and restaurants! This home features easy to maintain tile flooring throughout. Large living room opens to dining room and spacious kitchen complete with stunning, painted cabinetry, tile counters, and custom backsplash with ample counters for prep space! Split floor plan home with two bedrooms and a bathroom in the front and two bedrooms and a bathroom in the back of the home. Large primary suite with ensuite offers single vanity and custom tile tub/shower combo. HUGE guest bedroom with large closet and laundry room access at rear of home. Remaining guest bedrooms at front of home offer large closets. Guest bathroom offers updated single vanity and custom tile tub/shower combo. Fully fenced rear yard with ample off-street parking. Flood zone X - no flood insurance required but sellers have an assumable policy at $837/yr if desired. This home qualifies for UP TO 100% FINANCING WITH NO PMI, AND UP TO $6000 IN GRANT FUNDS ASSITANCE through preferred lender program. Currently tenant occupied at $1300/month (section 8 approved). Make it yours today!

18. 2012-01-17
    soldstatus $25,650
19. 2012-01-13
    soldstatus $25,650
20. 2011-11-01
    listed $27,000
21. 2011-11-01
    listed $27,000
22. 1980-09-29
    soldstatus $47,000

ⓘ 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: $1,869 · $156/mo
• Projected year-2 tax: $1,869 · $156/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 ≥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: $23,150
• − Mortgage interest: −$10,923
• − Property taxes: −$1,869
• − Insurance: −$1,772
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$5,673
• Taxable loss: −$791
• Est. tax savings @ 24.0%: +$190
• After-tax cash flow: $2,566/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): 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

+336.2% since first listed

7 events — show timeline

• 2026-02-05 Listed $205,000 AcadianaMLS
• 2026-02-05 Listed $205,000 GSREIN
• 2012-01-17 Sold (Public Records) $25,650 Public Records
• 2012-01-13 Sold (MLS) $25,650 GSREIN
• 2011-11-01 Listed $27,000 AcadianaMLS
• 2011-11-01 Listed $27,000 GSREIN
• 1980-09-29 Sold (Public Records) $47,000 Public Records

Property tax history

+17.2%/yr

Latest (2026): $1,869 · +1.1% YoY. Source: county tax records.