5042 W Saint Andrews Cir · New Orleans, LA 70128

$222,900

4 bd · 3.0 ba · 2,638 sqft · SingleFamily public records · 248 Days on market

Built 2001 9,317 sqft lot $84/sqft · 35% below area Est $341k · 35% under $42/mo HOA · 2% of rent ↓ 10% since listing

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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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.4/10.0
• 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

A diamond in the rough! A gem of a neighborhood! Gated Fairway Estates, Offers An Opportunity to Custom Renovate! A new ROOF and in an X FLOOD ZONE. PICTURE IT! Open Floorplan with A HUGE Ensuite Primary Bedroom. FOUR Bedrooms, THREE Bathrooms. Plenty SPACE for a Growing Family. Escape to this GATED Oasis and Invite Family and Friends for Entertainment with Peace of Mind.

Key facts

• Open floorplan
• Custom renovate
• Gated oasis

Tags

• GATED FAIRWAY ESTATES
• CUSTOM RENOVATE
• NEW ROOF
• OPEN FLOORPLAN
• HUGE ENSUITE PRIMARY BEDROOM
• GATED OASIS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $223k.

Deal economics

• At list price, monthly cash flow is $83 ($999/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 $209k (6.1% below list).
• Recommended offer: $196k (12.0% below list) — sets the bar for market timing.
• 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.
• Market conditions: 105 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 248 days — a 12% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $196,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.94% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.88%
• DSCR: 1.13
• GRM: 8.9

CMA / ARV

• ARV (median comp): $341,473
• List price: $222,900
• Delta: -34.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5042 Par Four Dr	0.05mi	4/3.5	2,618 (-1%)	14mo	$370,000	$141	83
11280 Fernley Dr	0.26mi	4/2.0	2,690 (+2%)	18mo	$277,000	$103	65
11276 Notaway Ln	0.19mi	4/2.5	2,461 (-7%)	21mo	$275,000	$112	60
11420 S Easterlyn Cir	0.27mi	4/2.0	2,800 (+6%)	16mo	$405,000	$145	60
11404 Melvin Pl	0.45mi	3/2.5 (-1)	2,443 (-7%)	7mo	$295,000	$121	54
11404 N Easterlyn Cir	0.27mi	4/3.0	2,318 (-12%)	19mo	$375,000	$162	51
4937 Robin Hood Dr	0.47mi	3/2.0 (-1)	2,545 (-4%)	16mo	$210,000	$83	50
11210 S Idlewood Ct	0.51mi	3/2.0 (-1)	2,253 (-15%)	8mo	$215,000	$95	37

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-30,765
• Equity at exit: $33,235

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-19,756
• Equity at exit: $19,272

Cash invested: $62,412 (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 70128

• Home prices YoY: -5.9%
• Active inventory: 105
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,093 medium
• Mortgage (P&I): −$1,169
• Tax from tax record: −$200 /mo · $2,403/yr
• Insurance: −$93
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$42
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $83

Break-even live

Break-even rent $1,988

Max offer price $222,900

Occupancy floor 91%

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: $55,725
• Closing costs: $6,687
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5754 Louis Prima Dr E New Orleans, LA	3.0	2.5	2069	$2,195	$1.06	24d	1	0.78mi
5000 Cardenas Dr New Orleans, LA	3.0	2.0	1800	$1,920	$1.07	24d	1	1.15mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: security

Listing history 21 events

1. 2026-06-18
   days on market $222,900 Active 248 DOM
2. 2026-06-17
   days on market $222,900 Active 247 DOM
3. 2026-06-16
   days on market $222,900 Active 246 DOM
4. 2026-06-15
   days on market $222,900 Active 245 DOM
5. 2026-06-13
   days on market $222,900 Active 243 DOM
6. 2026-06-10
   days on market $222,900 Active 240 DOM
7. 2026-06-09
   days on market $222,900 Active 239 DOM
8. 2026-06-08
   days on market $222,900 Active 238 DOM
9. 2026-06-07
   days on market $222,900 Active 237 DOM
10. 2026-06-05
    days on market $222,900 Active 234 DOM
11. 2026-06-03
    days on market $222,900 Active 233 DOM
12. 2026-06-02
    days on market $222,900 Active 232 DOM
13. 2026-06-01
    days on market $222,900 Active 231 DOM
14. 2026-05-31
    days on market $222,900 Active 230 DOM
15. 2026-05-12
    price $222,900 374-char remark

    Show marketing remark (374 chars)

    A diamond in the rough! A gem of a neighborhood! Gated Fairway Estates, Offers An Opportunity to Custom Renovate! A new ROOF and in an X FLOOD ZONE. PICTURE IT! Open Floorplan with A HUGE Ensuite Primary Bedroom. FOUR Bedrooms, THREE Bathrooms. Plenty SPACE for a Growing Family. Escape to this GATED Oasis and Invite Family and Friends for Entertainment with Peace of Mind.

16. 2026-05-12
    price $222,900 374-char remark

    Show marketing remark (374 chars)

    A diamond in the rough! A gem of a neighborhood! Gated Fairway Estates, Offers An Opportunity to Custom Renovate! A new ROOF and in an X FLOOD ZONE. PICTURE IT! Open Floorplan with A HUGE Ensuite Primary Bedroom. FOUR Bedrooms, THREE Bathrooms. Plenty SPACE for a Growing Family. Escape to this GATED Oasis and Invite Family and Friends for Entertainment with Peace of Mind.

17. 2025-10-13
    listed $209,900 Active 374-char remark

    Show marketing remark (374 chars)

    A diamond in the rough! A gem of a neighborhood! Gated Fairway Estates, Offers An Opportunity to Custom Renovate! A new ROOF and in an X FLOOD ZONE. PICTURE IT! Open Floorplan with A HUGE Ensuite Primary Bedroom. FOUR Bedrooms, THREE Bathrooms. Plenty SPACE for a Growing Family. Escape to this GATED Oasis and Invite Family and Friends for Entertainment with Peace of Mind.

18. 2025-10-13
    listed $209,900 Active 374-char remark

    Show marketing remark (374 chars)

    A diamond in the rough! A gem of a neighborhood! Gated Fairway Estates, Offers An Opportunity to Custom Renovate! A new ROOF and in an X FLOOD ZONE. PICTURE IT! Open Floorplan with A HUGE Ensuite Primary Bedroom. FOUR Bedrooms, THREE Bathrooms. Plenty SPACE for a Growing Family. Escape to this GATED Oasis and Invite Family and Friends for Entertainment with Peace of Mind.

19. 2023-11-07
    price $240,000
20. 2023-08-28
    listed $240,000 Active
21. 2001-08-17
    soldstatus $248,000

ⓘ 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: $2,403 · $200/mo
• Projected year-2 tax: $2,403 · $200/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 ≥107°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: $25,120
• − Mortgage interest: −$12,486
• − Property taxes: −$2,403
• − Insurance: −$1,912
• − Repairs & maintenance: −$2,010
• − Management: −$2,010
• − HOA: −$504
• − Depreciation: −$6,484
• Taxable loss: −$2,688
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $1,644/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
• City population: 338,817
• Population (ZIP): 22,973

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 (86%)
• Race & ethnicity: Black 86% Asian 5% White 4% Two or more races 3%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 95% English-only · Vietnamese 4% Spanish 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: ▼ -15.51%
• Current HPI: 247.7131
• Rent YoY: —
• Metro: —
• 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

-10.1% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $222,900 AcadianaMLS
• 2026-05-12 Price Changed $222,900 GSREIN
• 2025-10-13 Listed $209,900 GSREIN
• 2025-10-13 Listed $209,900 AcadianaMLS
• 2023-11-07 Price Changed $240,000 GSREIN
• 2023-08-28 Listed $240,000 AcadianaMLS
• 2001-08-17 Sold (Public Records) $248,000 Public Records

Property tax history

+8.6%/yr

Latest (2026): $2,403 · +1.1% YoY. Source: county tax records.