6101 N Johnson St · New Orleans, LA 70117

$125,000

4 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 27 Days on market

Built 1956 5,519 sqft lot Est $156k · 20% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor's Special with Endless Potential! Calling all investors and visionaries! This fully gutted property is ready for someone to bring their ideas and finishing touches to life. Whether you're looking to create a home, rental property, or your next flip project, the possibilities are endless! Features include brand-new A/C, new windows, and remaining materials from the previous project to help bring your vision to reality. Don't miss this opportunity!

Key facts

• Brand-new a/c
• New windows
• 5,519 sq ft lot

Tags

• FULLY GUTTED PROPERTY
• BRAND-NEW A/C
• NEW WINDOWS

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Brick construction; Asphalt shingle roof; Slab foundation; Built with average condition
• Exterior features: Corner lot; City lot; Lot dimensions approximately 46 x 120

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 6 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% 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 rising (+2.5%/yr); 581 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $1,881/mo this rent would consume 49% of the median local household income ($46k/yr) (locally 1988% 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 $864 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $40k; list at $125k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1956 — 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 $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — 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: 1.50% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.06%
• DSCR: 2.07
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $156,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1629 St. Maurice Ave	0.27mi	4/2.0	1,348 (+8%)	10mo	$150,000	$111	65
1426 Tupelo St	0.41mi	3/2.0 (-1)	1,104 (-12%)	4mo	$100,000	$91	53
1400 Mehle St	0.59mi	3/2.0 (-1)	1,208 (-3%)	13mo	$210,000	$174	51
2310 Delery St	0.29mi	3/2.0 (-1)	1,156 (-7%)	23mo	$65,000	$56	50
1301 Lamanche St	0.58mi	3/2.0 (-1)	1,178 (-6%)	14mo	$60,000	$51	47
5436 N Derbigny St	0.53mi	3/2.0 (-1)	1,127 (-10%)	20mo	$162,000	$144	37
2319 Lizardi St	0.70mi	3/2.0 (-1)	1,400 (+12%)	10mo	$175,000	$125	34
2316 Lizardi St	0.72mi	3/2.0 (-1)	1,400 (+12%)	11mo	$175,000	$125	32
1924 Benjamin St	0.72mi	3/1.5 (-1)	1,125 (-10%)	16mo	$221,500	$197	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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.55×
• Total profit: $19,264
• Equity at exit: $18,638

10-year hold

• IRR: 22.3%
• Equity multiple: 2.86×
• Total profit: $65,056
• Equity at exit: $10,808

Cash invested: $35,000 (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 70117

• Rents YoY: 2.5%
• Active inventory: 581
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,881 high
• Mortgage (P&I): −$656
• Tax from tax record: −$77 /mo · $918/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $635

Break-even live

Break-even rent $1,077

Max offer price $125,000

Occupancy floor 61%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1824 Saint Maurice Ave New Orleans, LA	4.0	2.0	1500	$1,500	$1.00	23d	1	0.13mi
1925 Alabo St Unit A New Orleans, LA	3.0	2.0	1199	$1,500	$1.25	21d	1	0.19mi
1714 Tricou St New Orleans, LA	3.0	2.0	1271	$1,900	$1.49	23d	1	0.25mi
5900 N Derbigny St Unit 1 New Orleans, LA	3.0	2.0	1000	$1,950	$1.95	3d	1	0.28mi
5618 N Tonti St New Orleans, LA	3.0	2.0	1128	$1,550	$1.37	23d	1	0.38mi
2012 Esteban St Arabi, LA	3.0	2.0	1466	$2,500	$1.71	10d	1	0.46mi
1835 Andry St New Orleans, LA	3.0	2.0	918	$1,800	$1.96	23d	1	0.52mi
2301 Esteban St Arabi, LA	3.0	1.0	1102	$1,800	$1.63	14d	1	0.53mi
2539 Fats Domino Ave New Orleans, LA	3.0	2.0	1184	$1,850	$1.56	20d	1	0.55mi
1327 Fats Domino Ave Unit A New Orleans, LA	3.0	2.0	1200	$1,900	$1.58	3d	1	0.58mi
1327 Fats Domino Ave Unit B New Orleans, LA	4.0	2.0	1200	$2,200	$1.83	16d	1	0.58mi
1314 Lamanche St New Orleans, LA	4.0	1.0	1300	$2,100	$1.62	16d	1	0.58mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	2d	1	0.59mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	3d	1	0.59mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1178	$1,600	$1.36	23d	1	0.59mi
1201 Gordon St New Orleans, LA	3.0	2.5	1367	$1,900	$1.39	17d	1	0.60mi
1333 Angela Ave Arabi, LA	3.0	2.0	1090	$1,850	$1.70	2d	1	0.61mi
1422 Andry St New Orleans, LA	3.0	2.0	1100	$1,400	$1.27	3d	1	0.68mi
6038 N Rampart St New Orleans, LA	3.0	2.0	1080	$1,795	$1.66	23d	1	0.77mi
5461 Saint Claude Ave New Orleans, LA	4.0	2.0	1250	$2,350	$1.88	23d	1	0.78mi
5459 Saint Claude Ave Unit 5461 New Orleans, LA	4.0	2.0	1454	$2,350	$1.62	23d	1	0.79mi
18 Saint Claude Ct New Orleans, LA	3.0	1.0	864	$1,200	$1.39	11d	1	0.85mi
906 Flood St New Orleans, LA	3.0	3.0	1174	$1,700	$1.45	2d	1	0.92mi
816 Forstall St New Orleans, LA	3.0	1.0	850	$1,600	$1.88	23d	1	1.13mi
310 Lynx Dr Arabi, LA	3.0	2.0	1050	$1,775	$1.69	23d	1	1.15mi
617 Forstall St New Orleans, LA	3.0	2.0	1262	$2,200	$1.74	3d	1	1.22mi
619 Reynes St New Orleans, LA	3.0	2.0	1318	$2,100	$1.59	16d	1	1.26mi
438 Friscoville Ave Arabi, LA	3.0	2.0	1500	$3,200	$2.13	2d	1	1.28mi
505 Center St Unit A Arabi, LA	3.0	1.0	811	$1,300	$1.60	43d	1	1.28mi
4318 N Robertson St New Orleans, LA	3.0	1.0	1250	$1,150	$0.92	3d	1	1.43mi
4318 1/2 N Robertson St New Orleans, LA	3.0	1.0	1250	$1,150	$0.92	2d	1	1.43mi
4222 N Johnson St New Orleans, LA	3.0	2.0	1100	$1,895	$1.72	23d	1	1.44mi
4217 N Johnson St New Orleans, LA	3.0	2.0	904	$1,650	$1.83	23d	1	1.45mi
4230 N Claiborne Ave New Orleans, LA	3.0	2.5	1296	$1,750	$1.35	23d	1	1.45mi
4317 Urquhart St New Orleans, LA	3.0	2.0	1300	$1,650	$1.27	23d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $125,000 Active 27 DOM
2. 2026-06-17
   days on market $125,000 Active 26 DOM
3. 2026-06-16
   days on market $125,000 Active 25 DOM
4. 2026-06-15
   days on market $125,000 Active 24 DOM
5. 2026-06-13
   days on market $125,000 Active 22 DOM
6. 2026-06-10
   days on market $125,000 Active 19 DOM
7. 2026-06-09
   days on market $125,000 Active 18 DOM
8. 2026-06-08
   days on market $125,000 Active 17 DOM
9. 2026-06-07
   days on market $125,000 Active 16 DOM
10. 2026-06-05
    days on market $125,000 Active 13 DOM
11. 2026-06-03
    days on market $125,000 Active 12 DOM
12. 2026-06-02
    days on market $125,000 Active 11 DOM
13. 2026-06-01
    days on market $125,000 Active 10 DOM
14. 2026-05-31
    days on market $125,000 Active 9 DOM
15. 2026-05-22
    listed $125,000 Active

    Show marketing remark (459 chars)

    Investor's Special with Endless Potential! Calling all investors and visionaries! This fully gutted property is ready for someone to bring their ideas and finishing touches to life. Whether you're looking to create a home, rental property, or your next flip project, the possibilities are endless! Features include brand-new A/C, new windows, and remaining materials from the previous project to help bring your vision to reality. Don't miss this opportunity!

16. 2026-05-22
    listed $125,000 Active 459-char remark

    Show marketing remark (459 chars)

    Investor's Special with Endless Potential! Calling all investors and visionaries! This fully gutted property is ready for someone to bring their ideas and finishing touches to life. Whether you're looking to create a home, rental property, or your next flip project, the possibilities are endless! Features include brand-new A/C, new windows, and remaining materials from the previous project to help bring your vision to reality. Don't miss this opportunity!

17. 2017-09-01
    soldstatus $40,000 Sold 155-char remark

    Show marketing remark (155 chars)

    Gutted house on the corner. Great opportunity for renovating and live in as family home, paved street, lots of renovations in area. Large backyard, fenced.

18. 2017-08-11
    status Under Contract 155-char remark

    Show marketing remark (155 chars)

    Gutted house on the corner. Great opportunity for renovating and live in as family home, paved street, lots of renovations in area. Large backyard, fenced.

19. 2017-07-21
    price $47,000 155-char remark

    Show marketing remark (155 chars)

    Gutted house on the corner. Great opportunity for renovating and live in as family home, paved street, lots of renovations in area. Large backyard, fenced.

20. 2017-03-03
    price $54,900 155-char remark

    Show marketing remark (155 chars)

    Gutted house on the corner. Great opportunity for renovating and live in as family home, paved street, lots of renovations in area. Large backyard, fenced.

21. 2016-11-30
    listed $63,900 Active 155-char remark

    Show marketing remark (155 chars)

    Gutted house on the corner. Great opportunity for renovating and live in as family home, paved street, lots of renovations in area. Large backyard, fenced.

22. 2016-11-21
    listed $47,000

ⓘ 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: $918 · $77/mo
• Projected year-2 tax: $918 · $77/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 9/10 Extreme FEMA zone X (shaded) · 78% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,570
• − Mortgage interest: −$7,002
• − Property taxes: −$918
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − Depreciation: −$3,636
• Taxable income: $5,979
• Est. tax owed @ 24.0%: −$1,435
• After-tax cash flow: $6,188/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): 25,652
• Household income: $45,764
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1988.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 30% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 5% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% 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: ▼ -177.22%
• Current HPI: 184.6061
• Rent YoY: ▲ 2.49%
• 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

+166.0% since first listed

8 events — show timeline

• 2026-05-22 Listed $125,000 AcadianaMLS
• 2026-05-22 Listed $125,000 GSREIN
• 2017-09-01 Sold (MLS) $40,000 GSREIN
• 2017-08-11 Pending — GSREIN
• 2017-07-21 Price Changed $47,000 GSREIN
• 2017-03-03 Price Changed $54,900 GSREIN
• 2016-11-30 Listed $63,900 GSREIN
• 2016-11-21 Listed $47,000 AcadianaMLS

Property tax history

+12.6%/yr

Latest (2026): $918 · +1.1% YoY. Source: county tax records.