4719 Warren Dr · New Orleans, LA 70127

$185,000

3 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 109 Days on market

Built 1956 $121/sqft · at area comps Est $192k · at est.

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Why this score? — see what drove the D+ 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 +16.8/30.0
• ARV discount +9.2/15.0
• DSCR +5.2/10.0
• 1% rule +4.0/10.0
• 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

Seller offering $3,000 in closing cost assistance with an acceptable offer. Must see, attractive home with great curb appeal in the convenient Read West neighborhood, just blocks from Joe Brown Park! Just under 1,600 sq ft, this home features a spacious open floor plan perfect for everyday living and entertaining, with a bright living, kitchen, and dining area. Offering 3 bedrooms, 2 full bathrooms, and a functional garage, this solid home includes updated electrical and plumbing, HVAC and roof only a few years old, tiled floors, large baseboards, beautiful trim throughout the main living areas, ceiling fans, and recessed lighting. Located in an established, sought-after area with great scenery, this beautifully elevated block has never flooded and is in Flood Zone X. Enjoy being just a bike ride away from the library, Lincoln Beach, and the anticipated Bayou Phoenix Family Entertainment Water Park & Lodging.

Key facts

• Open floor plan
• Updated electrical
• Tiled floors

Tags

• READ WEST NEIGHBORHOOD
• OPEN FLOOR PLAN
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• HVAC AND ROOF
• TILED FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $53 ($635/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (10.4% below list).
• Recommended offer: $166k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• Zoned schools: Benjamin Franklin Elem. Math And Science (math 12% / reading 23%, grade F, #479 of 646 statewide, top 75%, 747 students, 98% FRL, charter) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 130 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $1,658/mo this rent would consume 49% of the median local household income ($41k/yr) (locally 2030% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 109 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 25y 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 $22k; list at $185k implies a 722% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $165,782 (10.4% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 9.3

CMA / ARV

• ARV (median comp): $192,072
• List price: $185,000
• Delta: -3.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4844 Sierra Madre Dr	0.14mi	3/2.0	1,518 (-1%)	2mo	$195,000	$128	91
10101 Dreux Ave	0.13mi	3/2.0	1,633 (+7%)	3mo	$206,000	$126	80
10700 Vienna St	0.43mi	3/2.0	1,508 (-1%)	8mo	$120,000	$80	71
4927 Sandalwood St	0.33mi	4/2.5 (+1)	1,481 (-3%)	7mo	$260,000	$176	66
4635 Longfellow Dr	0.74mi	3/2.0	1,530 (+0%)	1mo	$225,000	$147	64
4718 Hauck Dr	0.20mi	3/2.0	1,748 (+14%)	5mo	$234,000	$134	63
4714 Rosalia Dr	0.46mi	2/2.0 (-1)	1,579 (+3%)	9mo	$158,000	$100	60
4921 Nighthart St	0.57mi	3/1.0	1,599 (+5%)	2mo	$65,000	$41	60
4624 Wright Rd	0.59mi	3/2.0	1,440 (-6%)	4mo	$165,000	$115	59
4811 Perelli Dr	0.34mi	3/2.0	1,730 (+13%)	6mo	$200,000	$116	57
4958 Sandalwood St	0.39mi	4/2.0 (+1)	1,691 (+11%)	5mo	$285,000	$169	55
4711 Eunice St	0.56mi	3/2.0	1,665 (+9%)	8mo	$219,000	$132	52

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-26,595
• Equity at exit: $27,584

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-18,771
• Equity at exit: $15,995

Cash invested: $51,800 (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: 130
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$970
• Tax from tax record: −$143 /mo · $1,717/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $53

Break-even live

Break-even rent $1,591

Max offer price $185,000

Occupancy floor 92%

Sensitivity live

Price	-10% $158	-5% $105	+0% $53	+5% $1	+10% $-52
Rent	-10% $-78	-5% $-13	+0% $53	+5% $118	+10% $184
Rate	-1.0pp $146	-0.5pp $100	base $53	+0.5pp $5	+1.0pp $-44

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5000 Cardenas Dr New Orleans, LA	3.0	2.0	1800	$1,920	$1.07	25d	1	0.30mi
5131 Bundy Rd New Orleans, LA	1.0–3.0	1.0–2.0	1000	$1,314	$1.31	3d	21	0.76mi
5754 Louis Prima Dr E New Orleans, LA	3.0	2.5	2069	$2,195	$1.06	25d	1	1.27mi
10704 Roger Dr Unit D New Orleans, LA	2.0	1.5	1050	$950	$0.90	25d	1	1.34mi
10821 Roger Dr Unit A New Orleans, LA	2.0	1.5	1200	$1,400	$1.17	25d	1	1.40mi
11040 Roger Dr Unit C New Orleans, LA	2.0	2.5	1505	$1,500	$1.00	25d	1	1.43mi
10951 Roger Dr Unit B New Orleans, LA	3.0	2.5	2048	$1,850	$0.90	25d	1	1.43mi
9040 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	17d	1	1.47mi
9042 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	17d	1	1.47mi
9022 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	25d	1	1.48mi
9020 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	25d	1	1.48mi

Listing history 47 events

1. 2026-06-21
   days on market $185,000 Active 109 DOM
2. 2026-06-18
   days on market $185,000 Active 106 DOM
3. 2026-06-17
   days on market $185,000 Active 105 DOM
4. 2026-06-16
   days on market $185,000 Active 104 DOM
5. 2026-06-15
   days on market $185,000 Active 103 DOM
6. 2026-06-13
   days on market $185,000 Active 101 DOM
7. 2026-06-10
   days on market $185,000 Active 98 DOM
8. 2026-06-09
   days on market $185,000 Active 97 DOM
9. 2026-06-08
   days on market $185,000 Active 96 DOM
10. 2026-06-07
    days on market $185,000 Active 95 DOM
11. 2026-06-05
    days on market $185,000 Active 92 DOM
12. 2026-06-03
    days on market $185,000 Active 91 DOM
13. 2026-06-02
    days on market $185,000 Active 90 DOM
14. 2026-06-01
    days on market $185,000 Active 89 DOM
15. 2026-05-31
    days on market $185,000 Active 88 DOM
16. 2026-03-02
    listed $185,000 Active 926-char remark

    Show marketing remark (928 chars)

    Seller offering $3,000 in closing cost assistance with an acceptable offer. Must see, attractive home with great curb appeal in the convenient Read West neighborhood, just blocks from Joe Brown Park! Just under 1,600 sq ft, this home features a spacious open floor plan perfect for everyday living and entertaining, with a bright living, kitchen, and dining area. Offering 3 bedrooms, 2 full bathrooms, and a functional garage, this solid home includes updated electrical and plumbing, HVAC and roof only a few years old, tiled floors, large baseboards, beautiful trim throughout the main living areas, ceiling fans, and recessed lighting. Located in an established, sought-after area with great scenery, this beautifully elevated block has never flooded and is in Flood Zone X. Enjoy being just a bike ride away from the library, Lincoln Beach, and the anticipated Bayou Phoenix Family Entertainment Water Park & Lodging.

17. 2026-03-02
    listed $185,000 Active 928-char remark

    Show marketing remark (928 chars)

    Seller offering $3,000 in closing cost assistance with an acceptable offer. Must see, attractive home with great curb appeal in the convenient Read West neighborhood, just blocks from Joe Brown Park! Just under 1,600 sq ft, this home features a spacious open floor plan perfect for everyday living and entertaining, with a bright living, kitchen, and dining area. Offering 3 bedrooms, 2 full bathrooms, and a functional garage, this solid home includes updated electrical and plumbing, HVAC and roof only a few years old, tiled floors, large baseboards, beautiful trim throughout the main living areas, ceiling fans, and recessed lighting. Located in an established, sought-after area with great scenery, this beautifully elevated block has never flooded and is in Flood Zone X. Enjoy being just a bike ride away from the library, Lincoln Beach, and the anticipated Bayou Phoenix Family Entertainment Water Park & Lodging.

18. 2025-09-22
    price $185,000
19. 2025-09-22
    price $185,000
20. 2025-08-22
    listed $189,000 Active
21. 2025-08-22
    listed $185,000 Active
22. 2024-06-22
    price $175,000
23. 2024-06-18
    price $179,000
24. 2024-05-24
    listed $175,000 Active
25. 2023-09-17
    price $185,000
26. 2023-04-21
    price $190,000
27. 2023-01-17
    listed $185,000
28. 2022-08-23
    listed $205,000
29. 2016-09-23
    historical
30. 2016-06-08
    price $129,000
31. 2016-03-22
    status Active
32. 2016-03-22
    historical
33. 2015-10-23
    price $139,000
34. 2015-09-21
    listed $145,000 Active
35. 2015-09-21
    listed $129,000
36. 2014-01-06
    listed $145,500
37. 2014-01-06
    listed $145,500
38. 2012-09-04
    soldstatus $22,500
39. 2012-05-29
    soldstatus $52,667
40. 2012-04-25
    listed $23,000
41. 2012-04-25
    listed $23,000
42. 2011-01-11
    listed $50,000
43. 2011-01-11
    listed $50,000
44. 2001-02-22
    soldstatus $70,000
45. 2001-02-22
    soldstatus $70,000
46. 2001-01-24
    listed $70,000
47. 2001-01-24
    listed $70,000

ⓘ 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: $1,717 · $143/mo
• Projected year-2 tax: $1,717 · $143/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 · 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: $19,894
• − Mortgage interest: −$10,363
• − Property taxes: −$1,717
• − Insurance: −$1,722
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$5,382
• Taxable loss: −$2,473
• Est. tax savings @ 24.0%: +$594
• After-tax cash flow: $1,229/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

+164.3% since first listed

32 events — show timeline

• 2026-03-02 Listed $185,000 GSREIN
• 2026-03-02 Listed $185,000 AcadianaMLS
• 2025-09-22 Price Changed $185,000 AcadianaMLS
• 2025-09-22 Price Changed $185,000 GSREIN
• 2025-08-22 Listed $185,000 AcadianaMLS
• 2025-08-22 Listed $189,000 AcadianaMLS
• 2024-06-22 Price Changed $175,000 GSREIN
• 2024-06-18 Price Changed $179,000 GSREIN
• 2024-05-24 Listed $175,000 AcadianaMLS
• 2023-09-17 Price Changed $185,000 GSREIN
• 2023-04-21 Price Changed $190,000 GSREIN
• 2023-01-17 Listed $185,000 AcadianaMLS
• 2022-08-23 Listed $205,000 AcadianaMLS
• 2016-09-23 Listing Removed — GSREIN
• 2016-06-08 Price Changed $129,000 GSREIN
• 2016-03-22 Relisted — GSREIN
• 2016-03-22 Listing Removed — GSREIN
• 2015-10-23 Price Changed $139,000 GSREIN
• 2015-09-21 Listed $145,000 GSREIN
• 2015-09-21 Listed $129,000 AcadianaMLS
• 2014-01-06 Listed $145,500 GSREIN
• 2014-01-06 Listed $145,500 AcadianaMLS
• 2012-09-04 Sold (MLS) $22,500 GSREIN
• 2012-05-29 Sold (Public Records) $52,667 Public Records
• 2012-04-25 Listed $23,000 AcadianaMLS
• 2012-04-25 Listed $23,000 GSREIN
• 2011-01-11 Listed $50,000 GSREIN
• 2011-01-11 Listed $50,000 AcadianaMLS
• 2001-02-22 Sold (Public Records) $70,000 Public Records
• 2001-02-22 Sold (MLS) $70,000 GSREIN
• 2001-01-24 Listed $70,000 AcadianaMLS
• 2001-01-24 Listed $70,000 GSREIN

Property tax history

+7.4%/yr

Latest (2026): $1,717 · +1.1% YoY. Source: county tax records.