3511 Kent Dr · New Orleans, LA 70131

$99,000

5 bd · 1.5 ba · 2,429 sqft · SingleFamily public records · 268 Days on market

Built 1972 6,298 sqft lot $41/sqft · 68% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Rent growth +0.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention All Investors: This Spacious property features 6 bedrooms , 2 full bathrooms and 1 half bath. Conveniently located, just minutes from Down Town, it offers excellent potential as a Short-Term Rental or Fix and Flip Don't miss this outstanding investment opportunity!

Key facts

• 6,298 sq ft lot
• Parking
• Built 1972

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.9% 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 falling (-9.2%/yr); 274 active listings in the ZIP; 7 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).
• At $2,368/mo this rent would consume 46% of the median local household income ($62k/yr) (locally 707% 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 $684 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $20k; list at $99k implies a 408% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 268 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 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. 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: 2.39% ✓
• Cap rate: 19.89%
• Cash-on-cash: 48.57%
• DSCR: 3.16
• GRM: 3.5

CMA / ARV

• ARV (median comp): $218,023
• List price: $99,000
• Delta: -54.59%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5858 Rhodes Ave	0.74mi	4/3.0 (-1)	2,388 (-2%)	6mo	$241,000	$101	47
5901 Oxford Pl	0.67mi	4/2.5 (-1)	2,476 (+2%)	13mo	$309,750	$125	45
6433 Brunswick Ct	0.24mi	5/2.5	2,086 (-14%)	20mo	$85,000	$41	44
5850 Brunswick Ct	0.64mi	4/2.0 (-1)	2,389 (-2%)	23mo	$381,000	$159	41
3631 Rue Andree Dr	0.73mi	4/3.0 (-1)	2,562 (+6%)	7mo	$160,000	$62	40
107 Neil Ave	0.55mi	4/2.0 (-1)	2,722 (+12%)	10mo	$60,000	$22	39
5869 Brighton Pl	0.74mi	4/2.5 (-1)	2,538 (+4%)	16mo	$283,740	$112	36
5936 Brighton Pl	0.69mi	4/3.0 (-1)	2,141 (-12%)	7mo	$269,000	$126	31
3620 Rue Renee Ct	0.66mi	4/2.5 (-1)	2,217 (-9%)	18mo	$210,000	$95	31
5892 Macarthur Blvd	0.67mi	4/2.5 (-1)	2,100 (-14%)	14mo	$115,000	$55	25

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: 39.2%
• Equity multiple: 2.60×
• Total profit: $44,359
• Equity at exit: $14,761

10-year hold

• IRR: 44.0%
• Equity multiple: 4.57×
• Total profit: $98,842
• Equity at exit: $8,560

Cash invested: $27,720 (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 70131

• Home prices YoY: -12.0%
• Rents YoY: -9.2%
• Active inventory: 274
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,368 high
• Mortgage (P&I): −$519
• Tax from tax record: −$188 /mo · $2,261/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $1,055

Break-even live

Break-even rent $1,032

Max offer price $99,000

Occupancy floor 50%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3619 Pittari Pl New Orleans, LA	4.0	2.0	2000	$2,200	$1.10	23d	1	0.19mi
3200 Lancaster St New Orleans, LA	4.0	2.0	1678	$2,200	$1.31	23d	1	0.34mi
6021 Brighton Pl New Orleans, LA	4.0	3.0	1840	$3,100	$1.68	16d	1	0.61mi
5801 Albany Ct New Orleans, LA	4.0	2.5	2160	$2,000	$0.93	23d	1	0.96mi
2741 Chelsea Dr New Orleans, LA	4.0	2.5	2382	$2,500	$1.05	16d	1	1.03mi
3738 Somerset Dr New Orleans, LA	4.0	2.0	2247	$3,000	$1.34	14d	1	1.17mi
3751 Herald St New Orleans, LA	4.0	2.0	1624	$2,150	$1.32	23d	1	1.24mi

Listing history 21 events

1. 2026-06-18
   days on market $99,000 Active 268 DOM
2. 2026-06-17
   days on market $99,000 Active 267 DOM
3. 2026-06-16
   days on market $99,000 Active 266 DOM
4. 2026-06-15
   days on market $99,000 Active 265 DOM
5. 2026-06-13
   days on market $99,000 Active 263 DOM
6. 2026-06-10
   days on market $99,000 Active 260 DOM
7. 2026-06-09
   days on market $99,000 Active 259 DOM
8. 2026-06-08
   days on market $99,000 Active 258 DOM
9. 2026-06-07
   days on market $99,000 Active 257 DOM
10. 2026-06-05
    days on market $99,000 Active 254 DOM
11. 2026-06-03
    days on market $99,000 Active 253 DOM
12. 2026-06-02
    days on market $99,000 Active 252 DOM
13. 2026-06-01
    days on market $99,000 Active 251 DOM
14. 2026-05-31
    days on market $99,000 Active 250 DOM
15. 2025-09-23
    listed $99,000 Active 275-char remark

    Show marketing remark (277 chars)

    Attention All Investors: This Spacious property features 6 bedrooms , 2 full bathrooms and 1 half bath. Conveniently located, just minutes from Down Town, it offers excellent potential as a Short-Term Rental or Fix and Flip Don't miss this outstanding investment opportunity!

16. 2025-09-23
    listed $99,000 Active 277-char remark

    Show marketing remark (277 chars)

    Attention All Investors: This Spacious property features 6 bedrooms , 2 full bathrooms and 1 half bath. Conveniently located, just minutes from Down Town, it offers excellent potential as a Short-Term Rental or Fix and Flip Don't miss this outstanding investment opportunity!

17. 2025-09-23
    listed $99,000 Active

    Show marketing remark (277 chars)

    Attention All Investors: This Spacious property features 6 bedrooms , 2 full bathrooms and 1 half bath. Conveniently located, just minutes from Down Town, it offers excellent potential as a Short-Term Rental or Fix and Flip Don't miss this outstanding investment opportunity!

18. 2013-07-24
    soldstatus $19,500
19. 2012-12-20
    listed $29,900
20. 2012-12-20
    listed $29,900
21. 1987-02-13
    soldstatus $44,698

ⓘ 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: $2,261 · $188/mo
• Projected year-2 tax: $2,261 · $188/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 · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,417
• − Mortgage interest: −$5,546
• − Property taxes: −$2,261
• − Insurance: −$1,292
• − Repairs & maintenance: −$2,273
• − Management: −$2,273
• − Depreciation: −$2,880
• Taxable income: $11,891
• Est. tax owed @ 24.0%: −$2,854
• After-tax cash flow: $9,812/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): 25,151
• Household income: $62,389
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 707.0

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 0.57)
• Race & ethnicity: Black 62% White 20% Hispanic / Latino 11% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 4% Hispanic 1%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 9% Vietnamese 2% 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: ▼ -28.08%
• Current HPI: 206.7552
• Rent YoY: ▼ -9.23%
• 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

+121.5% since first listed

7 events — show timeline

• 2025-09-23 Listed $99,000 AcadianaMLS
• 2025-09-23 Listed $99,000 GSREIN
• 2025-09-23 Listed $99,000 AcadianaMLS
• 2013-07-24 Sold (MLS) $19,500 GSREIN
• 2012-12-20 Listed $29,900 AcadianaMLS
• 2012-12-20 Listed $29,900 GSREIN
• 1987-02-13 Sold (Public Records) $44,698 Public Records

Property tax history

+2.1%/yr

Latest (2026): $2,261 · +0.0% YoY. Source: county tax records.