4619 Citrus Dr · New Orleans, LA 70127

$149,000

3 bd · 2.0 ba · 1,302 sqft · SingleFamily public records · 123 Days on market

Built 1970 5,702 sqft lot $114/sqft · 15% below area Est $174k · 14% 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 +22.5/30.0
• ARV discount +14.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.3/10.0
• 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

Fantastic opportunity to expand your rental portfolio (tenant in place at $1500/month) OR make this charming home your own! *THIS HOME QUALIFIES FOR UP TO 100% FINANCING WITH NO PMI, AND UP TO $6000 IN GRANT FUNDS ASSITANCE through preferred lender program for owner-occupants* This well-kept NOLA home is perfect for investors looking to expand their portfolios OR first-time buyers/downsizers. Offering 3 spacious bedrooms and 2 full bathrooms, this home features wood look vinyl plank and tile floors throughout. Foyer entrance opens to large living room. HUGE kitchen complete with solid wood cabinetry, durable formica countertops with ample space for prep-work and functional layout opens to spacious formal dining. Expansive primary suite has large closet and ensuite with single vanity and walk-in shower. Oversized guest bedrooms with large closets. Guest bathroom features updated vanity and tub/shower combo. Carport with ample off-street parking. Large fully fenced yard with concrete patio. In walking distance to Renew Schaumburg Elementary. No flood insurance required - but current policy of $842/yr can be assumed. Currently tenant occupied at $1500/month. Just mins to everything the city has to offer. A MUST SEE! Make it yours today!

Key facts

• Solid wood cabinetry
• Large living room
• Huge kitchen

Tags

• FOYER ENTRANCE
• LARGE LIVING ROOM
• HUGE KITCHEN
• SOLID WOOD CABINETRY
• DURABLE FORMICA COUNTERTOPS
• SPACIOUS FORMAL DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 128 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 45% of the median local income ($41k/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 $1k 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 123 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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 $42k; list at $149k implies a 255% 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 $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 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: 1.03% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

• ARV (median comp): $174,009
• List price: $149,000
• Delta: -14.37%
• 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
4651 Lurline St	0.24mi	3/2.0	1,224 (-6%)	11mo	$158,000	$129	70
4818 Sandalwood St	0.34mi	4/2.0 (+1)	1,297 (-0%)	12mo	$170,000	$131	69
10118 Springwood St	0.41mi	3/2.0	1,228 (-6%)	12mo	$167,000	$136	61
10131 Springwood St	0.43mi	3/2.0	1,418 (+9%)	12mo	$252,950	$178	55
4734 Galahad Dr	0.72mi	3/1.0	1,332 (+2%)	5mo	$105,000	$79	54
4650 Cerise Ave	0.44mi	3/2.0	1,144 (-12%)	8mo	$178,000	$156	53
4901 Cardenas St	0.66mi	3/2.0	1,412 (+8%)	9mo	$185,000	$131	48
4718 Lancelot Dr	0.67mi	3/2.0	1,144 (-12%)	4mo	$167,000	$146	45
5001 Warren Dr	0.65mi	3/1.5	1,397 (+7%)	13mo	$165,000	$118	45
4927 Sandalwood St	0.46mi	4/2.5 (+1)	1,481 (+14%)	7mo	$260,000	$176	43
4726 Knight Dr	0.54mi	3/2.0	1,468 (+13%)	14mo	$164,800	$112	42
10138 Dreux Ave	0.44mi	3/1.0	1,113 (-14%)	13mo	$150,000	$135	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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-12,316
• Equity at exit: $22,216

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $4,556
• Equity at exit: $12,883

Cash invested: $41,720 (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 70127

• Home prices YoY: -29.2%
• Active inventory: 128
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,528 high
• Mortgage (P&I): −$781
• Tax from tax record: −$112 /mo · $1,344/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $185

Break-even live

Break-even rent $1,294

Max offer price $149,000

Occupancy floor 83%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5131 Bundy Rd New Orleans, LA	1.0–3.0	1.0–2.0	1000	$1,314	$1.31	1d	21	0.48mi
5000 Cardenas Dr New Orleans, LA	3.0	2.0	1800	$1,920	$1.07	23d	1	0.64mi
4923 Eastview Dr New Orleans, LA	3.0	2.0	912	$1,400	$1.54	23d	1	1.14mi
4828 Eastview Dr New Orleans, LA	4.0	2.0	1260	$1,675	$1.33	23d	1	1.15mi
9040 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	15d	1	1.20mi
9042 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	15d	1	1.20mi
9022 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	23d	1	1.20mi
9020 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	23d	1	1.20mi
4901 Bonita Dr New Orleans, LA	2.0	1.0	900	$1,100	$1.22	23d	1	1.25mi
6910 Bunker Hill Rd New Orleans, LA	3.0	2.5	1785	$1,400	$0.78	19d	1	1.26mi
4808 Viola St New Orleans, LA	3.0	2.0	1130	$1,500	$1.33	23d	1	1.36mi
7063 Boston Dr New Orleans, LA	4.0	2.5	1750	$1,900	$1.09	15d	1	1.37mi
4880 Viola St New Orleans, LA	3.0	2.0	1150	$1,595	$1.39	23d	1	1.38mi
7019 Crowder Blvd Unit 126 New Orleans, LA	2.0	1.5	952	$982	$1.03	23d	1	1.39mi
10704 Roger Dr Unit D New Orleans, LA	2.0	1.5	1050	$950	$0.90	23d	1	1.43mi
7201 Salem Dr New Orleans, LA	3.0	2.5	1764	$1,650	$0.94	23d	1	1.46mi

Listing history 24 events

1. 2026-06-18
   days on market $149,000 Active 123 DOM
2. 2026-06-17
   days on market $149,000 Active 122 DOM
3. 2026-06-16
   days on market $149,000 Active 121 DOM
4. 2026-06-15
   days on market $149,000 Active 120 DOM
5. 2026-06-13
   days on market $149,000 Active 118 DOM
6. 2026-06-10
   days on market $149,000 Active 115 DOM
7. 2026-06-09
   days on market $149,000 Active 114 DOM
8. 2026-06-08
   days on market $149,000 Active 113 DOM
9. 2026-06-07
   days on market $149,000 Active 112 DOM
10. 2026-06-05
    days on market $149,000 Active 109 DOM
11. 2026-06-03
    days on market $149,000 Active 108 DOM
12. 2026-06-02
    days on market $149,000 Active 107 DOM
13. 2026-06-01
    days on market $149,000 Active 106 DOM
14. 2026-05-31
    days on market $149,000 Active 105 DOM
15. 2026-02-15
    listed $149,000 Active 1253-char remark

    Show marketing remark (1257 chars)

    Fantastic opportunity to expand your rental portfolio (tenant in place at $1500/month) OR make this charming home your own! * THIS HOME QUALIFIES FOR UP TO 100% FINANCING WITH NO PMI, AND UP TO $6000 IN GRANT FUNDS ASSITANCE through preferred lender program for owner-occupants * This well-kept NOLA home is perfect for investors looking to expand their portfolios OR first-time buyers/downsizers. Offering 3 spacious bedrooms and 2 full bathrooms, this home features wood look vinyl plank and tile floors throughout. Foyer entrance opens to large living room. HUGE kitchen complete with solid wood cabinetry, durable formica countertops with ample space for prep-work and functional layout opens to spacious formal dining. Expansive primary suite has large closet and ensuite with single vanity and walk-in shower. Oversized guest bedrooms with large closets. Guest bathroom features updated vanity and tub/shower combo. Carport with ample off-street parking. Large fully fenced yard with concrete patio. In walking distance to Renew Schaumburg Elementary. No flood insurance required - but current policy of $842/yr can be assumed. Currently tenant occupied at $1500/month. Just mins to everything the city has to offer. A MUST SEE! Make it yours today!

16. 2026-02-15
    listed $149,000 Active 1257-char remark

    Show marketing remark (1257 chars)

    Fantastic opportunity to expand your rental portfolio (tenant in place at $1500/month) OR make this charming home your own! * THIS HOME QUALIFIES FOR UP TO 100% FINANCING WITH NO PMI, AND UP TO $6000 IN GRANT FUNDS ASSITANCE through preferred lender program for owner-occupants * This well-kept NOLA home is perfect for investors looking to expand their portfolios OR first-time buyers/downsizers. Offering 3 spacious bedrooms and 2 full bathrooms, this home features wood look vinyl plank and tile floors throughout. Foyer entrance opens to large living room. HUGE kitchen complete with solid wood cabinetry, durable formica countertops with ample space for prep-work and functional layout opens to spacious formal dining. Expansive primary suite has large closet and ensuite with single vanity and walk-in shower. Oversized guest bedrooms with large closets. Guest bathroom features updated vanity and tub/shower combo. Carport with ample off-street parking. Large fully fenced yard with concrete patio. In walking distance to Renew Schaumburg Elementary. No flood insurance required - but current policy of $842/yr can be assumed. Currently tenant occupied at $1500/month. Just mins to everything the city has to offer. A MUST SEE! Make it yours today!

17. 2025-08-03
    historical $1,500
18. 2025-07-21
    listed $1,500
19. 2010-07-02
    soldstatus $42,000
20. 2010-03-22
    listed $45,000
21. 2010-03-22
    listed $45,000
22. 2009-11-30
    listed $102,000
23. 2009-11-30
    listed $102,000
24. 1988-03-29
    soldstatus $62,500

ⓘ 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: $1,344 · $112/mo
• Projected year-2 tax: $1,344 · $112/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 2/10 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,339
• − Mortgage interest: −$8,346
• − Property taxes: −$1,344
• − Insurance: −$1,542
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$4,335
• Taxable loss: −$162
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $2,264/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): 23,107
• Household income: $40,765
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2030.0

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 (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 4% Two or more races 4% White 2%
• Common ancestry: Lithuanian 1% Hispanic 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -72.43%
• Current HPI: 175.4465
• Rent YoY: —
• 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

+138.4% since first listed

10 events — show timeline

• 2026-02-15 Listed $149,000 GSREIN
• 2026-02-15 Listed $149,000 AcadianaMLS
• 2025-08-03 Rental Removed $1,500 BUILDIUM
• 2025-07-21 Listed for Rent $1,500 BUILDIUM
• 2010-07-02 Sold (MLS) $42,000 GSREIN
• 2010-03-22 Listed $45,000 GSREIN
• 2010-03-22 Listed $45,000 AcadianaMLS
• 2009-11-30 Listed $102,000 GSREIN
• 2009-11-30 Listed $102,000 AcadianaMLS
• 1988-03-29 Sold (Public Records) $62,500 Public Records

Property tax history

-1.4%/yr

Latest (2026): $1,344 · +1.1% YoY. Source: county tax records.