4801 Stephen Girard Ave · New Orleans, LA 70126

$175,000

3 bd · 2.0 ba · 1,179 sqft · SingleFamily public records · 297 Days on market

Built 1955 $148/sqft · 7% below area Est $188k · 7% 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 +20.6/30.0
• ARV discount +10.7/15.0
• 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

* * Motivated Seller * * Gentilly Woods Subdivision!! Perfect opportunity for investors or adding your personal touch for your first home. This 3 bedroom, 2 bath home boasts an ample sized corner lot, endless possibilities for entertaining or adding decorative yard accessories to enhance the enjoyment of outdoor living in New Orleans. Minutes from shopping, schools, universities, interstate 10, the lakefront, downtown New Orleans and public transportation. Let's schedule a tour an discuss making this home yours.

Key facts

• Minutes from schools
• Corner lot
• Outdoor living

Tags

• CORNER LOT
• OUTDOOR LIVING
• GENTILLY WOODS SUBDIVISION
• MINUTES FROM SHOPPING
• MINUTES FROM SCHOOLS
• MINUTES FROM UNIVERSITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $169 ($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 $174k (0.7% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.3% 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 (-0.2%/yr); 224 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,739/mo this rent would consume 50% 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 $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 297 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 31y 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 $35k; list at $175k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 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 1955 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

• ARV (median comp): $188,249
• List price: $175,000
• Delta: -7.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5012 Stephen Girard Ave	0.16mi	3/1.0	1,150 (-2%)	2mo	$130,000	$113	82
4842 Pauline Dr	0.28mi	3/2.0	1,236 (+5%)	12mo	$223,500	$181	68
4951 Feliciana Dr	0.39mi	3/1.0	1,118 (-5%)	4mo	$102,268	$91	66
4516 Louisa Dr	0.19mi	3/1.0	1,213 (+3%)	20mo	$121,506	$100	66
5108 Feliciana Dr	0.45mi	3/1.5	1,147 (-3%)	13mo	$129,000	$112	62
4514 Metropolitan St	0.24mi	3/2.0	1,350 (+14%)	12mo	$185,000	$137	55
4501 Mirabeau Ave	0.27mi	2/1.0 (-1)	1,233 (+5%)	19mo	$37,500	$30	55
4801 Gallier Dr	0.14mi	3/1.0	1,004 (-15%)	19mo	$115,000	$115	48
3855 Metropolitan St	0.66mi	3/1.0	1,061 (-10%)	2mo	$95,000	$90	47
4309 Dreux Ave	0.55mi	3/2.0	1,348 (+14%)	7mo	$207,000	$154	44
4635 Eastern St	0.72mi	2/2.0 (-1)	1,120 (-5%)	13mo	$225,000	$201	42
4630 Eastern St	0.75mi	2/1.0 (-1)	1,350 (+14%)	1mo	$275,000	$204	31

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: -13.2%
• Equity multiple: 0.54×
• Total profit: $-22,674
• Equity at exit: $26,093

10-year hold

• IRR: -9.8%
• Equity multiple: 0.48×
• Total profit: $-25,491
• Equity at exit: $15,131

Cash invested: $49,000 (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 70126

• Home prices YoY: -17.0%
• Rents YoY: -0.2%
• Active inventory: 224
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$918
• Tax from tax record: −$147 /mo · $1,770/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $169

Break-even live

Break-even rent $1,525

Max offer price $175,000

Occupancy floor 85%

Sensitivity live

Price	-10% $268	-5% $218	+0% $169	+5% $119	+10% $70
Rent	-10% $32	-5% $100	+0% $169	+5% $238	+10% $306
Rate	-1.0pp $257	-0.5pp $213	base $169	+0.5pp $124	+1.0pp $77

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	24d	1	0.53mi
4681 Eastern St New Orleans, LA	2.0	1.0	1100	$1,400	$1.27	17d	1	0.70mi
4951 Eastern St New Orleans, LA	2.0	1.0	850	$1,350	$1.59	24d	1	0.72mi
2844 Hiawatha St New Orleans, LA	2.0	1.0	975	$1,475	$1.51	24d	1	0.76mi
4936 Baccich St New Orleans, LA	3.0	1.0	1053	$1,700	$1.61	24d	1	0.80mi
4767 Lafaye St New Orleans, LA	3.0	2.0	1469	$2,000	$1.36	24d	1	0.81mi
2754 Jasmine St New Orleans, LA	3.0	1.0	1020	$1,750	$1.72	24d	1	0.84mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	12d	1	0.88mi
4211 Downman Rd New Orleans, LA	2.0	1.0	900	$1,250	$1.39	24d	1	0.92mi
2671 Gladiolus St Unit 2669 New Orleans, LA	2.0	1.0	830	$1,250	$1.51	24d	1	0.98mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	24d	1	0.99mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	24d	1	1.00mi
4926 Venus St Unit 4926 New Orleans, LA	2.0	1.0	800	$1,200	$1.50	4d	1	1.02mi
2650 Gladiolus St New Orleans, LA	2.0	1.0	900	$1,600	$1.78	24d	1	1.02mi
4023 Franklin Ave New Orleans, LA	3.0	2.0	1000	$1,700	$1.70	4d	1	1.05mi
2700 Clover St New Orleans, LA	2.0	1.0	800	$1,250	$1.56	24d	1	1.07mi
2702 Clover St New Orleans, LA	2.0	2.0	880	$1,300	$1.48	24d	1	1.07mi
3316 Metropolitan St New Orleans, LA	3.0	2.0	1184	$1,700	$1.44	24d	1	1.12mi
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	24d	1	1.13mi
4527 Shalimar Dr New Orleans, LA	3.0	1.5	1174	$1,550	$1.32	24d	1	1.15mi
5905 Lafaye St New Orleans, LA	3.0	1.0	911	$1,700	$1.87	24d	1	1.17mi
2647 Myrtle St Unit 2647 New Orleans, LA	4.0	2.0	1445	$2,550	$1.76	44d	1	1.18mi
4722 Shalimar Dr New Orleans, LA	3.0	2.0	1157	$1,400	$1.21	24d	1	1.20mi
2739 Bay St Unit B New Orleans, LA	4.0	2.0	1400	$1,800	$1.29	21d	1	1.21mi
2646 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	18d	1	1.22mi
2644 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	18d	1	1.22mi
2558 Acacia St New Orleans, LA	2.0	1.0	900	$1,500	$1.67	24d	1	1.25mi
2425 Jonquil St New Orleans, LA	2.0	2.0	1038	$1,500	$1.45	24d	1	1.28mi
2509 Sage St New Orleans, LA	3.0	1.0	1250	$1,650	$1.32	22d	1	1.36mi
6036 Franklin Ave New Orleans, LA	2.0	1.0	898	$1,200	$1.34	18d	1	1.37mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	44d	1	1.39mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	12d	1	1.39mi
4616 Marigny St New Orleans, LA	2.0	1.0	1020	$1,750	$1.72	22d	1	1.41mi
4618 Marigny St New Orleans, LA	3.0	1.0	1320	$1,900	$1.44	24d	1	1.41mi
7404 Sussex Pl New Orleans, LA	2.0	1.5	1400	$1,450	$1.04	4d	1	1.42mi
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	17d	1	1.42mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	4d	1	1.45mi
5519 Mandeville St New Orleans, LA	3.0	1.0	1125	$1,650	$1.47	4d	1	1.46mi
2661 Abundance St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	24d	1	1.47mi
3540 Clermont Dr New Orleans, LA	3.0	2.0	1248	$1,975	$1.58	24d	1	1.48mi

Listing history 23 events

1. 2026-06-21
   days on market $175,000 Active 297 DOM
2. 2026-06-18
   days on market $175,000 Active 294 DOM
3. 2026-06-17
   days on market $175,000 Active 293 DOM
4. 2026-06-16
   days on market $175,000 Active 292 DOM
5. 2026-06-15
   days on market $175,000 Active 291 DOM
6. 2026-06-13
   days on market $175,000 Active 289 DOM
7. 2026-06-10
   days on market $175,000 Active 286 DOM
8. 2026-06-09
   days on market $175,000 Active 285 DOM
9. 2026-06-08
   days on market $175,000 Active 284 DOM
10. 2026-06-07
    days on market $175,000 Active 283 DOM
11. 2026-06-05
    days on market $175,000 Active 280 DOM
12. 2026-06-03
    days on market $175,000 Active 279 DOM
13. 2026-06-02
    days on market $175,000 Active 278 DOM
14. 2026-06-01
    days on market $175,000 Active 277 DOM
15. 2026-05-31
    days on market $175,000 Active 276 DOM
16. 2025-08-28
    listed $175,000 Active 520-char remark

    Show marketing remark (513 chars)

    **Motivated Seller** Gentilly Woods Subdivision!! Perfect opportunity for investors or adding your personal touch for your first home. This 3 bedroom, 2 bath home boasts an ample sized corner lot, endless possibilities for entertaining or adding decorative yard accessories to enhance the enjoyment of outdoor living in New Orleans. Minutes from shopping, schools, universities, interstate 10, the lakefront, downtown New Orleans and public transportation. Let's schedule a tour an discuss making this home yours.

17. 2025-08-28
    listed $175,000 Active 513-char remark

    Show marketing remark (513 chars)

    **Motivated Seller** Gentilly Woods Subdivision!! Perfect opportunity for investors or adding your personal touch for your first home. This 3 bedroom, 2 bath home boasts an ample sized corner lot, endless possibilities for entertaining or adding decorative yard accessories to enhance the enjoyment of outdoor living in New Orleans. Minutes from shopping, schools, universities, interstate 10, the lakefront, downtown New Orleans and public transportation. Let's schedule a tour an discuss making this home yours.

18. 2011-07-08
    listed $22,000
19. 2011-07-08
    listed $22,000
20. 1995-04-06
    soldstatus $35,000
21. 1995-04-06
    soldstatus $35,000
22. 1995-02-15
    listed $39,900
23. 1995-02-15
    listed $39,900

ⓘ 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: $1,770 · $147/mo
• Projected year-2 tax: $1,770 · $147/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: $20,863
• − Mortgage interest: −$9,803
• − Property taxes: −$1,770
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$5,091
• Taxable loss: −$811
• Est. tax savings @ 24.0%: +$195
• After-tax cash flow: $2,221/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

+338.6% since first listed

8 events — show timeline

• 2025-08-28 Listed $175,000 AcadianaMLS
• 2025-08-28 Listed $175,000 GSREIN
• 2011-07-08 Listed $22,000 GSREIN
• 2011-07-08 Listed $22,000 AcadianaMLS
• 1995-04-06 Sold (Public Records) $35,000 Public Records
• 1995-04-06 Sold (MLS) $35,000 GSREIN
• 1995-02-15 Listed $39,900 GSREIN
• 1995-02-15 Listed $39,900 AcadianaMLS

Property tax history

+1.3%/yr

Latest (2026): $1,770 · +1.1% YoY. Source: county tax records.