3081 Boyd St · New Orleans, LA 70131

$131,500

2 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 137 Days on market

Built 1947 4,800 sqft lot $117/sqft · 24% below area Est $172k · 24% under ↓ 9% 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Rent growth +0.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly renovated 2 bedrooms and 1 bath adorable cottage in Algiers with an open living area, updated HVAC, new mechanicals, large dining room, spacious primary bedroom, ample yard space, covered carport, and sizable shed/workshop with a half bath. Located on a quiet street. Vacant and easy to show. Buyer to verify all measurements and lot size.

Key facts

• Large dining room
• Covered carport
• Open living area

Tags

• OPEN LIVING AREA
• UPDATED HVAC
• LARGE DINING ROOM
• AMPLE YARD SPACE
• COVERED CARPORT
• SIZABLE SHED WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $116k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 falling (-9.2%/yr); 274 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $909 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 137 days — a 12% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $115,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.23%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (median comp): $172,093
• List price: $131,500
• Delta: -23.59%
• 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
3211 Sullen Pl	0.06mi	3/1.5 (+1)	1,153 (+2%)	3mo	$159,900	$139	84
6307 General Meyer Ave	0.24mi	2/1.0	1,095 (-3%)	7mo	$105,000	$96	78
3540 Preston Pl	0.29mi	3/1.5 (+1)	1,100 (-2%)	9mo	$130,000	$118	68
3300 Mansfield Ave	0.25mi	3/2.0 (+1)	1,200 (+6%)	7mo	$129,900	$108	63
2820 Mansfield Ave	0.25mi	3/1.5 (+1)	1,209 (+7%)	9mo	$125,000	$103	62
2841 Bacchus Dr	0.41mi	3/2.0 (+1)	1,056 (-6%)	2mo	$169,000	$160	60
3148 Blair St	0.29mi	3/2.0 (+1)	1,200 (+6%)	11mo	$169,000	$141	58
105 Norland Ave	0.47mi	2/1.0	1,222 (+8%)	10mo	$180,000	$147	56
3430 Adrian St	0.54mi	3/2.0 (+1)	1,103 (-2%)	14mo	$150,000	$136	50
2821 Bacchus Dr	0.41mi	3/2.0 (+1)	1,232 (+9%)	9mo	$168,000	$136	49
3410 Adrian St	0.54mi	3/2.0 (+1)	1,100 (-2%)	16mo	$159,000	$145	48
7054 Tullis Dr	0.52mi	3/2.0 (+1)	1,290 (+14%)	4mo	$75,000	$58	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.84×
• Total profit: $-6,037
• Equity at exit: $19,607

10-year hold

• IRR: 1.4%
• Equity multiple: 1.08×
• Total profit: $3,057
• Equity at exit: $11,370

Cash invested: $36,820 (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 70131

• Home prices YoY: -12.0%
• Rents YoY: -9.2%
• Active inventory: 274
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$690
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$55
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $309

Break-even live

Break-even rent $1,114

Max offer price $131,500

Occupancy floor 74%

Sensitivity live

Price	-10% $383	-5% $346	+0% $309	+5% $272	+10% $235
Rent	-10% $190	-5% $250	+0% $309	+5% $368	+10% $428
Rate	-1.0pp $375	-0.5pp $342	base $309	+0.5pp $275	+1.0pp $240

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: $32,875
• Closing costs: $3,945
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3531 Adrian St New Orleans, LA	3.0	2.0	1292	$1,895	$1.47	16d	1	0.57mi
6121 Stratford Pl New Orleans, LA	3.0	2.0	1225	$1,800	$1.47	16d	1	0.66mi
4254 Maple Leaf Dr New Orleans, LA	1.0–3.0	1.0–2.5	1354	$1,496	$1.10	2d	8	0.77mi
5400 Lacour Monique St New Orleans, LA	2.0	1.0	750	$1,650	$2.20	4d	1	0.80mi
3151 Plymouth Pl New Orleans, LA	3.0	1.0	1470	$1,700	$1.16	24d	1	0.99mi
5997 Tullis Dr Unit B New Orleans, LA	3.0	2.0	1003	$1,250	$1.25	24d	1	1.08mi
5997 Tullis Dr Unit B New Orleans, LA	3.0	2.0	1003	$1,250	$1.25	15d	1	1.08mi
5987 Tullis Dr New Orleans, LA	2.0	1.5	1179	$1,150	$0.98	17d	1	1.09mi
5987 Tullis Dr New Orleans, LA	2.0	1.5	1179	$1,100	$0.93	3d	1	1.09mi
4479 Woodland Dr Unit A New Orleans, LA	2.0	2.5	1300	$1,500	$1.15	24d	1	1.19mi
601 Huntlee Dr New Orleans, LA	3.0	1.0	874	$1,450	$1.66	24d	1	1.21mi
5797 Tullis Dr New Orleans, LA	3.0	1.5	1240	$1,600	$1.29	24d	1	1.29mi
3429 Bryson St New Orleans, LA	3.0	2.0	1250	$2,200	$1.76	24d	1	1.31mi
3408 Bryson St New Orleans, LA	3.0	2.0	1163	$2,200	$1.89	24d	1	1.34mi
5000 Woodland Dr New Orleans, LA	2.0	1.0–2.5	943	$1,457	$1.55	24d	1	1.35mi
3252 Kabel Dr New Orleans, LA	2.0	1.5	1080	$1,300	$1.20	20d	1	1.37mi
3320 Kabel Dr Unit C New Orleans, LA	3.0	2.0	999	$1,100	$1.10	4d	1	1.37mi
3362 Kabel Dr New Orleans, LA	3.0	2.0	1000	$1,250	$1.25	24d	1	1.39mi
3315 Kabel Dr New Orleans, LA	2.0	1.5	975	$1,350	$1.38	24d	1	1.41mi
3317 Kabel Dr New Orleans, LA	2.0	1.5	975	$1,350	$1.38	24d	1	1.41mi
3307 Kabel Dr New Orleans, LA	2.0	1.5	1000	$1,250	$1.25	4d	1	1.41mi
1812 River Oaks Dr New Orleans, LA	3.0	1.0	1148	$1,700	$1.48	3d	1	1.49mi
1812 River Oaks Dr New Orleans, LA	3.0	1.0	1148	$1,700	$1.48	4d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $131,500 Active 137 DOM
2. 2026-06-17
   days on market $131,500 Active 136 DOM
3. 2026-06-16
   days on market $131,500 Active 135 DOM
4. 2026-06-15
   days on market $131,500 Active 134 DOM
5. 2026-06-13
   days on market $131,500 Active 132 DOM
6. 2026-06-10
   days on market $131,500 Active 129 DOM
7. 2026-06-09
   days on market $131,500 Active 128 DOM
8. 2026-06-08
   days on market $131,500 Active 127 DOM
9. 2026-06-07
   days on market $131,500 Active 126 DOM
10. 2026-06-05
    days on market $131,500 Active 123 DOM
11. 2026-06-03
    days on market $131,500 Active 122 DOM
12. 2026-06-02
    days on market $131,500 Active 121 DOM
13. 2026-06-01
    days on market $131,500 Active 120 DOM
14. 2026-05-31
    days on market $131,500 Active 119 DOM
15. 2026-05-11
    price $131,500 347-char remark

    Show marketing remark (347 chars)

    Freshly renovated 2 bedrooms and 1 bath adorable cottage in Algiers with an open living area, updated HVAC, new mechanicals, large dining room, spacious primary bedroom, ample yard space, covered carport, and sizable shed/workshop with a half bath. Located on a quiet street. Vacant and easy to show. Buyer to verify all measurements and lot size.

16. 2026-05-11
    price $131,500 347-char remark

    Show marketing remark (347 chars)

    Freshly renovated 2 bedrooms and 1 bath adorable cottage in Algiers with an open living area, updated HVAC, new mechanicals, large dining room, spacious primary bedroom, ample yard space, covered carport, and sizable shed/workshop with a half bath. Located on a quiet street. Vacant and easy to show. Buyer to verify all measurements and lot size.

17. 2026-04-10
    price $134,900 347-char remark

    Show marketing remark (347 chars)

    Freshly renovated 2 bedrooms and 1 bath adorable cottage in Algiers with an open living area, updated HVAC, new mechanicals, large dining room, spacious primary bedroom, ample yard space, covered carport, and sizable shed/workshop with a half bath. Located on a quiet street. Vacant and easy to show. Buyer to verify all measurements and lot size.

18. 2026-04-10
    price $134,900 347-char remark

    Show marketing remark (347 chars)

    Freshly renovated 2 bedrooms and 1 bath adorable cottage in Algiers with an open living area, updated HVAC, new mechanicals, large dining room, spacious primary bedroom, ample yard space, covered carport, and sizable shed/workshop with a half bath. Located on a quiet street. Vacant and easy to show. Buyer to verify all measurements and lot size.

19. 2026-03-09
    price $139,900 347-char remark

    Show marketing remark (347 chars)

    Freshly renovated 2 bedrooms and 1 bath adorable cottage in Algiers with an open living area, updated HVAC, new mechanicals, large dining room, spacious primary bedroom, ample yard space, covered carport, and sizable shed/workshop with a half bath. Located on a quiet street. Vacant and easy to show. Buyer to verify all measurements and lot size.

20. 2026-03-09
    price $139,900 347-char remark

    Show marketing remark (347 chars)

    Freshly renovated 2 bedrooms and 1 bath adorable cottage in Algiers with an open living area, updated HVAC, new mechanicals, large dining room, spacious primary bedroom, ample yard space, covered carport, and sizable shed/workshop with a half bath. Located on a quiet street. Vacant and easy to show. Buyer to verify all measurements and lot size.

21. 2026-01-31
    listed $144,900 Active 347-char remark

    Show marketing remark (347 chars)

    Freshly renovated 2 bedrooms and 1 bath adorable cottage in Algiers with an open living area, updated HVAC, new mechanicals, large dining room, spacious primary bedroom, ample yard space, covered carport, and sizable shed/workshop with a half bath. Located on a quiet street. Vacant and easy to show. Buyer to verify all measurements and lot size.

22. 2026-01-31
    listed $144,900 Active 347-char remark

    Show marketing remark (347 chars)

    Freshly renovated 2 bedrooms and 1 bath adorable cottage in Algiers with an open living area, updated HVAC, new mechanicals, large dining room, spacious primary bedroom, ample yard space, covered carport, and sizable shed/workshop with a half bath. Located on a quiet street. Vacant and easy to show. Buyer to verify all measurements and lot size.

ⓘ 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: $829 · $69/mo
• Projected year-2 tax: $829 · $69/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 · 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,059
• − Mortgage interest: −$7,366
• − Property taxes: −$829
• − Insurance: −$1,455
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$3,825
• Taxable income: $1,694
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $3,301/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
• County: Orleans Parish · 338,817 people
• City population: 338,817
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 25,151
• Household income: $62,389
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 707.0

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 0.57)
• Race & ethnicity: Black 62% White 20% Hispanic / Latino 11% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 4% Hispanic 1%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 9% Vietnamese 2% 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: ▼ -28.08%
• Current HPI: 206.7552
• Rent YoY: ▼ -9.23%
• 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

-9.2% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $131,500 AcadianaMLS
• 2026-05-11 Price Changed $131,500 GSREIN
• 2026-04-10 Price Changed $134,900 AcadianaMLS
• 2026-04-10 Price Changed $134,900 GSREIN
• 2026-03-09 Price Changed $139,900 AcadianaMLS
• 2026-03-09 Price Changed $139,900 GSREIN
• 2026-01-31 Listed $144,900 GSREIN
• 2026-01-31 Listed $144,900 AcadianaMLS

Property tax history

+18.7%/yr

Latest (2026): $829 · +0.0% YoY. Source: county tax records.