4229 Eden St · New Orleans, LA 70125

$160,000

2 bd · 1.5 ba · 1,247 sqft · SingleFamily public records · 289 Days on market

Built 1974 3,188 sqft lot $128/sqft · 44% below area Est $287k · 44% 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE IMPROVEMENT - MOTIVATED SELLER. When Locations Matters... This Is The Home For You!! Centrally Located In The Heart Of New Orleans With Just 2 Miles To The Superdome And 3 Miles To The French Quarters. You Can Enjoy NOLA's Finest Entertainment And A Serene, Established Neighborhood With Only A Short Distance To Travel. Conveniently Situated Just 14 miles from Louis Armstrong New Orleans International Airport. This Home Features 3 Bedrooms, A Large Kitchen, An Inside Laundry Room, And Large Backyard For Entertaining. With Your Touches, This Is The Perfect Property To Call Home! Call Today For Your Private Tour! Seller Is Highly Motivated, Make An Offer!! Property Qualifies for 100% Financing.

Key facts

• Centrally located
• Heart of new orleans
• 3,188 sq ft lot

Tags

• CENTRALLY LOCATED
• HEART OF NEW ORLEANS
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (18.6% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $130k (18.6% below list) — sets the bar for cash-flow.
• Cap rate 8.2% 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 flat; 217 active listings in the ZIP; 40 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).
• This rent runs 33% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 289 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $160k implies a 286% 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 $130,293 (18.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.05% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 7.9

CMA / ARV

• ARV (median comp): $287,206
• List price: $160,000
• Delta: -44.29%
• 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
3815 Delachaise St	0.35mi	2/2.0	1,189 (-5%)	5mo	$209,000	$176	70
2132 S Gayoso St	0.33mi	3/1.5 (+1)	1,352 (+8%)	8mo	$335,000	$248	59
3039 College Ct	0.42mi	3/2.0 (+1)	1,175 (-6%)	6mo	$196,500	$167	59
1225 S Genois St	0.46mi	2/2.0	1,108 (-11%)	5mo	$147,000	$133	54
3314 Robert St	0.69mi	2/2.0	1,326 (+6%)	4mo	$315,000	$238	52
2604 S Dorgenois St	0.36mi	3/2.0 (+1)	1,104 (-12%)	7mo	$80,000	$72	51
7108 Olive St	0.55mi	3/1.0 (+1)	1,150 (-8%)	7mo	$63,000	$55	48
3712 Calhoun St	0.45mi	3/2.0 (+1)	1,426 (+14%)	1mo	$325,000	$228	47
2936 College Ct	0.44mi	3/2.0 (+1)	1,425 (+14%)	8mo	$90,000	$63	42
3616 State Street Dr	0.53mi	3/2.0 (+1)	1,431 (+15%)	2mo	$430,000	$300	42
4927 S Johnson St	0.68mi	3/2.0 (+1)	1,406 (+13%)	1mo	$345,000	$245	40
4612 S Prieur St	0.73mi	3/2.0 (+1)	1,384 (+11%)	2mo	$390,000	$282	39

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -27.3%
• Equity multiple: 0.10×
• Total profit: $-40,127
• Equity at exit: $23,857

10-year hold

• IRR: -41.8%
• Equity multiple: -0.39×
• Total profit: $-62,376
• Equity at exit: $13,834

Cash invested: $44,800 (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 70125

• Home prices YoY: -16.3%
• Rents YoY: 0.7%
• Active inventory: 217
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$839
• Tax from tax record: −$164 /mo · $1,967/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-168

Break-even live

Break-even rent $1,894

Max offer price $130,293

Occupancy floor —

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4121 Elba St Unit B New Orleans, LA	2.0	1.0	1100	$1,800	$1.64	24d	1	0.09mi
4401 Elba St New Orleans, LA	3.0	2.0	1400	$1,850	$1.32	24d	1	0.12mi
4403 Elba St New Orleans, LA	3.0	2.0	1400	$1,800	$1.29	3d	1	0.12mi
4430 Elba St New Orleans, LA	2.0	1.0	950	$1,495	$1.57	24d	1	0.16mi
4224 Walmsley Ave New Orleans, LA	2.0	1.0	812	$1,150	$1.42	24d	1	0.17mi
1603 S Rendon St New Orleans, LA	3.0	2.0	1329	$1,900	$1.43	20d	1	0.18mi
4114 Thalia St New Orleans, LA	2.0	1.0	850	$1,500	$1.76	24d	1	0.18mi
4506 Elba St New Orleans, LA	2.0	1.0	1200	$1,800	$1.50	3d	1	0.20mi
4512 Elba St New Orleans, LA	1.0	1.0	900	$1,450	$1.61	24d	1	0.20mi
4237 General Pershing St New Orleans, LA	2.0	1.0	825	$1,200	$1.45	24d	1	0.20mi
4520 Elba St New Orleans, LA	3.0	2.0	1100	$1,700	$1.55	24d	1	0.21mi
1222 S Salcedo St Unit 101 New Orleans, LA	2.0	1.0	900	$1,574	$1.75	24d	1	0.24mi
4233 Fontainebleau Dr Unit 1 New Orleans, LA	1.0	1.0	842	$1,200	$1.43	24d	1	0.26mi
4424 General Pershing St New Orleans, LA	2.0	1.0	858	$1,650	$1.92	3d	1	0.27mi
2016 S Rendon St New Orleans, LA	2.0	1.5	1224	$1,600	$1.31	12d	1	0.29mi
3900 Delachaise St New Orleans, LA	2.0	1.0	860	$1,500	$1.74	24d	1	0.30mi
2102 S Lopez St New Orleans, LA	2.0	1.0	900	$1,500	$1.67	15d	1	0.31mi
3829 General Taylor St New Orleans, LA	3.0	1.0	1000	$1,300	$1.30	24d	1	0.32mi
4025 Vendome Pl New Orleans, LA	1.0	1.5	850	$1,650	$1.94	24d	1	0.32mi
2123 S Lopez St New Orleans, LA	2.0	1.0	950	$1,300	$1.37	3d	1	0.34mi
3712 Toledano St New Orleans, LA	2.0	2.0	750	$1,400	$1.87	15d	1	0.35mi
4322 Jena St New Orleans, LA	1.0	1.5	1167	$1,900	$1.63	2d	1	0.37mi
2212 S Salcedo St New Orleans, LA	2.0	1.0	1000	$1,975	$1.98	3d	1	0.37mi
4650 Washington Ave New Orleans, LA	1.0–2.0	1.0–2.0	866	$2,185	$2.52	2d	17	0.39mi
4115 State Street Dr New Orleans, LA	2.0	1.0	1000	$1,900	$1.90	20d	1	0.39mi
4816 Thalia St New Orleans, LA	3.0	2.0	1218	$1,850	$1.52	24d	1	0.39mi
4814 Thalia St Unit B New Orleans, LA	3.0	2.0	1218	$1,850	$1.52	24d	1	0.39mi
3713 Louisiana Avenue Pkwy New Orleans, LA	2.0	1.0	1000	$1,600	$1.60	3d	1	0.41mi
3821 Vincennes Pl New Orleans, LA	2.0	1.0	950	$1,500	$1.58	24d	1	0.42mi
4324 Cadiz St New Orleans, LA	2.0	1.5	1325	$2,000	$1.51	15d	1	0.43mi
1228 S Genois St New Orleans, LA	3.0	1.0	1000	$1,150	$1.15	24d	1	0.44mi
3909 Panama Ct Unit 1B New Orleans, LA	2.0	1.0	800	$1,200	$1.50	24d	1	0.44mi
4427 S Tonti St New Orleans, LA	2.0	1.0	1100	$1,550	$1.41	24d	1	0.45mi
1210 S Genois St New Orleans, LA	3.0	1.0	1000	$1,595	$1.59	24d	1	0.45mi
3708 Nashville Ave New Orleans, LA	2.0	1.0	1100	$1,800	$1.64	17d	1	0.47mi
3617 Fourth St Unit A New Orleans, LA	3.0	2.0	1225	$1,995	$1.63	17d	1	0.47mi
3511 S Miro St New Orleans, LA	3.0	1.0	802	$1,000	$1.25	24d	1	0.49mi
7021 Pritchard Pl New Orleans, LA	2.0	1.0	1100	$1,950	$1.77	16d	1	0.50mi
3514 S Miro St New Orleans, LA	3.0	2.0	1230	$1,950	$1.59	17d	1	0.51mi
3632 First St Unit A New Orleans, LA	3.0	2.0	950	$1,850	$1.95	12d	1	0.51mi

Listing history 26 events

1. 2026-06-18
   days on market $160,000 Active 289 DOM
2. 2026-06-17
   days on market $160,000 Active 288 DOM
3. 2026-06-16
   days on market $160,000 Active 287 DOM
4. 2026-06-15
   days on market $160,000 Active 286 DOM
5. 2026-06-13
   days on market $160,000 Active 284 DOM
6. 2026-06-10
   days on market $160,000 Active 281 DOM
7. 2026-06-09
   days on market $160,000 Active 280 DOM
8. 2026-06-08
   days on market $160,000 Active 279 DOM
9. 2026-06-07
   days on market $160,000 Active 278 DOM
10. 2026-06-05
    days on market $160,000 Active 275 DOM
11. 2026-06-03
    days on market $160,000 Active 274 DOM
12. 2026-06-02
    days on market $160,000 Active 273 DOM
13. 2026-06-01
    days on market $160,000 Active 272 DOM
14. 2026-05-31
    days on market $160,000 Active 271 DOM
15. 2025-10-20
    price $160,000 706-char remark

    Show marketing remark (709 chars)

    PRICE IMPROVEMENT - MOTIVATED SELLER. When Locations Matters. .. This Is The Home For You!! Centrally Located In The Heart Of New Orleans With Just 2 Miles To The Superdome And 3 Miles To The French Quarters. You Can Enjoy NOLA's Finest Entertainment And A Serene, Established Neighborhood With Only A Short Distance To Travel. Conveniently Situated Just 14 miles from Louis Armstrong New Orleans International Airport. This Home Features 3 Bedrooms, A Large Kitchen, An Inside Laundry Room, And Large Backyard For Entertaining. With Your Touches, This Is The Perfect Property To Call Home! Call Today For Your Private Tour! Seller Is Highly Motivated, Make An Offer!! Property Qualifies for 100% Financing.

16. 2025-10-20
    price $160,000 709-char remark

    Show marketing remark (709 chars)

    PRICE IMPROVEMENT - MOTIVATED SELLER. When Locations Matters. .. This Is The Home For You!! Centrally Located In The Heart Of New Orleans With Just 2 Miles To The Superdome And 3 Miles To The French Quarters. You Can Enjoy NOLA's Finest Entertainment And A Serene, Established Neighborhood With Only A Short Distance To Travel. Conveniently Situated Just 14 miles from Louis Armstrong New Orleans International Airport. This Home Features 3 Bedrooms, A Large Kitchen, An Inside Laundry Room, And Large Backyard For Entertaining. With Your Touches, This Is The Perfect Property To Call Home! Call Today For Your Private Tour! Seller Is Highly Motivated, Make An Offer!! Property Qualifies for 100% Financing.

17. 2025-09-02
    listed $180,000 Active 706-char remark

    Show marketing remark (709 chars)

    PRICE IMPROVEMENT - MOTIVATED SELLER. When Locations Matters. .. This Is The Home For You!! Centrally Located In The Heart Of New Orleans With Just 2 Miles To The Superdome And 3 Miles To The French Quarters. You Can Enjoy NOLA's Finest Entertainment And A Serene, Established Neighborhood With Only A Short Distance To Travel. Conveniently Situated Just 14 miles from Louis Armstrong New Orleans International Airport. This Home Features 3 Bedrooms, A Large Kitchen, An Inside Laundry Room, And Large Backyard For Entertaining. With Your Touches, This Is The Perfect Property To Call Home! Call Today For Your Private Tour! Seller Is Highly Motivated, Make An Offer!! Property Qualifies for 100% Financing.

18. 2025-09-02
    listed $180,000 Active 709-char remark

    Show marketing remark (709 chars)

    PRICE IMPROVEMENT - MOTIVATED SELLER. When Locations Matters. .. This Is The Home For You!! Centrally Located In The Heart Of New Orleans With Just 2 Miles To The Superdome And 3 Miles To The French Quarters. You Can Enjoy NOLA's Finest Entertainment And A Serene, Established Neighborhood With Only A Short Distance To Travel. Conveniently Situated Just 14 miles from Louis Armstrong New Orleans International Airport. This Home Features 3 Bedrooms, A Large Kitchen, An Inside Laundry Room, And Large Backyard For Entertaining. With Your Touches, This Is The Perfect Property To Call Home! Call Today For Your Private Tour! Seller Is Highly Motivated, Make An Offer!! Property Qualifies for 100% Financing.

19. 2025-07-16
    price $185,000
20. 2025-07-16
    price $185,000
21. 2024-06-16
    price $195,000
22. 2024-03-06
    listed $195,000 Active
23. 1998-05-06
    soldstatus $41,500
24. 1998-05-06
    soldstatus $41,500
25. 1997-10-03
    listed $45,000
26. 1997-10-03
    listed $45,000

ⓘ 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: $1,967 · $164/mo
• Projected year-2 tax: $1,967 · $164/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 AE · 76% 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: $20,173
• − Mortgage interest: −$8,962
• − Property taxes: −$1,967
• − Insurance: −$5,918
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$4,655
• Taxable loss: −$4,558
• Est. tax savings @ 24.0%: +$1,094
• After-tax cash flow: $-924/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): 17,821
• Household income: $61,174
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 1270.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 51% White 32% Hispanic / Latino 9% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 1% Chinese 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: ▼ -49.68%
• Current HPI: 255.5998
• Rent YoY: ▲ 0.73%
• 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

+255.6% since first listed

12 events — show timeline

• 2025-10-20 Price Changed $160,000 AcadianaMLS
• 2025-10-20 Price Changed $160,000 GSREIN
• 2025-09-02 Listed $180,000 GSREIN
• 2025-09-02 Listed $180,000 AcadianaMLS
• 2025-07-16 Price Changed $185,000 AcadianaMLS
• 2025-07-16 Price Changed $185,000 GSREIN
• 2024-06-16 Price Changed $195,000 GSREIN
• 2024-03-06 Listed $195,000 AcadianaMLS
• 1998-05-06 Sold (Public Records) $41,500 Public Records
• 1998-05-06 Sold (MLS) $41,500 GSREIN
• 1997-10-03 Listed $45,000 GSREIN
• 1997-10-03 Listed $45,000 AcadianaMLS

Property tax history

+2.9%/yr

Latest (2026): $1,967 · -0.9% YoY. Source: county tax records.