2039 Lawrence St · New Orleans, LA 70114

$90,000

3 bd · 2.0 ba · 1,784 sqft · SingleFamily public records · 80 Days on market

Built 1997 $50/sqft · 42% below area Est $166k · 46% 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
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to flip!!! Seller very Motivated!!! Ask me about my "Property Package Deal"

Key facts

• 2 parking spots
• Built 1997
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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.
• Market conditions: Rents soft (-0.7%/yr); 265 active listings in the ZIP; 26 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).
• At $1,895/mo this rent would consume 52% of the median local household income ($43k/yr) (locally 2240% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y 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 $33k; list at $90k implies a 174% 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 $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.11% ✓
• Cap rate: 17.80%
• Cash-on-cash: 41.09%
• DSCR: 2.83
• GRM: 4.0

CMA / ARV

• ARV (median comp): $165,621
• List price: $90,000
• Delta: -45.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1728 Farragut St	0.17mi	4/2.0 (+1)	1,710 (-4%)	4mo	$112,000	$65	77
1439 Lauradale Dr	0.21mi	2/2.0 (-1)	1,813 (+2%)	11mo	$206,500	$114	73
2110 Mardi Gras Blvd	0.23mi	3/2.0	1,568 (-12%)	2mo	$260,500	$166	67
1309 L B Landry Ave	0.37mi	4/2.0 (+1)	1,700 (-5%)	20mo	$250,000	$147	53
1440 Shirley Dr	0.29mi	3/2.0	1,955 (+10%)	21mo	$190,000	$97	53
1600 Bodenger Blvd	0.59mi	3/2.5	1,558 (-13%)	1mo	$102,000	$65	49
624 Wagner St	0.72mi	3/2.5	1,938 (+9%)	10mo	$385,000	$199	41
1774 Pace Blvd	0.59mi	3/2.0	1,574 (-12%)	19mo	$105,000	$67	37
1321 Pacific Ave	0.67mi	3/1.5	1,520 (-15%)	8mo	$60,000	$39	36
2033 Evergreen Ave	0.72mi	4/1.0 (+1)	1,860 (+4%)	23mo	$70,000	$38	32
2401 Lauradale Dr	0.54mi	4/2.0 (+1)	1,528 (-14%)	21mo	$195,000	$128	28

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: 30.4%
• Equity multiple: 2.22×
• Total profit: $30,668
• Equity at exit: $13,419

10-year hold

• IRR: 35.8%
• Equity multiple: 3.81×
• Total profit: $70,879
• Equity at exit: $7,782

Cash invested: $25,200 (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 70114

• Rents YoY: -0.7%
• Active inventory: 265
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,895 high
• Mortgage (P&I): −$472
• Tax from tax record: −$124 /mo · $1,493/yr
• Insurance: −$38
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $796

Break-even live

Break-even rent $887

Max offer price $90,000

Occupancy floor 53%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1402 Behrman Ave New Orleans, LA	2.0	1.0	1673	$1,500	$0.90	23d	1	0.12mi
1414 Sumner St New Orleans, LA	3.0	2.0	1800	$1,450	$0.81	15d	1	0.15mi
1684 Lauradale Dr New Orleans, LA	4.0	2.0	1571	$2,000	$1.27	23d	1	0.26mi
2320 Mardi Gras Blvd New Orleans, LA	4.0	2.5	1600	$2,500	$1.56	1d	1	0.47mi
1774 Pace Blvd New Orleans, LA	4.0	2.5	1574	$2,000	$1.27	23d	1	0.60mi
701 Behrman Ave New Orleans, LA	3.0	2.0	1368	$2,300	$1.68	3d	1	0.62mi
807 Whitney Ave Unit 1 New Orleans, LA	3.0	2.0	1262	$1,500	$1.19	3d	1	0.63mi
1622 Jo Ann Pl New Orleans, LA	3.0	1.5	1301	$1,500	$1.15	1d	1	0.63mi
3000 Americus St New Orleans, LA	3.0	2.0	1280	$1,400	$1.09	23d	1	0.68mi
1825 Murl St New Orleans, LA	3.0	2.0	2484	$1,750	$0.70	23d	1	0.71mi
513 Park Blvd New Orleans, LA	3.0	2.0	1600	$2,300	$1.44	3d	1	0.83mi
1010 Isbell St Gretna, LA	3.0	1.0	1300	$1,350	$1.04	43d	1	0.86mi
729 Elmira Ave New Orleans, LA	4.0	2.0	2000	$2,000	$1.00	15d	1	0.92mi
543 Atlantic Ave New Orleans, LA	2.0	2.5	1430	$2,200	$1.54	23d	1	0.93mi
400 Park Blvd Unit A New Orleans, LA	4.0	1.5	1275	$2,200	$1.73	23d	1	0.94mi
527 Atlantic Ave New Orleans, LA	3.0	2.0	1800	$2,050	$1.14	23d	1	0.95mi
433 Homer St Unit 1 New Orleans, LA	4.0	2.0	1570	$1,850	$1.18	23d	1	1.05mi
336 Elmira Ave New Orleans, LA	3.0	1.0	1250	$1,825	$1.46	23d	1	1.12mi
249 Vallette St New Orleans, LA	4.0	2.0	1734	$2,500	$1.44	15d	1	1.27mi
21 Carriage Ln New Orleans, LA	3.0	2.5	1900	$2,000	$1.05	21d	1	1.31mi
119 Vallette St New Orleans, LA	3.0	2.5	1500	$2,100	$1.40	23d	1	1.34mi
323 Morgan St Unit G New Orleans, LA	2.0	2.5	1700	$2,500	$1.47	43d	1	1.48mi
323 Morgan St Apt E New Orleans, LA	2.0	2.5	2000	$3,600	$1.80	43d	1	1.48mi
323 Morgan St Unit C New Orleans, LA	2.0	2.0	2000	$3,200	$1.60	43d	1	1.48mi
323 Morgan St New Orleans, LA	2.0	2.5	2000	$3,600	$1.80	16d	1	1.48mi
619 Reynes St New Orleans, LA	3.0	2.0	1318	$2,100	$1.59	15d	1	1.50mi

Listing history 31 events

1. 2026-06-18
   days on market $90,000 Active 80 DOM
2. 2026-06-17
   days on market $90,000 Active 79 DOM
3. 2026-06-16
   days on market $90,000 Active 78 DOM
4. 2026-06-15
   days on market $90,000 Active 77 DOM
5. 2026-06-13
   days on market $90,000 Active 75 DOM
6. 2026-06-10
   days on market $90,000 Active 72 DOM
7. 2026-06-09
   days on market $90,000 Active 71 DOM
8. 2026-06-08
   days on market $90,000 Active 70 DOM
9. 2026-06-07
   days on market $90,000 Active 69 DOM
10. 2026-06-05
    days on market $90,000 Active 66 DOM
11. 2026-06-03
    days on market $90,000 Active 65 DOM
12. 2026-06-02
    days on market $90,000 Active 64 DOM
13. 2026-06-01
    days on market $90,000 Active 63 DOM
14. 2026-05-31
    days on market $90,000 Active 62 DOM
15. 2026-03-30
    listed $90,000 Active 103-char remark

    Show marketing remark (103 chars)

    Great opportunity to flip!!! Seller very Motivated!!! Ask me about my "Property Package Deal"

16. 2026-03-30
    listed $90,000 Active 103-char remark

    Show marketing remark (103 chars)

    Great opportunity to flip!!! Seller very Motivated!!! Ask me about my "Property Package Deal"

17. 2016-06-24
    soldstatus $32,800 Sold
18. 2016-05-12
    status Under Contract
19. 2016-04-19
    listed $44,900 Active
20. 2016-04-19
    historical
21. 2016-04-15
    listed $44,900
22. 2016-04-04
    historical Pending Continue to Show
23. 2016-03-29
    status Active
24. 2016-03-26
    historical
25. 2016-03-19
    status Active
26. 2016-03-18
    historical
27. 2016-02-19
    status Active
28. 2016-02-18
    historical
29. 2016-02-12
    price $44,900
30. 2015-11-18
    listed $49,900 Active
31. 2015-11-17
    listed $44,900

ⓘ 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: $1,493 · $124/mo
• Projected year-2 tax: $1,493 · $124/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 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: $22,737
• − Mortgage interest: −$5,041
• − Property taxes: −$1,493
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − Depreciation: −$2,618
• Taxable income: $8,699
• Est. tax owed @ 24.0%: −$2,088
• After-tax cash flow: $7,470/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): 22,659
• Household income: $43,493
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 2240.0

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 (72%)
• Race & ethnicity: Black 72% White 16% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 2% 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: ▼ -98.56%
• Current HPI: 149.0172
• Rent YoY: ▼ -0.72%
• 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

+100.4% since first listed

17 events — show timeline

• 2026-03-30 Listed $90,000 GSREIN
• 2026-03-30 Listed $90,000 AcadianaMLS
• 2016-06-24 Sold (MLS) $32,800 GSREIN
• 2016-05-12 Pending — GSREIN
• 2016-04-19 Listed $44,900 GSREIN
• 2016-04-19 Listing Removed — GSREIN
• 2016-04-15 Listed $44,900 AcadianaMLS
• 2016-04-04 Contingent — GSREIN
• 2016-03-29 Relisted — GSREIN
• 2016-03-26 Listing Removed — GSREIN
• 2016-03-19 Relisted — GSREIN
• 2016-03-18 Listing Removed — GSREIN
• 2016-02-19 Relisted — GSREIN
• 2016-02-18 Listing Removed — GSREIN
• 2016-02-12 Price Changed $44,900 GSREIN
• 2015-11-18 Listed $49,900 GSREIN
• 2015-11-17 Listed $44,900 AcadianaMLS

Property tax history

+31.9%/yr

Latest (2026): $1,493 · +0.0% YoY. Source: county tax records.