6200 Stratford Pl · New Orleans, LA 70131

$259,900

5 bd · 1.5 ba · 2,054 sqft · SingleFamily public records · 34 Days on market

Built 1970 0.28 ac lot Est $271k · at est.

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Why this score? — see what drove the D+ 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 +18.4/30.0
• ARV discount +9.4/15.0
• DSCR +5.8/10.0
• 1% rule +4.2/10.0
• 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

Renovated recently, this expansive corner lot home gives you all the space you need. 6 large bedrooms offer versatility for a home office, game room or bedrooms. No carpet. Roof is 2022. Huge screened in porch that is over 400 square feet overlooks the large tree in the yard. Updated appliances in the Kitchen. X flood zone. Minutes to the bridge and tons of shops/restaurants. Wonderful established neighborhood.

Key facts

• Updated appliances
• Screened in porch
• Corner lot

Tags

• CORNER LOT
• SCREENED IN PORCH
• UPDATED APPLIANCES
• ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Garage; Two parking spaces; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick veneer construction; Shingle roof; Slab foundation; Corner lot; City lot; Lot dimensions approximately 75 x 120 x 76 x 120
• Construction: Brick veneer; Shingle roof; Slab foundation; Built in very good condition
• Exterior features: Fence; Permeable paving; Covered patio/porch

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Window unit heating; Central air conditioning; Window unit air conditioning
• Interior features: Attic; Ceiling fan(s); Granite counters; Pull-down attic stairs; Stainless steel appliances; Cable TV
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $177 ($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 $238k (8.4% below list).
• Recommended offer: $238k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 falling (-9.2%/yr); 275 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,380/mo this rent would consume 46% of the median local household income ($62k/yr) (locally 707% 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 $2k of loan paydown is wiped out by about $8k 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 34 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 18y 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 $80k; list at $260k implies a 226% 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 $237,973 (8.4% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $271,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6133 Carlisle Ct	0.06mi	4/2.0 (-1)	1,883 (-8%)	2mo	$185,000	$98	75
105 Fairfax Pl	0.31mi	4/3.0 (-1)	2,016 (-2%)	9mo	$273,000	$135	64
104 Brunswick Ct	0.29mi	5/2.0	1,954 (-5%)	17mo	$255,000	$131	62
3730 Rue Nadine St	0.41mi	4/2.0 (-1)	1,943 (-5%)	5mo	$292,000	$150	61
5885 Macarthur Blvd	0.60mi	4/2.0 (-1)	2,008 (-2%)	1mo	$271,000	$135	60
5761 Carlisle Ct	0.37mi	4/2.0 (-1)	1,929 (-6%)	10mo	$165,000	$86	57
6201 Oxford Pl	0.65mi	4/2.0 (-1)	2,048 (-0%)	7mo	$191,000	$93	56
6227 Oxford Pl	0.65mi	4/2.5 (-1)	2,019 (-2%)	14mo	$290,000	$144	47
5892 Macarthur Blvd	0.63mi	4/2.5 (-1)	2,100 (+2%)	14mo	$115,000	$55	46
3631 Rue Colette	0.49mi	4/2.5 (-1)	2,225 (+8%)	11mo	$308,000	$138	45
5924 Oxford Pl	0.71mi	4/2.0 (-1)	1,946 (-5%)	16mo	$217,500	$112	38
3611 Rue Nichole	0.60mi	4/2.5 (-1)	2,340 (+14%)	13mo	$310,000	$132	29

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: -15.0%
• Equity multiple: 0.48×
• Total profit: $-37,847
• Equity at exit: $38,752

10-year hold

• IRR: -12.1%
• Equity multiple: 0.37×
• Total profit: $-45,492
• Equity at exit: $22,471

Cash invested: $72,772 (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: 275
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,380 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$165 /mo · $1,985/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $177

Break-even live

Break-even rent $2,156

Max offer price $259,900

Occupancy floor 88%

Sensitivity live

Price	-10% $324	-5% $250	+0% $177	+5% $103	+10% $30
Rent	-10% $-11	-5% $83	+0% $177	+5% $271	+10% $365
Rate	-1.0pp $308	-0.5pp $243	base $177	+0.5pp $109	+1.0pp $41

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3620 Dickens Dr New Orleans, LA	5.0	3.0	1430	$2,250	$1.57	18d	1	0.32mi
3619 Pittari Pl New Orleans, LA	4.0	2.0	2000	$2,200	$1.10	25d	1	0.51mi
6021 Brighton Pl New Orleans, LA	4.0	3.0	1840	$3,100	$1.68	17d	1	0.71mi
3200 Lancaster St New Orleans, LA	4.0	2.0	1678	$2,200	$1.31	25d	1	0.75mi
3738 Somerset Dr New Orleans, LA	4.0	2.0	2247	$3,000	$1.34	16d	1	0.86mi
3751 Herald St New Orleans, LA	4.0	2.0	1624	$2,150	$1.32	25d	1	0.95mi
5801 Albany Ct New Orleans, LA	4.0	2.5	2160	$2,000	$0.93	25d	1	1.02mi
2741 Chelsea Dr New Orleans, LA	4.0	2.5	2382	$2,500	$1.05	17d	1	1.02mi
3653 Timber Bluff Ln New Orleans, LA	4.0	2.0	1800	$2,500	$1.39	45d	1	1.18mi
5200 Timber Crest Dr New Orleans, LA	4.0	2.0	1530	$1,800	$1.18	25d	1	1.19mi

Listing history 42 events

1. 2026-06-21
   days on market $259,900 Active 34 DOM
2. 2026-06-18
   days on market $259,900 Active 31 DOM
3. 2026-06-17
   days on market $259,900 Active 30 DOM
4. 2026-06-16
   days on market $259,900 Active 29 DOM
5. 2026-06-15
   days on market $259,900 Active 28 DOM
6. 2026-06-13
   days on market $259,900 Active 26 DOM
7. 2026-06-10
   days on market $259,900 Active 23 DOM
8. 2026-06-09
   days on market $259,900 Active 22 DOM
9. 2026-06-08
   days on market $259,900 Active 21 DOM
10. 2026-06-07
    days on market $259,900 Active 20 DOM
11. 2026-06-05
    days on market $259,900 Active 17 DOM
12. 2026-06-03
    days on market $259,900 Active 16 DOM
13. 2026-06-02
    days on market $259,900 Active 15 DOM
14. 2026-06-01
    days on market $259,900 Active 14 DOM
15. 2026-05-31
    days on market $259,900 Active 13 DOM
16. 2026-05-18
    listed $259,900 Active 414-char remark

    Show marketing remark (414 chars)

    Renovated recently, this expansive corner lot home gives you all the space you need. 6 large bedrooms offer versatility for a home office, game room or bedrooms. No carpet. Roof is 2022. Huge screened in porch that is over 400 square feet overlooks the large tree in the yard. Updated appliances in the Kitchen. X flood zone. Minutes to the bridge and tons of shops/restaurants. Wonderful established neighborhood.

17. 2026-05-18
    listed $259,900 Active

    Show marketing remark (414 chars)

    Renovated recently, this expansive corner lot home gives you all the space you need. 6 large bedrooms offer versatility for a home office, game room or bedrooms. No carpet. Roof is 2022. Huge screened in porch that is over 400 square feet overlooks the large tree in the yard. Updated appliances in the Kitchen. X flood zone. Minutes to the bridge and tons of shops/restaurants. Wonderful established neighborhood.

18. 2026-05-06
    listed $2,750
19. 2024-09-20
    historical $2,150
20. 2024-09-05
    price $225,000
21. 2024-08-29
    price $2,150
22. 2024-08-02
    price $235,000
23. 2024-07-11
    price $245,000
24. 2024-07-01
    price $2,350
25. 2024-06-14
    listed $2,750
26. 2024-06-11
    listed $225,000 Active
27. 2024-02-15
    listed $280,000
28. 2023-11-29
    price $285,000
29. 2023-11-24
    historical
30. 2023-08-18
    listed $285,000
31. 2022-08-22
    listed $305,000
32. 2022-06-10
    listed $215,000
33. 2022-03-22
    listed $215,000
34. 2021-05-28
    listed $135,000
35. 2016-01-11
    historical
36. 2015-10-29
    listed $105,900 Active
37. 2015-10-29
    listed $105,900
38. 2011-09-19
    listed $99,900
39. 2011-09-19
    listed $99,900
40. 2008-04-24
    listed $140,000
41. 2008-04-24
    listed $140,000
42. 1982-07-13
    soldstatus $79,836

ⓘ 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: $1,985 · $165/mo
• Projected year-2 tax: $1,985 · $165/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 ≥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: $28,557
• − Mortgage interest: −$14,558
• − Property taxes: −$1,985
• − Insurance: −$2,097
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − Depreciation: −$7,561
• Taxable loss: −$2,214
• Est. tax savings @ 24.0%: +$531
• After-tax cash flow: $2,653/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

+225.5% since first listed

27 events — show timeline

• 2026-05-18 Listed $259,900 GSREIN
• 2026-05-18 Listed $259,900 AcadianaMLS
• 2026-05-06 Listed for Rent $2,750 RAAMLS
• 2024-09-20 Rental Removed $2,150 GSREIN
• 2024-09-05 Price Changed $225,000 GSREIN
• 2024-08-29 Price Changed $2,150 GSREIN
• 2024-08-02 Price Changed $235,000 GSREIN
• 2024-07-11 Price Changed $245,000 GSREIN
• 2024-07-01 Price Changed $2,350 GSREIN
• 2024-06-14 Listed for Rent $2,750 GSREIN
• 2024-06-11 Listed $225,000 AcadianaMLS
• 2024-02-15 Listed $280,000 AcadianaMLS
• 2023-11-29 Price Changed $285,000 GSREIN
• 2023-11-24 Rental Removed — GSREIN
• 2023-08-18 Listed $285,000 AcadianaMLS
• 2022-08-22 Listed $305,000 AcadianaMLS
• 2022-06-10 Listed $215,000 AcadianaMLS
• 2022-03-22 Listed $215,000 AcadianaMLS
• 2021-05-28 Listed $135,000 AcadianaMLS
• 2016-01-11 Listing Removed — GSREIN
• 2015-10-29 Listed $105,900 GSREIN
• 2015-10-29 Listed $105,900 AcadianaMLS
• 2011-09-19 Listed $99,900 GSREIN
• 2011-09-19 Listed $99,900 AcadianaMLS
• 2008-04-24 Listed $140,000 GSREIN
• 2008-04-24 Listed $140,000 AcadianaMLS
• 1982-07-13 Sold (Public Records) $79,836 Public Records

Property tax history

+1.6%/yr

Latest (2026): $1,985 · +0.0% YoY. Source: county tax records.