4521 Stemway Dr · New Orleans, LA 70126

$145,000

3 bd · 1.0 ba · 1,006 sqft · SingleFamily public records · 226 Days on market

Built 1977 $144/sqft · 17% above area Est $139k · at est.

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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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.2/10.0
• ARV discount +5.7/15.0
• 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

Are you a homebuyer looking to own rather than rent? This one just might check all the boxes! This single-family home features tile flooring throughout and a spacious layout for comfort and convenience. BRAND NEW AC HANDLER AND AC PAN. The property includes a carport, a storage shed, and a multi-car driveway. Enjoy a private backyard for entertaining or relaxing, complete with side gate access. Appliances including the washer, dryer, refrigerator, stove, and range hood are provided by the owner and are included with the sale. This property is currently tenant-occupied, making it an excellent opportunity for investors looking for an investment property with an established tenant in place.

Key facts

• Side gate access
• Private backyard
• Carport

Tags

• TILE FLOORING
• CARPORT
• STORAGE SHED
• MULTI-CAR DRIVEWAY
• PRIVATE BACKYARD
• SIDE GATE ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• 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; 33 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 $1,626/mo this rent would consume 47% 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 $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 226 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 22y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; list at $145k implies a 65% 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 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 1977 — 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: 1.12% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.56%
• DSCR: 1.47
• GRM: 7.4

CMA / ARV

• ARV (median comp): $139,379
• List price: $145,000
• Delta: 4.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4423 Majestic Oaks Dr	0.18mi	3/1.0	1,034 (+3%)	23mo	$145,000	$140	68
4631 America St	0.58mi	3/2.0	1,054 (+5%)	2mo	$60,000	$57	59
4521 America St	0.56mi	2/2.0 (-1)	1,000 (-1%)	19mo	$130,000	$130	48
4718 Reynes St	0.51mi	2/1.5 (-1)	890 (-12%)	15mo	$75,000	$84	38

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: -6.7%
• Equity multiple: 0.76×
• Total profit: $-9,727
• Equity at exit: $21,620

10-year hold

• IRR: -1.2%
• Equity multiple: 0.93×
• Total profit: $-2,963
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$760
• Tax from tax record: −$106 /mo · $1,275/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $291

Break-even live

Break-even rent $1,258

Max offer price $145,000

Occupancy floor 77%

Sensitivity live

Price	-10% $373	-5% $332	+0% $291	+5% $250	+10% $209
Rent	-10% $162	-5% $226	+0% $291	+5% $355	+10% $419
Rate	-1.0pp $364	-0.5pp $328	base $291	+0.5pp $253	+1.0pp $215

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	25d	1	0.03mi
4527 Shalimar Dr New Orleans, LA	3.0	1.5	1174	$1,550	$1.32	25d	1	0.05mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	25d	1	0.10mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	25d	1	0.13mi
4211 Downman Rd New Orleans, LA	2.0	1.0	900	$1,250	$1.39	25d	1	0.19mi
4722 Shalimar Dr New Orleans, LA	3.0	2.0	1157	$1,400	$1.21	25d	1	0.22mi
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	18d	1	0.36mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	5d	1	0.40mi
4908 Ray Ave New Orleans, LA	2.0	1.0	796	$1,200	$1.51	18d	1	0.52mi
4718 Reynes St New Orleans, LA	2.0	1.5	890	$1,475	$1.66	25d	1	0.52mi
4542 Lafon Dr New Orleans, LA	2.0	1.0	860	$1,500	$1.74	25d	1	0.78mi
7225 Chef Menteur Hwy New Orleans, LA	1.0–2.0	1.0–2.0	739	$994	$1.35	4d	10	0.87mi
4452 Plum Orchard Ave New Orleans, LA	2.0	1.0	1100	$1,250	$1.14	5d	1	0.88mi
4745 Tulip St New Orleans, LA	3.0	1.0	1125	$1,750	$1.56	22d	1	0.99mi
4941 Pecan St Unit 1 New Orleans, LA	2.0	1.0	1000	$1,200	$1.20	25d	1	1.00mi
7404 Sussex Pl New Orleans, LA	2.0	1.5	1400	$1,450	$1.04	5d	1	1.01mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	14d	1	1.10mi
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	25d	1	1.11mi
7502 Chef Menteur Hwy New Orleans, LA	3.0	1.0	1000	$1,500	$1.50	25d	1	1.12mi
7621 Alabama St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	25d	1	1.13mi
4701 Rosemont Pl New Orleans, LA	3.0	1.0	843	$1,450	$1.72	25d	1	1.13mi
7611 Mayfair Pl New Orleans, LA	2.0	1.5	1440	$1,450	$1.01	5d	1	1.13mi
7702 Belcrest Pl New Orleans, LA	3.0	1.5	1150	$1,650	$1.43	25d	1	1.19mi
7710 Shelly St New Orleans, LA	2.0	1.0	800	$1,400	$1.75	4d	1	1.20mi
6835 Mayo Blvd Unit C New Orleans, LA	2.0	1.5	840	$1,195	$1.42	25d	1	1.27mi
6027 Wales St New Orleans, LA	3.0	1.0	1146	$1,550	$1.35	25d	1	1.29mi
6025 Wales St New Orleans, LA	3.0	1.0	1147	$1,550	$1.35	25d	1	1.30mi
7918 W Laverne St New Orleans, LA	3.0	2.0	1166	$1,750	$1.50	25d	1	1.32mi
6030 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	25d	1	1.33mi
6032 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	25d	1	1.33mi
8003 W Laverne St Unit 8003 New Orleans, LA	2.0	1.5	1000	$1,275	$1.27	25d	1	1.35mi
4808 Viola St New Orleans, LA	3.0	2.0	1130	$1,500	$1.33	25d	1	1.37mi
4880 Viola St New Orleans, LA	3.0	2.0	1150	$1,595	$1.39	25d	1	1.40mi

Listing history 36 events

1. 2026-06-21
   days on market $145,000 Active 226 DOM
2. 2026-06-18
   days on market $145,000 Active 223 DOM
3. 2026-06-17
   days on market $145,000 Active 222 DOM
4. 2026-06-16
   days on market $145,000 Active 221 DOM
5. 2026-06-15
   days on market $145,000 Active 220 DOM
6. 2026-06-13
   days on market $145,000 Active 218 DOM
7. 2026-06-10
   days on market $145,000 Active 215 DOM
8. 2026-06-09
   days on market $145,000 Active 214 DOM
9. 2026-06-08
   days on market $145,000 Active 213 DOM
10. 2026-06-07
    days on market $145,000 Active 212 DOM
11. 2026-06-05
    days on market $145,000 Active 209 DOM
12. 2026-06-03
    days on market $145,000 Active 208 DOM
13. 2026-06-02
    days on market $145,000 Active 207 DOM
14. 2026-06-01
    days on market $145,000 Active 206 DOM
15. 2026-05-31
    days on market $145,000 Active 205 DOM
16. 2026-03-20
    price $145,000 696-char remark

    Show marketing remark (696 chars)

    Are you a homebuyer looking to own rather than rent? This one just might check all the boxes! This single-family home features tile flooring throughout and a spacious layout for comfort and convenience. BRAND NEW AC HANDLER AND AC PAN. The property includes a carport, a storage shed, and a multi-car driveway. Enjoy a private backyard for entertaining or relaxing, complete with side gate access. Appliances including the washer, dryer, refrigerator, stove, and range hood are provided by the owner and are included with the sale. This property is currently tenant-occupied, making it an excellent opportunity for investors looking for an investment property with an established tenant in place.

17. 2026-03-20
    price $145,000 696-char remark

    Show marketing remark (696 chars)

    Are you a homebuyer looking to own rather than rent? This one just might check all the boxes! This single-family home features tile flooring throughout and a spacious layout for comfort and convenience. BRAND NEW AC HANDLER AND AC PAN. The property includes a carport, a storage shed, and a multi-car driveway. Enjoy a private backyard for entertaining or relaxing, complete with side gate access. Appliances including the washer, dryer, refrigerator, stove, and range hood are provided by the owner and are included with the sale. This property is currently tenant-occupied, making it an excellent opportunity for investors looking for an investment property with an established tenant in place.

18. 2025-11-06
    listed $155,000 Active 696-char remark

    Show marketing remark (696 chars)

    Are you a homebuyer looking to own rather than rent? This one just might check all the boxes! This single-family home features tile flooring throughout and a spacious layout for comfort and convenience. BRAND NEW AC HANDLER AND AC PAN. The property includes a carport, a storage shed, and a multi-car driveway. Enjoy a private backyard for entertaining or relaxing, complete with side gate access. Appliances including the washer, dryer, refrigerator, stove, and range hood are provided by the owner and are included with the sale. This property is currently tenant-occupied, making it an excellent opportunity for investors looking for an investment property with an established tenant in place.

19. 2025-11-06
    listed $155,000 Active 696-char remark

    Show marketing remark (696 chars)

    Are you a homebuyer looking to own rather than rent? This one just might check all the boxes! This single-family home features tile flooring throughout and a spacious layout for comfort and convenience. BRAND NEW AC HANDLER AND AC PAN. The property includes a carport, a storage shed, and a multi-car driveway. Enjoy a private backyard for entertaining or relaxing, complete with side gate access. Appliances including the washer, dryer, refrigerator, stove, and range hood are provided by the owner and are included with the sale. This property is currently tenant-occupied, making it an excellent opportunity for investors looking for an investment property with an established tenant in place.

20. 2024-03-05
    historical $1,500
21. 2024-03-01
    listed $1,500
22. 2018-08-09
    soldstatus $88,000
23. 2018-08-03
    soldstatus $88,000 Sold
24. 2018-05-07
    historical Pending Continue to Show
25. 2018-01-24
    price $114,000
26. 2017-12-14
    listed $120,000 Active
27. 2017-12-14
    listed $114,000
28. 2011-04-29
    soldstatus $14,000
29. 2011-04-25
    soldstatus $14,000
30. 2010-09-13
    listed $22,500
31. 2010-09-13
    listed $22,500
32. 2009-07-06
    listed $30,000
33. 2009-07-06
    listed $30,000
34. 2004-05-28
    soldstatus $69,000
35. 2004-05-03
    listed $69,000
36. 2004-05-03
    listed $69,000

ⓘ 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: $1,275 · $106/mo
• Projected year-2 tax: $1,275 · $106/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: $19,506
• − Mortgage interest: −$8,122
• − Property taxes: −$1,275
• − Insurance: −$1,522
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$4,218
• Taxable income: $1,248
• Est. tax owed @ 24.0%: −$299
• After-tax cash flow: $3,189/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

+110.1% since first listed

21 events — show timeline

• 2026-03-20 Price Changed $145,000 AcadianaMLS
• 2026-03-20 Price Changed $145,000 GSREIN
• 2025-11-06 Listed $155,000 GSREIN
• 2025-11-06 Listed $155,000 AcadianaMLS
• 2024-03-05 Rental Removed $1,500 GSREIN
• 2024-03-01 Listed for Rent $1,500 GSREIN
• 2018-08-09 Sold (Public Records) $88,000 Public Records
• 2018-08-03 Sold (MLS) $88,000 GSREIN
• 2018-05-07 Contingent — GSREIN
• 2018-01-24 Price Changed $114,000 GSREIN
• 2017-12-14 Listed $114,000 AcadianaMLS
• 2017-12-14 Listed $120,000 GSREIN
• 2011-04-29 Sold (Public Records) $14,000 Public Records
• 2011-04-25 Sold (MLS) $14,000 GSREIN
• 2010-09-13 Listed $22,500 GSREIN
• 2010-09-13 Listed $22,500 AcadianaMLS
• 2009-07-06 Listed $30,000 GSREIN
• 2009-07-06 Listed $30,000 AcadianaMLS
• 2004-05-28 Sold (MLS) $69,000 GSREIN
• 2004-05-03 Listed $69,000 AcadianaMLS
• 2004-05-03 Listed $69,000 GSREIN

Property tax history

+3.3%/yr

Latest (2026): $1,275 · +1.1% YoY. Source: county tax records.