4977 Feliciana Dr · New Orleans, LA 70126

$139,000

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 211 Days on market

Built 1955 6,699 sqft lot $120/sqft · 33% below area Est $207k · 33% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Gentilly! Charming 3-bed, 1-bath home located in a well-established neighborhood. Property features a spacious living room, separate den, kitchen with indoor washer/dryer hookups, and an oversized backyard with patio--ideal for outdoor enjoyment. One-car garage plus additional off-street parking. Great opportunity for first-time homebuyers or investors. Property sold As-Is. Motivated seller!

Key facts

• One car garage
• Separate den
• Patio

Tags

• SPACIOUS LIVING ROOM
• SEPARATE DEN
• INDOOR WASHER DRYER HOOKUPS
• OVERSIZED BACKYARD
• PATIO
• ONE CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Rents soft (-0.2%/yr); 224 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,735/mo this rent would consume 50% of the median local household income ($42k/yr) (locally 1767% 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 $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 211 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 10592% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 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 1955 — 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: 1.25% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.65%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $207,264
• List price: $139,000
• Delta: -32.94%
• 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
4951 Feliciana Dr	0.04mi	3/1.0	1,118 (-4%)	4mo	$102,268	$91	89
5108 Feliciana Dr	0.04mi	3/1.5	1,147 (-1%)	13mo	$129,000	$112	83
5012 Stephen Girard Ave	0.53mi	3/1.0	1,150 (-1%)	2mo	$130,000	$113	72
2757 Dreux Ave	0.43mi	2/1.0 (-1)	1,140 (-2%)	7mo	$145,000	$127	66
4008 Prentiss Ave	0.49mi	3/1.0	1,225 (+6%)	4mo	$114,000	$93	64
4033 Odin St	0.41mi	3/2.0	1,124 (-3%)	10mo	$200,000	$178	63
4712 Lafaye St	0.57mi	2/1.0 (-1)	1,157 (-0%)	9mo	$217,500	$188	60
5817 Providence Pl	0.62mi	3/2.0	1,225 (+6%)	6mo	$235,900	$193	53
4842 Pauline Dr	0.50mi	3/2.0	1,236 (+7%)	12mo	$223,500	$181	51
2769 Pressburg St	0.72mi	2/2.0 (-1)	1,202 (+4%)	8mo	$200,000	$166	45
4915 Painters St	0.74mi	3/2.0	1,331 (+15%)	1mo	$320,000	$240	36
4472 Demontluzin St	0.72mi	3/2.5	1,296 (+12%)	10mo	$295,000	$228	32

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: -4.0%
• Equity multiple: 0.86×
• Total profit: $-5,643
• Equity at exit: $20,725

10-year hold

• IRR: 1.6%
• Equity multiple: 1.10×
• Total profit: $3,905
• 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 70126

• Home prices YoY: -17.0%
• Rents YoY: -0.2%
• Active inventory: 224
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $344

Break-even live

Break-even rent $1,300

Max offer price $139,000

Occupancy floor 75%

Sensitivity live

Price	-10% $440	-5% $392	+0% $344	+5% $296	+10% $248
Rent	-10% $207	-5% $275	+0% $344	+5% $412	+10% $481
Rate	-1.0pp $414	-0.5pp $379	base $344	+0.5pp $308	+1.0pp $271

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	25d	1	0.39mi
4951 Eastern St New Orleans, LA	2.0	1.0	850	$1,350	$1.59	25d	1	0.41mi
4681 Eastern St New Orleans, LA	2.0	1.0	1100	$1,400	$1.27	17d	1	0.48mi
4936 Baccich St New Orleans, LA	3.0	1.0	1053	$1,700	$1.61	25d	1	0.50mi
4767 Lafaye St New Orleans, LA	3.0	2.0	1469	$2,000	$1.36	25d	1	0.54mi
4926 Venus St Unit 4926 New Orleans, LA	2.0	1.0	800	$1,200	$1.50	5d	1	0.72mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	13d	1	0.75mi
2844 Hiawatha St New Orleans, LA	2.0	1.0	975	$1,475	$1.51	25d	1	0.76mi
2754 Jasmine St New Orleans, LA	3.0	1.0	1020	$1,750	$1.72	25d	1	0.79mi
5905 Lafaye St New Orleans, LA	3.0	1.0	911	$1,700	$1.87	25d	1	0.81mi
2671 Gladiolus St Unit 2669 New Orleans, LA	2.0	1.0	830	$1,250	$1.51	25d	1	0.93mi
4023 Franklin Ave New Orleans, LA	3.0	2.0	1000	$1,700	$1.70	4d	1	0.96mi
2650 Gladiolus St New Orleans, LA	2.0	1.0	900	$1,600	$1.78	25d	1	0.97mi
6036 Franklin Ave New Orleans, LA	2.0	1.0	898	$1,200	$1.34	18d	1	1.01mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	13d	1	1.04mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	45d	1	1.04mi
2700 Clover St New Orleans, LA	2.0	1.0	800	$1,250	$1.56	25d	1	1.07mi
2702 Clover St New Orleans, LA	2.0	2.0	880	$1,300	$1.48	25d	1	1.07mi
5519 Mandeville St New Orleans, LA	3.0	1.0	1125	$1,650	$1.47	5d	1	1.11mi
5925 Saint Roch Ave New Orleans, LA	2.0	1.0	1000	$1,550	$1.55	18d	1	1.13mi
4211 Downman Rd New Orleans, LA	2.0	1.0	900	$1,250	$1.39	25d	1	1.15mi
4616 Marigny St New Orleans, LA	2.0	1.0	1020	$1,750	$1.72	22d	1	1.17mi
4618 Marigny St New Orleans, LA	3.0	1.0	1320	$1,900	$1.44	25d	1	1.17mi
2647 Myrtle St Unit 2647 New Orleans, LA	4.0	2.0	1445	$2,550	$1.76	45d	1	1.18mi
2425 Jonquil St New Orleans, LA	2.0	2.0	1038	$1,500	$1.45	25d	1	1.18mi
6530 Peoples Ave New Orleans, LA	3.0	2.0	1200	$1,800	$1.50	25d	1	1.18mi
2512 Mexico St New Orleans, LA	3.0	2.0	975	$1,550	$1.59	25d	1	1.19mi
6222 Arts St Unit 6226 New Orleans, LA	2.0	1.5	1120	$1,250	$1.12	25d	1	1.20mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	25d	1	1.21mi
2558 Acacia St New Orleans, LA	2.0	1.0	900	$1,500	$1.67	25d	1	1.22mi
2646 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	18d	1	1.24mi
2644 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	18d	1	1.24mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	25d	1	1.25mi
2739 Bay St Unit B New Orleans, LA	4.0	2.0	1400	$1,800	$1.29	21d	1	1.27mi
2312 Madrid St New Orleans, LA	2.0	1.0	1100	$1,475	$1.34	25d	1	1.28mi
2701 03 Frankfort St New Orleans, LA	3.0	1.0	1100	$1,850	$1.68	25d	1	1.32mi
3316 Metropolitan St New Orleans, LA	3.0	2.0	1184	$1,700	$1.44	25d	1	1.34mi
2509 Sage St New Orleans, LA	3.0	1.0	1250	$1,650	$1.32	22d	1	1.34mi
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	25d	1	1.36mi
4527 Shalimar Dr New Orleans, LA	3.0	1.5	1174	$1,550	$1.32	25d	1	1.38mi

Listing history 7 events

1. 2026-05-31
   days on market $139,000 Active 211 DOM
2. 2026-03-18
   historical $1,300
3. 2026-02-20
   listed $1,300
4. 2025-12-07
   price $139,000 405-char remark

   Show marketing remark (410 chars)

   Welcome to Gentilly! Charming 3-bed, 1-bath home located in a well-established neighborhood. Property features a spacious living room, separate den, kitchen with indoor washer/dryer hookups, and an oversized backyard with patio—ideal for outdoor enjoyment. One-car garage plus additional off-street parking. Great opportunity for first-time homebuyers or investors. Property sold As-Is. Motivated seller!

5. 2025-12-07
   price $139,000 410-char remark

   Show marketing remark (410 chars)

   Welcome to Gentilly! Charming 3-bed, 1-bath home located in a well-established neighborhood. Property features a spacious living room, separate den, kitchen with indoor washer/dryer hookups, and an oversized backyard with patio—ideal for outdoor enjoyment. One-car garage plus additional off-street parking. Great opportunity for first-time homebuyers or investors. Property sold As-Is. Motivated seller!

6. 2025-11-01
   listed $179,000 Active 405-char remark

   Show marketing remark (410 chars)

   Welcome to Gentilly! Charming 3-bed, 1-bath home located in a well-established neighborhood. Property features a spacious living room, separate den, kitchen with indoor washer/dryer hookups, and an oversized backyard with patio—ideal for outdoor enjoyment. One-car garage plus additional off-street parking. Great opportunity for first-time homebuyers or investors. Property sold As-Is. Motivated seller!

7. 2025-11-01
   listed $179,000 Active 410-char remark

   Show marketing remark (410 chars)

   Welcome to Gentilly! Charming 3-bed, 1-bath home located in a well-established neighborhood. Property features a spacious living room, separate den, kitchen with indoor washer/dryer hookups, and an oversized backyard with patio—ideal for outdoor enjoyment. One-car garage plus additional off-street parking. Great opportunity for first-time homebuyers or investors. Property sold As-Is. Motivated seller!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 60% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,824
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$4,044
• Taxable income: $2,085
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $3,626/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): 27,047
• Household income: $41,709
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1767.0

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 (85%)
• Race & ethnicity: Black 85% Hispanic / Latino 6% Two or more races 5% White 5%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 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: ▼ -36.35%
• Current HPI: 177.355
• Rent YoY: ▼ -0.24%
• 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

-99.3% since first listed

6 events — show timeline

• 2026-03-18 Rental Removed $1,300 GSREIN
• 2026-02-20 Listed for Rent $1,300 GSREIN
• 2025-12-07 Price Changed $139,000 AcadianaMLS
• 2025-12-07 Price Changed $139,000 GSREIN
• 2025-11-01 Listed $179,000 GSREIN
• 2025-11-01 Listed $179,000 AcadianaMLS

Property tax history

-0.0%/yr

Latest (2026): $161 · +0.5% YoY. Source: county tax records.