3220 Plymouth Pl · New Orleans, LA 70131

$130,000

5 bd · 2.0 ba · 1,495 sqft · SingleFamily public records · 43 Days on market

Built 1970 $87/sqft · 33% below area Est $244k · 47% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Spacious 4-bedroom, 2-bath home located in a quiet neighborhood with plenty of potential! This Cap Cod-style property features a functional layout with 1 bedroom and 1 full bath downstairs, while the upstairs offers 3 additional bedrooms and 1 bath. Large yard provides ample space for entertaining, gardening, or future outdoor additions. Home needs TLC but offers a great opportunity for investors or buyers looking to add their personal touch. Convenient layout, generous lot size, and peaceful surroundings make this property full of possibilities!

Key facts

• Parking
• Built 1970
• Listed 43 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: 2-story; Brick construction; Shingle roof; Slab foundation; Average condition
• Construction: Built with brick; Shingle roof; Slab foundation
• Exterior features: Fenced yard; City lot; Rectangular lot; Lot dimensions approximately 63 x 121

Interior

• Kitchen: Dishwasher; Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $843 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 45% of the median local income ($62k/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 $899 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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 $60k; list at $130k implies a 117% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1970 — 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: 1.78% ✓
• Cap rate: 14.69%
• Cash-on-cash: 30.00%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (median comp): $244,013
• List price: $130,000
• Delta: -46.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
537 Huntlee Dr	0.40mi	4/3.0 (-1)	1,475 (-1%)	5mo	$255,000	$173	66
3327 River Oaks Dr	0.30mi	4/2.0 (-1)	1,600 (+7%)	8mo	$190,000	$119	63
4642 Anson St	0.45mi	4/2.0 (-1)	1,535 (+3%)	9mo	$222,500	$145	62
319 Huntlee Dr	0.64mi	4/2.0 (-1)	1,448 (-3%)	9mo	$180,000	$124	53
2501 Somerset Dr	0.48mi	4/2.0 (-1)	1,317 (-12%)	3mo	$229,000	$174	50
2618 Somerset Dr	0.39mi	4/2.0 (-1)	1,294 (-13%)	12mo	$185,000	$143	44
2411 Bristol Pl	0.55mi	4/2.0 (-1)	1,641 (+10%)	13mo	$225,000	$137	42
567 Aurora Oaks Dr	0.44mi	4/2.0 (-1)	1,714 (+15%)	23mo	$265,000	$155	31

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: 18.3%
• Equity multiple: 1.71×
• Total profit: $25,962
• Equity at exit: $19,383

10-year hold

• IRR: 24.4%
• Equity multiple: 2.81×
• Total profit: $65,932
• Equity at exit: $11,240

Cash invested: $36,400 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,314 high
• Mortgage (P&I): −$682
• Tax from tax record: −$182 /mo · $2,187/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $843

Break-even live

Break-even rent $1,246

Max offer price $130,000

Occupancy floor 59%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3751 Herald St New Orleans, LA	4.0	2.0	1624	$2,150	$1.32	24d	1	0.42mi
6021 Brighton Pl New Orleans, LA	4.0	3.0	1840	$3,100	$1.68	16d	1	0.65mi
3620 Dickens Dr New Orleans, LA	5.0	3.0	1430	$2,250	$1.57	17d	1	1.07mi
4020 Sullen Pl New Orleans, LA	4.0	2.5	1280	$1,400	$1.09	3d	1	1.07mi
3200 Lancaster St New Orleans, LA	4.0	2.0	1678	$2,200	$1.31	24d	1	1.36mi
3441 Catalina Dr New Orleans, LA	5.0	2.0	1610	$2,450	$1.52	12d	1	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $130,000 Active 43 DOM
2. 2026-06-17
   days on market $130,000 Active 42 DOM
3. 2026-06-16
   days on market $130,000 Active 41 DOM
4. 2026-06-15
   days on market $130,000 Active 40 DOM
5. 2026-06-13
   pricedays on market $130,000 Active 38 DOM
6. 2026-06-10
   days on market $135,000 Active 35 DOM

   Show marketing remark (552 chars)

   Spacious 4-bedroom, 2-bath home located in a quiet neighborhood with plenty of potential! This Cap Cod-style property features a functional layout with 1 bedroom and 1 full bath downstairs, while the upstairs offers 3 additional bedrooms and 1 bath. Large yard provides ample space for entertaining, gardening, or future outdoor additions. Home needs TLC but offers a great opportunity for investors or buyers looking to add their personal touch. Convenient layout, generous lot size, and peaceful surroundings make this property full of possibilities!

7. 2026-06-09
   days on market $135,000 Active 34 DOM
8. 2026-06-08
   days on market $135,000 Active 33 DOM
9. 2026-06-07
   days on market $135,000 Active 32 DOM
10. 2026-06-05
    days on market $135,000 Active 29 DOM
11. 2026-06-03
    days on market $135,000 Active 28 DOM
12. 2026-06-02
    days on market $135,000 Active 27 DOM
13. 2026-06-01
    days on market $135,000 Active 26 DOM
14. 2026-05-31
    days on market $135,000 Active 25 DOM
15. 2026-05-06
    listed $135,000 Active 552-char remark

    Show marketing remark (552 chars)

    Spacious 4-bedroom, 2-bath home located in a quiet neighborhood with plenty of potential! This Cap Cod-style property features a functional layout with 1 bedroom and 1 full bath downstairs, while the upstairs offers 3 additional bedrooms and 1 bath. Large yard provides ample space for entertaining, gardening, or future outdoor additions. Home needs TLC but offers a great opportunity for investors or buyers looking to add their personal touch. Convenient layout, generous lot size, and peaceful surroundings make this property full of possibilities!

16. 2026-05-06
    listed $135,000 Active 552-char remark

    Show marketing remark (552 chars)

    Spacious 4-bedroom, 2-bath home located in a quiet neighborhood with plenty of potential! This Cap Cod-style property features a functional layout with 1 bedroom and 1 full bath downstairs, while the upstairs offers 3 additional bedrooms and 1 bath. Large yard provides ample space for entertaining, gardening, or future outdoor additions. Home needs TLC but offers a great opportunity for investors or buyers looking to add their personal touch. Convenient layout, generous lot size, and peaceful surroundings make this property full of possibilities!

17. 2010-09-17
    soldstatus $60,000
18. 2010-08-01
    listed $82,500
19. 2010-08-01
    listed $82,500
20. 2010-06-01
    soldstatus $121,976
21. 2010-03-05
    listed $82,500
22. 2010-03-05
    listed $82,500
23. 2007-11-14
    listed $129,900
24. 2007-11-14
    listed $129,900

ⓘ 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: $2,187 · $182/mo
• Projected year-2 tax: $2,187 · $182/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 · 21 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: $27,769
• − Mortgage interest: −$7,282
• − Property taxes: −$2,187
• − Insurance: −$1,448
• − Repairs & maintenance: −$2,222
• − Management: −$2,222
• − Depreciation: −$3,782
• Taxable income: $8,627
• Est. tax owed @ 24.0%: −$2,071
• After-tax cash flow: $8,051/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

+0.1% since first listed

12 events — show timeline

• 2026-06-10 Price Changed $130,000 AcadianaMLS
• 2026-06-10 Price Changed $130,000 GSREIN
• 2026-05-06 Listed $135,000 GSREIN
• 2026-05-06 Listed $135,000 AcadianaMLS
• 2010-09-17 Sold (MLS) $60,000 GSREIN
• 2010-08-01 Listed $82,500 GSREIN
• 2010-08-01 Listed $82,500 AcadianaMLS
• 2010-06-01 Sold (Public Records) $121,976 Public Records
• 2010-03-05 Listed $82,500 GSREIN
• 2010-03-05 Listed $82,500 AcadianaMLS
• 2007-11-14 Listed $129,900 GSREIN
• 2007-11-14 Listed $129,900 AcadianaMLS

Property tax history

+1.5%/yr

Latest (2026): $2,187 · +0.0% YoY. Source: county tax records.