4618 Press Dr · New Orleans, LA 70126

$164,900

2 bd · 1.5 ba · 1,529 sqft · SingleFamily public records · 18 Days on market

Built 1960 8,712 sqft lot Est $254k · 35% 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.9/10.0
• 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

New Listing Opportunity in the Heart of Gentilly - New Orleans, LA! Very well maintained! Discover the potential in this spacious 2-bedroom, 1-bath home located in the desirable Gentilly area of New Orleans. This property offers generous living space, including a large bonus living room area that could easily be converted into a third bedroom, office, or additional entertainment space. Perfect for a first-time homebuyer ready to add their personal touch or an investor looking for a great income-producing opportunity with strong potential. Property Features Include: Spacious floor plan Bonus living area with possible 3rd bedroom conversion Large backyard perfect for entertaining or expansion Ample parking space Great investment potential Convenient Gentilly location near shopping, dining, and local attractions This home is priced for someone ready to bring a little TLC and vision to make it truly shine. Whether you're looking for your next home or your next investment property, this one is full of opportunity. Don't miss your chance to own a piece of New Orleans charm with endless possibilities! 225-390-4233 Call today to schedule your showing!!!

Key facts

• Bonus living area
• Ample parking space
• Large backyard

Tags

• BONUS LIVING AREA
• LARGE BACKYARD
• AMPLE PARKING SPACE
• CONVENIENT GENTILLY LOCATION

Property features AI

Exterior

• Parking: Carport (1 space); 1 total parking space
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Wood siding; Slab foundation
• Exterior features: Lot in Gentilly Woods subdivision

Interior

• Kitchen: Gas cooktop; Stainless steel appliances
• Flooring: Tile; Wood; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (Natural Gas); Central air conditioning
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 soft (-0.2%/yr); 224 active listings in the ZIP; 36 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 $1,802/mo this rent would consume 52% 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 18 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $53k; list at $165k implies a 211% 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 $162,426 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.10%
• DSCR: 1.40
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $253,814
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4571 Feliciana Dr	0.14mi	3/2.0 (+1)	1,571 (+3%)	1mo	$195,000	$124	81
4978 Kendall Dr	0.35mi	3/2.0 (+1)	1,450 (-5%)	1mo	$205,000	$141	67
4630 Eastern St	0.31mi	2/1.0	1,350 (-12%)	1mo	$275,000	$204	63
4318 Mendez St	0.67mi	3/2.0 (+1)	1,508 (-1%)	3mo	$60,000	$40	57
4709 Painters St	0.63mi	2/2.0	1,365 (-11%)	1mo	$220,000	$161	50
4619 Music St	0.73mi	3/1.5 (+1)	1,439 (-6%)	2mo	$245,000	$170	50
5163 Lafaye St	0.55mi	3/2.0 (+1)	1,396 (-9%)	6mo	$130,000	$93	48
5134 Gallier Dr	0.63mi	3/2.0 (+1)	1,659 (+8%)	2mo	$275,000	$166	48
5061 Stephen Girard Ave	0.66mi	3/2.0 (+1)	1,390 (-9%)	5mo	$87,500	$63	42
4631 Painters St	0.62mi	3/2.0 (+1)	1,345 (-12%)	3mo	$239,000	$178	41
4915 Painters St	0.66mi	3/2.0 (+1)	1,331 (-13%)	1mo	$320,000	$240	40
4647 Dreux Ave	0.61mi	3/2.5 (+1)	1,724 (+13%)	5mo	$307,500	$178	37

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: -8.5%
• Equity multiple: 0.70×
• Total profit: $-13,908
• Equity at exit: $24,587

10-year hold

• IRR: -3.4%
• Equity multiple: 0.80×
• Total profit: $-9,148
• Equity at exit: $14,258

Cash invested: $46,172 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$865
• Tax from tax record: −$140 /mo · $1,685/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $284

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 79%

Sensitivity live

Price	-10% $377	-5% $330	+0% $284	+5% $237	+10% $190
Rent	-10% $141	-5% $212	+0% $284	+5% $355	+10% $426
Rate	-1.0pp $367	-0.5pp $326	base $284	+0.5pp $241	+1.0pp $197

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4681 Eastern St New Orleans, LA	2.0	1.0	1100	$1,400	$1.27	17d	1	0.27mi
4767 Lafaye St New Orleans, LA	3.0	2.0	1469	$2,000	$1.36	24d	1	0.40mi
4936 Baccich St New Orleans, LA	3.0	1.0	1053	$1,700	$1.61	24d	1	0.41mi
5550 Press Dr New Orleans, LA	3.0	2.0	1640	$2,000	$1.22	17d	1	0.68mi
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	24d	1	0.68mi
5172 Venus St Unit 5172 New Orleans, LA	3.0	2.5	1864	$2,450	$1.31	24d	1	0.69mi
3718 Franklin Ave New Orleans, LA	2.0	1.0	1601	$1,800	$1.12	12d	1	0.82mi
2646 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	18d	1	0.94mi
2644 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	18d	1	0.94mi
4618 Marigny St New Orleans, LA	3.0	1.0	1320	$1,900	$1.44	24d	1	0.98mi
2508 Myrtle St New Orleans, LA	1.0	1.0	1100	$1,250	$1.14	24d	1	1.00mi
2509 Sage St New Orleans, LA	3.0	1.0	1250	$1,650	$1.32	22d	1	1.05mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	12d	1	1.05mi
3316 Metropolitan St New Orleans, LA	3.0	2.0	1184	$1,700	$1.44	24d	1	1.10mi
5519 Mandeville St New Orleans, LA	3.0	1.0	1125	$1,650	$1.47	4d	1	1.11mi
3540 Clermont Dr New Orleans, LA	3.0	2.0	1248	$1,975	$1.58	24d	1	1.13mi
5925 Pauline Dr New Orleans, LA	3.0	2.0	1566	$2,325	$1.48	17d	1	1.13mi
3907 Elysian Fields Ave New Orleans, LA	3.0	2.0	1652	$3,000	$1.82	24d	1	1.17mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	44d	1	1.23mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	12d	1	1.23mi
4304 Pauger St New Orleans, LA	2.0	1.0	1345	$1,450	$1.08	4d	1	1.32mi
6416 Baccich St New Orleans, LA	3.0	2.0	1908	$2,500	$1.31	44d	1	1.33mi
6222 Arts St Unit 6226 New Orleans, LA	2.0	1.5	1120	$1,250	$1.12	24d	1	1.33mi
2312 Madrid St New Orleans, LA	2.0	1.0	1100	$1,475	$1.34	24d	1	1.36mi
4736 Saint Anthony Ave New Orleans, LA	3.0	1.0	1100	$1,800	$1.64	17d	1	1.38mi
5151 Saint Anthony Ave New Orleans, LA	3.0	2.0	1200	$1,795	$1.50	17d	1	1.38mi
3327 Elysian Fields Ave New Orleans, LA	3.0	1.0	1200	$1,300	$1.08	24d	1	1.39mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	24d	1	1.40mi
6530 Peoples Ave New Orleans, LA	3.0	2.0	1200	$1,800	$1.50	24d	1	1.40mi
5718 Vermillion Blvd Unit A New Orleans, LA	3.0	1.0	1300	$2,000	$1.54	24d	1	1.42mi
5546 Pasteur Blvd Unit A New Orleans, LA	3.0	1.0	1200	$1,400	$1.17	24d	1	1.42mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	24d	1	1.42mi
5723 Pasteur Blvd New Orleans, LA	3.0	2.0	1150	$1,700	$1.48	18d	1	1.45mi
2701 03 Frankfort St New Orleans, LA	3.0	1.0	1100	$1,850	$1.68	24d	1	1.47mi
5322 Saint Anthony Ave New Orleans, LA	3.0	2.0	1192	$2,000	$1.68	17d	1	1.49mi
6329 Spain St New Orleans, LA	3.0	2.0	1545	$2,100	$1.36	17d	1	1.50mi

Listing history 13 events

1. 2026-06-18
   days on market $164,900 Active 18 DOM
2. 2026-06-17
   days on market $164,900 Active 17 DOM
3. 2026-06-16
   days on market $164,900 Active 16 DOM
4. 2026-06-15
   days on market $164,900 Active 15 DOM
5. 2026-06-13
   days on market $164,900 Active 13 DOM
6. 2026-06-10
   pricedays on market $164,900 Active 10 DOM
7. 2026-06-03
   days on market $169,900 Active 8 DOM
8. 2026-06-02
   days on market $169,900 Active 7 DOM
9. 2026-06-01
   days on market $169,900 Active 6 DOM
10. 2026-05-31
    days on market $169,900 Active 5 DOM
11. 2026-05-23
    listed $169,900 Active

    Show marketing remark (1163 chars)

    New Listing Opportunity in the Heart of Gentilly - New Orleans, LA! Very well maintained! Discover the potential in this spacious 2-bedroom, 1-bath home located in the desirable Gentilly area of New Orleans. This property offers generous living space, including a large bonus living room area that could easily be converted into a third bedroom, office, or additional entertainment space. Perfect for a first-time homebuyer ready to add their personal touch or an investor looking for a great income-producing opportunity with strong potential. Property Features Include: Spacious floor plan Bonus living area with possible 3rd bedroom conversion Large backyard perfect for entertaining or expansion Ample parking space Great investment potential Convenient Gentilly location near shopping, dining, and local attractions This home is priced for someone ready to bring a little TLC and vision to make it truly shine. Whether you're looking for your next home or your next investment property, this one is full of opportunity. Don't miss your chance to own a piece of New Orleans charm with endless possibilities! 225-390-4233 Call today to schedule your showing!!!

12. 2026-05-23
    listed $169,900 Active 1163-char remark

    Show marketing remark (1163 chars)

    New Listing Opportunity in the Heart of Gentilly - New Orleans, LA! Very well maintained! Discover the potential in this spacious 2-bedroom, 1-bath home located in the desirable Gentilly area of New Orleans. This property offers generous living space, including a large bonus living room area that could easily be converted into a third bedroom, office, or additional entertainment space. Perfect for a first-time homebuyer ready to add their personal touch or an investor looking for a great income-producing opportunity with strong potential. Property Features Include: Spacious floor plan Bonus living area with possible 3rd bedroom conversion Large backyard perfect for entertaining or expansion Ample parking space Great investment potential Convenient Gentilly location near shopping, dining, and local attractions This home is priced for someone ready to bring a little TLC and vision to make it truly shine. Whether you're looking for your next home or your next investment property, this one is full of opportunity. Don't miss your chance to own a piece of New Orleans charm with endless possibilities! 225-390-4233 Call today to schedule your showing!!!

13. 1979-09-13
    soldstatus $53,000

ⓘ 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: $1,685 · $140/mo
• Projected year-2 tax: $1,685 · $140/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: $21,630
• − Mortgage interest: −$9,237
• − Property taxes: −$1,685
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$4,797
• Taxable income: $829
• Est. tax owed @ 24.0%: −$199
• After-tax cash flow: $3,205/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

+220.6% since first listed

3 events — show timeline

• 2026-05-23 Listed $169,900 AcadianaMLS
• 2026-05-23 Listed $169,900 GBRMLS
• 1979-09-13 Sold (Public Records) $53,000 Public Records

Property tax history

+34.0%/yr

Latest (2026): $1,685 · +1.1% YoY. Source: county tax records.