2317 Seminole Pl · New Orleans, LA 70125

$112,500

2 bd · 1.0 ba · 0 sqft · SingleFamily public records · 145 Days on market

Built 2021 Est $125k · 10% under

---

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 +12.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property features exceptional value in a well-located New Orleans neighborhood. This newly built, move-in-ready home features an open layout, modern finishes, a bright kitchen, and comfortable bedroom spaces--all designed for easy living. With its clean design, efficient footprint, and unbeatable price point, this property is perfect for first-time buyers, downsizers, or investors seeking strong long-term potential. Don't miss this rare opportunity to own quality new construction at an incredible price.

Key facts

• Bright kitchen
• Efficient footprint
• Clean design

Tags

• OPEN LAYOUT
• MODERN FINISHES
• BRIGHT KITCHEN
• COMFORTABLE BEDROOM SPACES
• CLEAN DESIGN
• EFFICIENT FOOTPRINT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 flat; 217 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 33% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $778 of loan paydown is wiped out by about $3k 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 145 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.48% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.55%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $125,084
• List price: $112,500
• Delta: -10.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2317 Seminole Pl	0.00mi	2/1.0	828	0mo	$97,000	$117	87
2814 Second St	0.32mi	3/3.5 (+1)	1,805	0mo	$255,000	$141	57
3920 Delachaise St	0.57mi	3/2.0 (+1)	1,544	1mo	$90,000	$58	51
2223 Josephine St	0.67mi	3/2.0 (+1)	1,792	0mo	$175,000	$98	47
4017 Elba St	0.64mi	3/2.0 (+1)	2,148	2mo	$162,500	$76	46
4119 Walmsley Ave	0.72mi	3/2.0 (+1)	1,596	1mo	$427,750	$268	44
4311 S Miro St	0.65mi	3/2.5 (+1)	2,366	3mo	$575,000	$243	44
3625 Napoleon Ave	0.68mi	2/4.0	1,935	0mo	$179,500	$93	44
4307 S Miro St	0.64mi	3/2.5 (+1)	2,366	5mo	$560,000	$237	43
4119 Clara St	0.73mi	3/2.0 (+1)	1,404	2mo	$400,000	$285	42
2321 Seventh St	0.75mi	3/2.0 (+1)	1,425	2mo	$325,000	$228	42
2315 4th St	0.66mi	3/3.0 (+1)	1,900	4mo	$275,000	$145	40

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.54×
• Total profit: $-14,477
• Equity at exit: $16,774

10-year hold

• IRR: -10.2%
• Equity multiple: 0.47×
• Total profit: $-16,781
• Equity at exit: $9,727

Cash invested: $31,500 (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 70125

• Home prices YoY: -16.3%
• Rents YoY: 0.7%
• Active inventory: 217
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,667 high
• Mortgage (P&I): −$590
• Tax est. 1.5%: −$141 /mo · $1,688/yr
• Insurance: −$47
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $113

Break-even live

Break-even rent $1,524

Max offer price $112,500

Occupancy floor 88%

Sensitivity live

Price	-10% $191	-5% $152	+0% $113	+5% $74	+10% $35
Rent	-10% $-19	-5% $47	+0% $113	+5% $179	+10% $245
Rate	-1.0pp $170	-0.5pp $141	base $113	+0.5pp $84	+1.0pp $54

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2341 S Roman St Unit U New Orleans, LA	3.0	2.0	1000	$1,850	$1.85	24d	1	0.06mi
3218 Jackson Ave New Orleans, LA	3.0	2.0	1267	$1,750	$1.38	24d	1	0.06mi
3204 2nd St New Orleans, LA	3.0	2.0	850	$1,295	$1.52	24d	1	0.14mi
3122 2nd St New Orleans, LA	3.0	3.0	1206	$2,075	$1.72	24d	1	0.15mi
3120 Second St New Orleans, LA	3.0	3.0	1256	$2,050	$1.63	24d	1	0.15mi
3108 Second St New Orleans, LA	3.0	3.0	1216	$2,100	$1.73	4d	1	0.16mi
2516 S Derbigny St New Orleans, LA	1.0	1.0	—	$1,500	—	12d	1	0.19mi
3322 Third St New Orleans, LA	3.0	2.0	950	$1,450	$1.53	24d	1	0.20mi
2614 S Johnson St New Orleans, LA	3.0	2.0	1536	$2,079	$1.35	15d	1	0.22mi
2615 S Johnson St New Orleans, LA	2.0	1.0	1200	$1,400	$1.17	24d	1	0.23mi
2615 S Johnson St New Orleans, LA	2.0	1.0	1200	$1,350	$1.12	17d	1	0.23mi
2617 S Johnson St New Orleans, LA	2.0	1.0	1500	$1,300	$0.87	24d	1	0.23mi
2620 S Galvez St Apt 2B New Orleans, LA	3.0	1.0	1000	$1,100	$1.10	17d	1	0.25mi
2628 S Derbigny St New Orleans, LA	3.0	1.0	900	$1,500	$1.67	4d	1	0.25mi
3632 First St Unit A New Orleans, LA	3.0	2.0	950	$1,850	$1.95	12d	1	0.27mi
3632 First St Unit B New Orleans, LA	3.0	2.0	950	$1,750	$1.84	12d	1	0.27mi
2606 S Miro St New Orleans, LA	3.0	2.0	1450	$2,016	$1.39	24d	1	0.28mi
2821 1st St New Orleans, LA	3.0	2.0	—	$2,200	—	24d	1	0.28mi
2823 First St New Orleans, LA	3.0	2.0	—	$2,000	—	24d	1	0.29mi
3517 4th St New Orleans, LA	2.0	1.0	691	$1,200	$1.74	24d	1	0.29mi
2822 Martin L King Bl New Orleans, LA	1.0	1.0	715	$1,190	$1.66	24d	1	0.30mi
2814 Josephine St Unit B New Orleans, LA	2.0	1.0	800	$1,149	$1.44	24d	1	0.30mi
2809 First St Unit C New Orleans, LA	1.0	1.0	680	$1,050	$1.54	15d	1	0.30mi
2818 Saint Andrew St New Orleans, LA	2.0	1.0	900	$1,550	$1.72	24d	1	0.31mi
2213 Clara St New Orleans, LA	1.0	1.0	750	$900	$1.20	12d	1	0.31mi
2702 Felicity St Unit 4 New Orleans, LA	1.0	1.0	1734	$825	$0.48	4d	1	0.32mi
3617 Fourth St Unit A New Orleans, LA	3.0	2.0	1225	$1,995	$1.63	17d	1	0.33mi
2722 Martin L King Bl New Orleans, LA	3.0	2.5	1350	$1,800	$1.33	24d	1	0.35mi
2833 S Derbigny St New Orleans, LA	3.0	2.0	1500	$1,795	$1.20	24d	1	0.36mi
1407 Magnolia St New Orleans, LA	3.0	2.0	1824	$1,500	$0.82	24d	1	0.39mi
3230 Toledano St New Orleans, LA	3.0	2.0	950	$1,750	$1.84	24d	1	0.39mi
2528 Martin Luther King Junior Blvd New Orleans, LA	1.0	1.0	600	$1,200	$2.00	4d	1	0.46mi
2526 Martin Luther King Junior Blvd New Orleans, LA	3.0	2.0	1200	$2,200	$1.83	4d	1	0.46mi
3208 Louisiana Avenue Pkwy New Orleans, LA	3.0	2.0	1391	$1,900	$1.37	17d	1	0.48mi
3212 Louisiana Avenue Pkwy Unit A New Orleans, LA	2.0	1.0	1209	$1,795	$1.48	3d	1	0.48mi
3713 Louisiana Avenue Pkwy New Orleans, LA	2.0	1.0	1000	$1,600	$1.60	4d	1	0.48mi
3712 Toledano St New Orleans, LA	2.0	2.0	750	$1,400	$1.87	15d	1	0.49mi
2503 First St New Orleans, LA	2.0	1.0	741	$1,200	$1.62	4d	1	0.49mi
2503 First St New Orleans, LA	2.0	1.0	741	$1,200	$1.62	3d	1	0.49mi
3013 Louisiana Avenue Pkwy Unit 2 New Orleans, LA	1.0	1.0	550	$1,200	$2.18	24d	1	0.50mi

Listing history 19 events

1. 2026-06-15
   days on market $112,500 Active 145 DOM
2. 2026-06-13
   days on market $112,500 Active 143 DOM
3. 2026-06-10
   days on market $112,500 Active 140 DOM
4. 2026-06-09
   days on market $112,500 Active 139 DOM
5. 2026-06-08
   days on market $112,500 Active 138 DOM
6. 2026-06-07
   days on market $112,500 Active 137 DOM
7. 2026-06-05
   days on market $112,500 Active 134 DOM
8. 2026-06-03
   days on market $112,500 Active 133 DOM
9. 2026-06-02
   days on market $112,500 Active 132 DOM
10. 2026-06-01
    days on market $112,500 Active 131 DOM
11. 2026-05-31
    days on market $112,500 Active 130 DOM
12. 2026-03-31
    price $112,500 508-char remark

    Show marketing remark (519 chars)

    Property features exceptional value in a well-located New Orleans neighborhood. This newly built, move-in-ready home features an open layout, modern finishes, a bright kitchen, and comfortable bedroom spaces—all designed for easy living. With its clean design, efficient footprint, and unbeatable price point, this property is perfect for first-time buyers, downsizers, or investors seeking strong long-term potential. Don’t miss this rare opportunity to own quality new construction at an incredible price.

13. 2026-03-31
    price $112,500 519-char remark

    Show marketing remark (519 chars)

    Property features exceptional value in a well-located New Orleans neighborhood. This newly built, move-in-ready home features an open layout, modern finishes, a bright kitchen, and comfortable bedroom spaces—all designed for easy living. With its clean design, efficient footprint, and unbeatable price point, this property is perfect for first-time buyers, downsizers, or investors seeking strong long-term potential. Don’t miss this rare opportunity to own quality new construction at an incredible price.

14. 2026-01-19
    listed $125,000 Active 508-char remark

    Show marketing remark (519 chars)

    Property features exceptional value in a well-located New Orleans neighborhood. This newly built, move-in-ready home features an open layout, modern finishes, a bright kitchen, and comfortable bedroom spaces—all designed for easy living. With its clean design, efficient footprint, and unbeatable price point, this property is perfect for first-time buyers, downsizers, or investors seeking strong long-term potential. Don’t miss this rare opportunity to own quality new construction at an incredible price.

15. 2026-01-19
    listed $125,000 Active 519-char remark

    Show marketing remark (519 chars)

    Property features exceptional value in a well-located New Orleans neighborhood. This newly built, move-in-ready home features an open layout, modern finishes, a bright kitchen, and comfortable bedroom spaces—all designed for easy living. With its clean design, efficient footprint, and unbeatable price point, this property is perfect for first-time buyers, downsizers, or investors seeking strong long-term potential. Don’t miss this rare opportunity to own quality new construction at an incredible price.

16. 2025-12-02
    listed $125,000 Active
17. 2017-11-28
    historical
18. 2017-09-16
    listed $30,000 Active
19. 2017-09-15
    listed $30,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥108°F today · 18 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,003
• − Mortgage interest: −$6,302
• − Property taxes: −$1,688
• − Insurance: −$5,681
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$3,273
• Taxable loss: −$140
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $1,388/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): 17,821
• Household income: $61,174
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 1270.0

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 0.63)
• Race & ethnicity: Black 51% White 32% Hispanic / Latino 9% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 1% Chinese 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: ▼ -49.68%
• Current HPI: 255.5998
• Rent YoY: ▲ 0.73%
• 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

+275.0% since first listed

8 events — show timeline

• 2026-03-31 Price Changed $112,500 AcadianaMLS
• 2026-03-31 Price Changed $112,500 GSREIN
• 2026-01-19 Listed $125,000 GSREIN
• 2026-01-19 Listed $125,000 AcadianaMLS
• 2025-12-02 Listed $125,000 AcadianaMLS
• 2017-11-28 Listing Removed — GSREIN
• 2017-09-16 Listed $30,000 GSREIN
• 2017-09-15 Listed $30,000 AcadianaMLS