7596 Morel St · New Orleans, LA 70128

$139,000

3 bd · 2.0 ba · 1,218 sqft · SingleFamily public records · 111 Days on market

Built 1987 $114/sqft · 13% below area Est $154k · 10% under

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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 +23.4/30.0
• ARV discount +12.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3-bedroom, 2-bath single-family home featuring central A/C and desirable interior upgrades. The living room offers vaulted ceilings for an open feel and is wired for surround sound, as is the spacious primary bedroom. Kitchen includes granite countertops and ample cabinet storage. The primary suite features a walk-in closet for added convenience. It includes a large, fenced backyard great for outdoor enjoyment. Property is well-suited as a starter home or investment property.

Key facts

• Interior upgrades
• Central a/c
• Vaulted ceilings

Tags

• CENTRAL A/C
• INTERIOR UPGRADES
• VAULTED CEILINGS
• WIRED FOR SURROUND SOUND
• GRANITE COUNTERTOPS
• AMPLE CABINET STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 15 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 $961 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 111 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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 $69k; list at $139k implies a 101% 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 $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.04% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

• ARV (median comp): $154,260
• List price: $139,000
• Delta: -9.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7633 Stonewood St	0.18mi	3/2.0	1,267 (+4%)	2mo	$125,000	$99	83
7500 Avon Park Blvd	0.27mi	3/2.0	1,238 (+2%)	15mo	$80,000	$65	72
7663 Stonewood St	0.19mi	3/2.0	1,375 (+13%)	7mo	$90,000	$65	64
7631 Avon Park Blvd	0.23mi	2/2.0 (-1)	1,041 (-14%)	2mo	$85,000	$82	59
7562 Forum Blvd	0.38mi	4/2.0 (+1)	1,380 (+13%)	1mo	$98,000	$71	55
14737 Emory Rd	0.48mi	3/2.0	1,344 (+10%)	10mo	$145,000	$108	52
7575 Shorewood Blvd	0.30mi	3/1.0	1,080 (-11%)	14mo	$59,900	$55	52
8016 W Little Woods Dr	0.62mi	3/2.0	1,250 (+3%)	20mo	$70,000	$56	50
7009 Pinebrook Dr	0.43mi	3/2.0	1,400 (+15%)	11mo	$169,900	$121	46
14516 Tilbury Rd	0.43mi	4/1.5 (+1)	1,316 (+8%)	23mo	$115,000	$87	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-10,448
• Equity at exit: $20,725

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $6,492
• Equity at exit: $12,018

Cash invested: $38,920 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$729
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $189

Break-even live

Break-even rent $1,202

Max offer price $139,000

Occupancy floor 82%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14031 Linden St New Orleans, LA	3.0	2.0	1200	$1,400	$1.17	23d	1	0.16mi
7501 Briarwood Dr New Orleans, LA	3.0	2.0	1500	$1,850	$1.23	23d	1	0.30mi
14509 Duane Rd New Orleans, LA	2.0	1.0	1150	$1,518	$1.32	23d	1	0.43mi
14530 Duane Rd New Orleans, LA	3.0	1.0	1150	$1,450	$1.26	3d	1	0.47mi
14530 Duane Rd New Orleans, LA	3.0	1.0	1150	$1,450	$1.26	3d	1	0.47mi
14724 Emory Rd New Orleans, LA	3.0	2.0	1400	$1,500	$1.07	23d	1	0.47mi
7843 Sail St New Orleans, LA	3.0	1.5	1500	$1,200	$0.80	23d	1	0.52mi
7849 Sail St New Orleans, LA	3.0	2.0	1395	$1,200	$0.86	23d	1	0.52mi
7851 Sail St New Orleans, LA	3.0	2.0	1395	$1,200	$0.86	23d	1	0.52mi
14900 Curran Rd New Orleans, LA	3.0	2.0	1221	$1,250	$1.02	23d	1	0.56mi
7808 Sun St New Orleans, LA	4.0	1.5	1500	$1,950	$1.30	23d	1	0.57mi
7825 Star St New Orleans, LA	2.0	1.0	982	$1,250	$1.27	23d	1	0.65mi
12345 I 10 Service Rd New Orleans, LA	1.0–2.0	1.0–2.0	746	$1,125	$1.51	2d	200	1.03mi
11967 Curran Rd New Orleans, LA	3.0	2.0	1100	$1,750	$1.59	3d	1	1.25mi
12151 I 10 Service Rd New Orleans, LA	1.0–2.0	1.0	770	$1,095	$1.42	2d	21	1.27mi

Listing history 27 events

1. 2026-06-18
   days on market $139,000 Active 111 DOM
2. 2026-06-17
   days on market $139,000 Active 110 DOM
3. 2026-06-16
   days on market $139,000 Active 109 DOM
4. 2026-06-15
   days on market $139,000 Active 108 DOM
5. 2026-06-13
   days on market $139,000 Active 106 DOM
6. 2026-06-10
   days on market $139,000 Active 103 DOM
7. 2026-06-09
   days on market $139,000 Active 102 DOM
8. 2026-06-08
   days on market $139,000 Active 101 DOM
9. 2026-06-07
   days on market $139,000 Active 100 DOM
10. 2026-06-05
    days on market $139,000 Active 97 DOM
11. 2026-06-03
    days on market $139,000 Active 96 DOM
12. 2026-06-02
    days on market $139,000 Active 95 DOM
13. 2026-06-01
    days on market $139,000 Active 94 DOM
14. 2026-05-31
    days on market $139,000 Active 93 DOM
15. 2026-02-27
    listed $139,000 Active 490-char remark

    Show marketing remark (490 chars)

    Beautiful 3-bedroom, 2-bath single-family home featuring central A/C and desirable interior upgrades. The living room offers vaulted ceilings for an open feel and is wired for surround sound, as is the spacious primary bedroom. Kitchen includes granite countertops and ample cabinet storage. The primary suite features a walk-in closet for added convenience. It includes a large, fenced backyard great for outdoor enjoyment. Property is well-suited as a starter home or investment property.

16. 2026-02-27
    listed $139,000 Active 490-char remark

    Show marketing remark (490 chars)

    Beautiful 3-bedroom, 2-bath single-family home featuring central A/C and desirable interior upgrades. The living room offers vaulted ceilings for an open feel and is wired for surround sound, as is the spacious primary bedroom. Kitchen includes granite countertops and ample cabinet storage. The primary suite features a walk-in closet for added convenience. It includes a large, fenced backyard great for outdoor enjoyment. Property is well-suited as a starter home or investment property.

17. 2014-11-26
    soldstatus $69,000
18. 2014-11-25
    soldstatus $69,000
19. 2014-09-04
    listed $79,500
20. 2014-09-04
    listed $79,500
21. 2013-03-26
    soldstatus $35,500
22. 2012-10-19
    listed $41,000
23. 2012-10-19
    listed $41,000
24. 2005-04-08
    soldstatus $99,000
25. 2004-11-23
    listed $102,000
26. 2004-11-23
    listed $102,000
27. 1987-07-02
    soldstatus $62,700

ⓘ 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: $1,152 · $96/mo
• Projected year-2 tax: $1,152 · $96/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: $17,296
• − Mortgage interest: −$7,786
• − Property taxes: −$1,152
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$4,044
• Taxable income: $55
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $2,259/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

+121.7% since first listed

13 events — show timeline

• 2026-02-27 Listed $139,000 AcadianaMLS
• 2026-02-27 Listed $139,000 GSREIN
• 2014-11-26 Sold (Public Records) $69,000 Public Records
• 2014-11-25 Sold (MLS) $69,000 GSREIN
• 2014-09-04 Listed $79,500 AcadianaMLS
• 2014-09-04 Listed $79,500 GSREIN
• 2013-03-26 Sold (MLS) $35,500 GSREIN
• 2012-10-19 Listed $41,000 AcadianaMLS
• 2012-10-19 Listed $41,000 GSREIN
• 2005-04-08 Sold (MLS) $99,000 GSREIN
• 2004-11-23 Listed $102,000 GSREIN
• 2004-11-23 Listed $102,000 AcadianaMLS
• 1987-07-02 Sold (Public Records) $62,700 Public Records

Property tax history

+1.2%/yr

Latest (2026): $1,152 · +1.1% YoY. Source: county tax records.