7565 Mercier St · New Orleans, LA 70128

$75,000

4 bd · 2.0 ba · 2,700 sqft · Other · 133 Days on market

Built 1998 $28/sqft · 72% 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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity. Two-story corner property with recent updates including a new roof, new windows, and updated interior plumbing. Property is being sold AS IS. Seller is motivated. All measurements and information are deemed reliable but not guaranteed. Buyer to verify. Seller is selling Lots 26-27 only with the existing house (approx. 50 x 120).

Key facts

• New roof
• New windows
• Parking

Tags

• TWO STORY CORNER PROPERTY
• NEW ROOF
• NEW WINDOWS
• UPDATED INTERIOR PLUMBING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $894 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.6% 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; 8 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 $519 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.41% ✓
• Cap rate: 20.60%
• Cash-on-cash: 51.08%
• DSCR: 3.27
• GRM: 3.5

CMA / ARV

• ARV (median comp): $265,692
• List price: $75,000
• Delta: -71.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.9%
• Equity multiple: 3.13×
• Total profit: $44,820
• Equity at exit: $11,183

10-year hold

• IRR: 54.5%
• Equity multiple: 6.36×
• Total profit: $112,497
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,810 high
• Mortgage (P&I): −$393
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $894

Break-even live

Break-even rent $678

Max offer price $75,000

Occupancy floor 46%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10951 Roger Dr Unit B New Orleans, LA	3.0	2.5	2048	$1,850	$0.90	23d	1	0.52mi
5754 Louis Prima Dr E New Orleans, LA	3.0	2.5	2069	$2,195	$1.06	23d	1	1.08mi
7201 Salem Dr New Orleans, LA	3.0	2.5	1764	$1,650	$0.94	23d	1	1.36mi
8936 Curran Blvd New Orleans, LA	3.0	2.0	2050	$1,575	$0.77	21d	1	1.37mi
7202 Salem Dr New Orleans, LA	3.0	2.5	1995	$1,750	$0.88	23d	1	1.39mi
6972 Bundy Rd New Orleans, LA	3.0	2.5	2048	$1,500	$0.73	23d	1	1.40mi
6951 Salem Dr New Orleans, LA	3.0	2.5	1900	$1,875	$0.99	23d	1	1.43mi
7063 Boston Dr New Orleans, LA	4.0	2.5	1750	$1,900	$1.09	16d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $75,000 Active 133 DOM
2. 2026-06-17
   days on market $75,000 Active 132 DOM
3. 2026-06-16
   days on market $75,000 Active 131 DOM
4. 2026-06-15
   days on market $75,000 Active 130 DOM
5. 2026-06-13
   days on market $75,000 Active 128 DOM
6. 2026-06-10
   days on market $75,000 Active 125 DOM
7. 2026-06-09
   days on market $75,000 Active 124 DOM
8. 2026-06-08
   days on market $75,000 Active 123 DOM
9. 2026-06-07
   days on market $75,000 Active 122 DOM
10. 2026-06-05
    days on market $75,000 Active 119 DOM
11. 2026-06-03
    days on market $75,000 Active 118 DOM
12. 2026-06-02
    days on market $75,000 Active 117 DOM
13. 2026-06-01
    days on market $75,000 Active 116 DOM
14. 2026-05-31
    days on market $75,000 Active 115 DOM
15. 2026-05-14
    price $75,000 352-char remark

    Show marketing remark (358 chars)

    Investor opportunity. Two-story corner property with recent updates including a new roof, new windows, and updated interior plumbing. Property is being sold AS IS. Seller is motivated. All measurements and information are deemed reliable but not guaranteed. Buyer to verify. Seller is selling Lots 26–27 only with the existing house (approx. 50 x 120).

16. 2026-05-14
    price $75,000 358-char remark

    Show marketing remark (358 chars)

    Investor opportunity. Two-story corner property with recent updates including a new roof, new windows, and updated interior plumbing. Property is being sold AS IS. Seller is motivated. All measurements and information are deemed reliable but not guaranteed. Buyer to verify. Seller is selling Lots 26–27 only with the existing house (approx. 50 x 120).

17. 2026-01-20
    listed $85,000 Active 352-char remark

    Show marketing remark (358 chars)

    Investor opportunity. Two-story corner property with recent updates including a new roof, new windows, and updated interior plumbing. Property is being sold AS IS. Seller is motivated. All measurements and information are deemed reliable but not guaranteed. Buyer to verify. Seller is selling Lots 26–27 only with the existing house (approx. 50 x 120).

18. 2026-01-20
    listed $85,000 Active 358-char remark

    Show marketing remark (358 chars)

    Investor opportunity. Two-story corner property with recent updates including a new roof, new windows, and updated interior plumbing. Property is being sold AS IS. Seller is motivated. All measurements and information are deemed reliable but not guaranteed. Buyer to verify. Seller is selling Lots 26–27 only with the existing house (approx. 50 x 120).

19. 2022-10-13
    listed $79,000
20. 1998-08-28
    soldstatus $63,000

ⓘ 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: $1,332 · $111/mo
• Projected year-2 tax: $1,332 · $111/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,714
• − Mortgage interest: −$4,201
• − Property taxes: −$1,332
• − Insurance: −$375
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$2,182
• Taxable income: $10,150
• Est. tax owed @ 24.0%: −$2,436
• After-tax cash flow: $8,291/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

+19.0% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $75,000 AcadianaMLS
• 2026-05-14 Price Changed $75,000 GSREIN
• 2026-01-20 Listed $85,000 GSREIN
• 2026-01-20 Listed $85,000 AcadianaMLS
• 2022-10-13 Listed $79,000 AcadianaMLS
• 1998-08-28 Sold (Public Records) $63,000 Public Records

Property tax history

+9.3%/yr

Latest (2026): $1,332 · +1.1% YoY. Source: county tax records.