7601 Shorewood Blvd · New Orleans, LA 70128

$125,000

3 bd · 1.5 ba · 1,146 sqft · SingleFamily public records · 37 Days on market

Built 1972 $109/sqft · 32% above area Est $94k · 33% over ↓ 4% since listing

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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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +6.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home. Functional living space with an open layout. Features include updated neutral paint colors, crown molding, tile flooring throughout the main living areas, spacious bedrooms, and a large primary suite with generous closet space. The kitchen offers granite countertops, updated cabinetry, and plenty of natural light. Outside, enjoy a covered carport and fenced backyard.

Key facts

• Covered carport
• Open layout
• Tile flooring

Tags

• OPEN LAYOUT
• CROWN MOLDING
• TILE FLOORING
• GRANITE COUNTERTOPS
• UPDATED CABINETRY
• COVERED CARPORT

Property features AI

Exterior

• Parking: Carport (1 space); Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Shingle roof; Slab foundation; Property in very good condition
• Construction: Built with brick; Shingle roof; Slab foundation
• Exterior features: Fenced yard; City lot; Rectangular lot; Lot dimensions approximately 45 x 91 x 42 x 89

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 105 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $95k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.44%
• DSCR: 1.51
• GRM: 7.3

CMA / ARV

• ARV (median comp): $94,017
• List price: $125,000
• Delta: 32.95%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7575 Shorewood Blvd	0.03mi	3/1.0	1,080 (-6%)	14mo	$59,900	$55	76
7633 Stonewood St	0.11mi	3/2.0	1,267 (+11%)	2mo	$125,000	$99	73
7631 Avon Park Blvd	0.08mi	2/2.0 (-1)	1,041 (-9%)	2mo	$85,000	$82	73
7500 Avon Park Blvd	0.12mi	3/2.0	1,238 (+8%)	15mo	$80,000	$65	66
8016 W Little Woods Dr	0.39mi	3/2.0	1,250 (+9%)	20mo	$70,000	$56	48
14516 Tilbury Rd	0.16mi	4/1.5 (+1)	1,316 (+15%)	23mo	$115,000	$87	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,214
• Equity at exit: $18,638

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $19,199
• 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 70128

• Home prices YoY: -5.9%
• Active inventory: 105
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$656
• Tax from tax record: −$86 /mo · $1,033/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $267

Break-even live

Break-even rent $1,089

Max offer price $125,000

Occupancy floor 76%

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 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14509 Duane Rd New Orleans, LA	2.0	1.0	1150	$1,518	$1.32	23d	1	0.11mi
14530 Duane Rd New Orleans, LA	3.0	1.0	1150	$1,450	$1.26	3d	1	0.16mi
14530 Duane Rd New Orleans, LA	3.0	1.0	1150	$1,450	$1.26	3d	1	0.16mi
14724 Emory Rd New Orleans, LA	3.0	2.0	1400	$1,500	$1.07	23d	1	0.16mi
7843 Sail St New Orleans, LA	3.0	1.5	1500	$1,200	$0.80	23d	1	0.25mi
14900 Curran Rd New Orleans, LA	3.0	2.0	1221	$1,250	$1.02	23d	1	0.25mi
7849 Sail St New Orleans, LA	3.0	2.0	1395	$1,200	$0.86	23d	1	0.25mi
7851 Sail St New Orleans, LA	3.0	2.0	1395	$1,200	$0.86	23d	1	0.26mi
7808 Sun St New Orleans, LA	4.0	1.5	1500	$1,950	$1.30	23d	1	0.27mi
14031 Linden St New Orleans, LA	3.0	2.0	1200	$1,400	$1.17	23d	1	0.30mi
7825 Star St New Orleans, LA	2.0	1.0	982	$1,250	$1.27	23d	1	0.35mi
7501 Briarwood Dr New Orleans, LA	3.0	2.0	1500	$1,850	$1.23	23d	1	0.60mi
12345 I 10 Service Rd New Orleans, LA	1.0–2.0	1.0–2.0	746	$1,125	$1.51	2d	200	1.32mi

Listing history 25 events

1. 2026-06-18
   days on market $125,000 Active 37 DOM
2. 2026-06-17
   days on market $125,000 Active 36 DOM
3. 2026-06-16
   days on market $125,000 Active 35 DOM
4. 2026-06-15
   days on market $125,000 Active 34 DOM
5. 2026-06-13
   days on market $125,000 Active 32 DOM
6. 2026-06-10
   days on market $125,000 Active 29 DOM
7. 2026-06-09
   days on market $125,000 Active 28 DOM
8. 2026-06-08
   days on market $125,000 Active 27 DOM
9. 2026-06-07
   days on market $125,000 Active 26 DOM
10. 2026-06-05
    days on market $125,000 Active 23 DOM
11. 2026-06-03
    days on market $125,000 Active 22 DOM
12. 2026-06-02
    days on market $125,000 Active 21 DOM
13. 2026-06-01
    days on market $125,000 Active 20 DOM
14. 2026-05-31
    days on market $125,000 Active 19 DOM
15. 2026-05-12
    listed $125,000 Active 402-char remark

    Show marketing remark (402 chars)

    Charming 3-bedroom, 2-bath home. Functional living space with an open layout. Features include updated neutral paint colors, crown molding, tile flooring throughout the main living areas, spacious bedrooms, and a large primary suite with generous closet space. The kitchen offers granite countertops, updated cabinetry, and plenty of natural light. Outside, enjoy a covered carport and fenced backyard.

16. 2026-05-12
    listed $125,000 Active 402-char remark

    Show marketing remark (402 chars)

    Charming 3-bedroom, 2-bath home. Functional living space with an open layout. Features include updated neutral paint colors, crown molding, tile flooring throughout the main living areas, spacious bedrooms, and a large primary suite with generous closet space. The kitchen offers granite countertops, updated cabinetry, and plenty of natural light. Outside, enjoy a covered carport and fenced backyard.

17. 2023-03-07
    soldstatus $95,000
18. 2023-01-27
    soldstatus $95,000 Closed

    Show marketing remark (130 chars)

    Great Single-Family home in NEW ORLEANS EAST. Eligible under the First Look Initiative which expires after 20 full days on market.

19. 2023-01-11
    status Pending

    Show marketing remark (130 chars)

    Great Single-Family home in NEW ORLEANS EAST. Eligible under the First Look Initiative which expires after 20 full days on market.

20. 2022-12-10
    price $99,900

    Show marketing remark (130 chars)

    Great Single-Family home in NEW ORLEANS EAST. Eligible under the First Look Initiative which expires after 20 full days on market.

21. 2022-10-08
    price $109,900

    Show marketing remark (130 chars)

    Great Single-Family home in NEW ORLEANS EAST. Eligible under the First Look Initiative which expires after 20 full days on market.

22. 2022-09-03
    price $114,900

    Show marketing remark (130 chars)

    Great Single-Family home in NEW ORLEANS EAST. Eligible under the First Look Initiative which expires after 20 full days on market.

23. 2022-08-03
    price $119,900

    Show marketing remark (130 chars)

    Great Single-Family home in NEW ORLEANS EAST. Eligible under the First Look Initiative which expires after 20 full days on market.

24. 2022-04-08
    listed $129,900 Active

    Show marketing remark (130 chars)

    Great Single-Family home in NEW ORLEANS EAST. Eligible under the First Look Initiative which expires after 20 full days on market.

25. 2022-04-08
    listed $99,900

    Show marketing remark (130 chars)

    Great Single-Family home in NEW ORLEANS EAST. Eligible under the First Look Initiative which expires after 20 full days on market.

ⓘ 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: $1,033 · $86/mo
• Projected year-2 tax: $1,033 · $86/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,125
• − Mortgage interest: −$7,002
• − Property taxes: −$1,033
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$3,636
• Taxable income: $1,291
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $2,897/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
• City population: 338,817
• Population (ZIP): 22,973

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 (86%)
• Race & ethnicity: Black 86% Asian 5% White 4% Two or more races 3%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 95% English-only · Vietnamese 4% Spanish 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: ▼ -15.51%
• Current HPI: 247.7131
• Rent YoY: —
• Metro: —
• 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

-3.8% since first listed

11 events — show timeline

• 2026-05-12 Listed $125,000 GSREIN
• 2026-05-12 Listed $125,000 AcadianaMLS
• 2023-03-07 Sold (Public Records) $95,000 Public Records
• 2023-01-27 Sold (MLS) $95,000 GSREIN
• 2023-01-11 Pending — GSREIN
• 2022-12-10 Price Changed $99,900 GSREIN
• 2022-10-08 Price Changed $109,900 GSREIN
• 2022-09-03 Price Changed $114,900 GSREIN
• 2022-08-03 Price Changed $119,900 GSREIN
• 2022-04-08 Listed $99,900 AcadianaMLS
• 2022-04-08 Listed $129,900 GSREIN

Property tax history

+0.7%/yr

Latest (2026): $1,033 · +1.1% YoY. Source: county tax records.