3000 Mandeville St · New Orleans, LA 70122

$80,000

2 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 118 Days on market

Built 1970 3,841 sqft lot $59/sqft · 59% 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
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corner lot with a garage, ready for renovations. As is, owner will not make any repairs or provide utilities for inspections. Measurements are approximate and not guaranteed.

Key facts

• Garage
• Corner lot
• 3,841 sq ft lot

Tags

• CORNER LOT
• GARAGE
• READY FOR RENOVATIONS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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: Rents soft (-0.6%/yr); 332 active listings in the ZIP; 40 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).
• This rent runs 38% of the median local income ($49k/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 $553 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.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $80k implies a 300% gain — meaningful room to come down on a strong offer.

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 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.96% ✓
• Cap rate: 16.65%
• Cash-on-cash: 36.98%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

• ARV (median comp): $193,075
• List price: $80,000
• Delta: -58.57%
• 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
3540 Clermont Dr	0.38mi	3/2.0 (+1)	1,248 (-8%)	6mo	$127,450	$102	55
2567 Lavender St	0.70mi	3/1.5 (+1)	1,326 (-2%)	3mo	$175,000	$132	54
3824 Piedmont Dr	0.59mi	3/2.0 (+1)	1,246 (-8%)	1mo	$234,000	$188	49
3013 Pauger St	0.64mi	3/2.0 (+1)	1,386 (+2%)	10mo	$199,900	$144	49
2663 Touro St	0.36mi	3/2.0 (+1)	1,230 (-9%)	13mo	$189,900	$154	48
2640 Acacia St	0.66mi	2/2.0	1,426 (+5%)	13mo	$150,000	$105	46
2355 N Galvez St	0.71mi	3/2.0 (+1)	1,336 (-2%)	13mo	$165,000	$124	45
3838 Clematis St	0.63mi	3/1.5 (+1)	1,213 (-10%)	3mo	$235,000	$194	44
2618 N Rocheblave St	0.57mi	3/2.0 (+1)	1,168 (-14%)	1mo	$115,000	$98	41
2720 New Orleans St	0.67mi	3/2.0 (+1)	1,490 (+10%)	6mo	$250,000	$168	39
2640 Clover St	0.70mi	3/2.0 (+1)	1,458 (+8%)	14mo	$95,000	$65	34
2131 St. Roch Ave	0.68mi	3/3.0 (+1)	1,533 (+13%)	10mo	$260,000	$170	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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-475
• Equity at exit: $11,928

10-year hold

• IRR: 3.6%
• Equity multiple: 1.21×
• Total profit: $4,602
• Equity at exit: $6,917

Cash invested: $22,400 (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 70122

• Rents YoY: -0.6%
• Active inventory: 332
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,569 high
• Mortgage (P&I): −$420
• Tax from tax record: −$97 /mo · $1,159/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $264

Break-even live

Break-even rent $1,235

Max offer price $80,000

Occupancy floor 78%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3001 Marigny St New Orleans, LA	2.0	1.0	1250	$1,400	$1.12	23d	1	0.05mi
2152 Abundance St Unit 2152 New Orleans, LA	3.0	2.0	1100	$1,599	$1.45	3d	1	0.21mi
3327 Elysian Fields Ave New Orleans, LA	3.0	1.0	1200	$1,300	$1.08	23d	1	0.28mi
3540 Clermont Dr New Orleans, LA	3.0	2.0	1248	$1,975	$1.58	23d	1	0.38mi
2048 Florida Ave New Orleans, LA	2.0	1.0	1200	$2,000	$1.67	17d	1	0.39mi
2512 Elysian Fields Ave Unit 1 New Orleans, LA	2.0	1.0	879	$1,400	$1.59	17d	1	0.43mi
2509 Sage St New Orleans, LA	3.0	1.0	1250	$1,650	$1.32	21d	1	0.46mi
2423 Saint Roch Ave New Orleans, LA	2.0	1.0	925	$1,350	$1.46	23d	1	0.48mi
2406 Saint Roch Ave New Orleans, LA	2.0	1.0	1000	$1,600	$1.60	17d	1	0.49mi
2508 Myrtle St New Orleans, LA	1.0	1.0	1100	$1,250	$1.14	23d	1	0.50mi
2338 40 Annette St New Orleans, LA	3.0	1.0	1150	$1,385	$1.20	20d	1	0.50mi
2661 Abundance St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	23d	1	0.52mi
2817 Annette St New Orleans, LA	3.0	1.0	1100	$1,350	$1.23	23d	1	0.52mi
3956 Pauger St New Orleans, LA	2.0	2.0	1200	$1,550	$1.29	23d	1	0.53mi
1933 Industry St New Orleans, LA	3.0	2.0	1400	$1,595	$1.14	16d	1	0.54mi
1922 Industry St Unit B New Orleans, LA	2.0	2.0	963	$1,325	$1.38	2d	1	0.56mi
3515 Saint Anthony Ave New Orleans, LA	3.0	2.0	1366	$2,500	$1.83	23d	1	0.56mi
2558 Acacia St New Orleans, LA	2.0	1.0	900	$1,500	$1.67	23d	1	0.58mi
3420 Annette St New Orleans, LA	2.0	1.0	900	$1,200	$1.33	2d	1	0.60mi
2222 Saint Roch Ave New Orleans, LA	3.0	1.0	900	$1,200	$1.33	23d	1	0.60mi
3110 Pauger St New Orleans, LA	2.0	2.0	992	$1,300	$1.31	23d	1	0.61mi
2644 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	17d	1	0.61mi
2646 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	17d	1	0.61mi
2229 Saint Roch Ave New Orleans, LA	2.0	1.5	1200	$1,600	$1.33	20d	1	0.61mi
2556 N Tonti St New Orleans, LA	3.0	2.0	1100	$1,850	$1.68	16d	1	0.65mi
1996 Hope St New Orleans, LA	3.0	1.0	910	$1,550	$1.70	3d	1	0.65mi
3907 Elysian Fields Ave New Orleans, LA	3.0	2.0	1652	$3,000	$1.82	23d	1	0.65mi
2238 Painters St New Orleans, LA	2.0	1.0	896	$1,300	$1.45	23d	1	0.66mi
2425 Jonquil St New Orleans, LA	2.0	2.0	1038	$1,500	$1.45	23d	1	0.67mi
2120 Saint Roch Ave Unit 2120 New Orleans, LA	2.0	1.0	1000	$1,650	$1.65	23d	1	0.67mi
2115 Mandeville St New Orleans, LA	3.0	2.0	1400	$1,650	$1.18	23d	1	0.68mi
3718 Franklin Ave New Orleans, LA	2.0	1.0	1601	$1,800	$1.12	11d	1	0.68mi
2311 Saint Anthony St Unit 1A New Orleans, LA	2.0	1.0	1100	$1,450	$1.32	23d	1	0.68mi
2115 Elysian Fields Ave Unit 2115 New Orleans, LA	3.0	1.0	1100	$1,450	$1.32	23d	1	0.69mi
1816 Benefit St New Orleans, LA	2.0	1.0	1148	$1,300	$1.13	16d	1	0.69mi
2239 Saint Anthony St New Orleans, LA	2.0	1.0	900	$1,100	$1.22	23d	1	0.71mi
2338 Annette St Unit 1 New Orleans, LA	3.0	1.0	1150	$1,400	$1.22	19d	1	0.72mi
2024 Mandeville St New Orleans, LA	2.0	2.0	1072	$1,950	$1.82	23d	1	0.73mi
2702 Clover St New Orleans, LA	2.0	2.0	880	$1,300	$1.48	23d	1	0.75mi
2522 N Galvez St New Orleans, LA	3.0	2.0	1105	$1,675	$1.52	23d	1	0.78mi

Listing history 18 events

1. 2026-06-19
   price $80,000 Active 118 DOM
2. 2026-06-18
   days on market $100,000 Active 118 DOM
3. 2026-06-17
   days on market $100,000 Active 117 DOM
4. 2026-06-16
   days on market $100,000 Active 116 DOM
5. 2026-06-15
   days on market $100,000 Active 115 DOM
6. 2026-06-13
   days on market $100,000 Active 113 DOM
7. 2026-06-10
   days on market $100,000 Active 110 DOM
8. 2026-06-09
   days on market $100,000 Active 109 DOM
9. 2026-06-08
   days on market $100,000 Active 108 DOM
10. 2026-06-07
    days on market $100,000 Active 107 DOM
11. 2026-06-05
    days on market $100,000 Active 104 DOM
12. 2026-06-03
    days on market $100,000 Active 103 DOM
13. 2026-06-02
    days on market $100,000 Active 102 DOM
14. 2026-06-01
    days on market $100,000 Active 101 DOM
15. 2026-05-31
    days on market $100,000 Active 100 DOM
16. 2026-02-20
    listed $100,000 Active 174-char remark

    Show marketing remark (174 chars)

    Corner lot with a garage, ready for renovations. As is, owner will not make any repairs or provide utilities for inspections. Measurements are approximate and not guaranteed.

17. 2026-02-20
    listed $100,000 Active 174-char remark

    Show marketing remark (174 chars)

    Corner lot with a garage, ready for renovations. As is, owner will not make any repairs or provide utilities for inspections. Measurements are approximate and not guaranteed.

18. 1982-06-29
    soldstatus $20,000

ⓘ 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: $1,159 · $97/mo
• Projected year-2 tax: $1,159 · $97/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 AE · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,832
• − Mortgage interest: −$4,481
• − Property taxes: −$1,159
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$2,327
• Taxable income: $2,333
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $2,606/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): 35,253
• Household income: $49,455
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 2150.0

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 18% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Chinese 1% 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: ▼ -222.37%
• Current HPI: 231.9921
• Rent YoY: ▼ -0.61%
• 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

+400.0% since first listed

3 events — show timeline

• 2026-02-20 Listed $100,000 AcadianaMLS
• 2026-02-20 Listed $100,000 GSREIN
• 1982-06-29 Sold (Public Records) $20,000 Public Records

Property tax history

+18.4%/yr

Latest (2026): $1,159 · +1.1% YoY. Source: county tax records.