5217 Mandeville St · New Orleans, LA 70122

$225,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 28 Days on market

Built 1920 $156/sqft · 34% below area Est $259k · 13% under

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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).

• ARV discount +13.4/15.0
• Cash flow +13.1/30.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Picture yourself on the front porch of sweet cottage home located in a highly desirable part of the greater Gentilly neighborhood chatting with your friendly neighbors. Flexible floorplan allows for 3 bedrooms or 2 bedrooms with bonus space for in-home office, playroom or a myriad of other possibilities. Open living and kitchen area give a airy & spacious flow upon entry. The privacy backyard is a blank canvas for you to create your own garden or tropical oasis with a newly constructed wood deck overlooking the expansive greenery. Need some groceries for the family? Walk around the corner to the new Conseco's Market. Need to get to UNO or commute to downtown? Jump on Elysian Fields

Key facts

• Privacy backyard
• Expansive greenery
• Front porch

Tags

• FRONT PORCH
• FLEXIBLE FLOORPLAN
• PRIVACY BACKYARD
• NEWLY CONSTRUCTED WOOD DECK
• EXPANSIVE GREENERY
• WALK TO CONSECO'S MARKET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-75 ($-905/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (20.5% below list).
• Recommended offer: $179k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 (-0.6%/yr); 332 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 43% of the median local income ($49k/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 $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 28 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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 $110k; list at $225k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — 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 $178,960 (20.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.80% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (median comp): $259,027
• List price: $225,000
• Delta: -13.14%
• 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
4919 Western St	0.27mi	3/2.0	1,500 (+4%)	1mo	$214,900	$143	79
4619 Music St	0.53mi	3/1.5	1,439 (-0%)	2mo	$245,000	$170	72
4915 Painters St	0.38mi	3/2.0	1,331 (-8%)	1mo	$320,000	$240	69
4709 Painters St	0.48mi	2/2.0 (-1)	1,365 (-5%)	1mo	$220,000	$161	63
4631 Painters St	0.56mi	3/2.0	1,345 (-7%)	3mo	$239,000	$178	60
5514 Wingate Dr	0.66mi	3/2.0	1,365 (-5%)	0mo	$214,900	$157	60
6049 Vermillion Blvd	0.67mi	2/2.0 (-1)	1,408 (-2%)	0mo	$205,000	$146	60
6000 Elysian Fields Ave	0.57mi	3/2.0	1,330 (-8%)	2mo	$254,000	$191	59
4507 Annette St	0.75mi	4/2.0 (+1)	1,500 (+4%)	5mo	$265,000	$177	49
4630 Eastern St	0.75mi	2/1.0 (-1)	1,350 (-6%)	1mo	$275,000	$204	45
5145 Lafaye St	0.53mi	4/3.0 (+1)	1,616 (+12%)	2mo	$321,000	$199	44
6029 Cameron Blvd	0.68mi	3/2.0	1,632 (+13%)	3mo	$335,000	$205	44

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: -21.9%
• Equity multiple: 0.26×
• Total profit: $-46,520
• Equity at exit: $33,548

10-year hold

• IRR: -25.0%
• Equity multiple: -0.06×
• Total profit: $-67,016
• Equity at exit: $19,454

Cash invested: $63,000 (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 70122

• Rents YoY: -0.6%
• Active inventory: 332
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$149 /mo · $1,789/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-75

Break-even live

Break-even rent $1,885

Max offer price $211,680

Occupancy floor 99%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5519 Mandeville St New Orleans, LA	3.0	1.0	1125	$1,650	$1.47	3d	1	0.23mi
5172 Venus St Unit 5172 New Orleans, LA	3.0	2.5	1864	$2,450	$1.31	23d	1	0.29mi
2458 Athis St New Orleans, LA	4.0	2.0	1530	$2,200	$1.44	23d	1	0.45mi
5151 Saint Anthony Ave New Orleans, LA	3.0	2.0	1200	$1,795	$1.50	16d	1	0.46mi
5546 Pasteur Blvd Unit A New Orleans, LA	3.0	1.0	1200	$1,400	$1.17	23d	1	0.47mi
4618 Marigny St New Orleans, LA	3.0	1.0	1320	$1,900	$1.44	23d	1	0.48mi
4616 Marigny St New Orleans, LA	2.0	1.0	1020	$1,750	$1.72	21d	1	0.48mi
5718 Vermillion Blvd Unit A New Orleans, LA	3.0	1.0	1300	$2,000	$1.54	23d	1	0.49mi
5723 Pasteur Blvd New Orleans, LA	3.0	2.0	1150	$1,700	$1.48	17d	1	0.52mi
5322 Saint Anthony Ave New Orleans, LA	3.0	2.0	1192	$2,000	$1.68	16d	1	0.53mi
5925 Saint Roch Ave New Orleans, LA	2.0	1.0	1000	$1,550	$1.55	17d	1	0.54mi
4936 Baccich St New Orleans, LA	3.0	1.0	1053	$1,700	$1.61	23d	1	0.55mi
4767 Lafaye St New Orleans, LA	3.0	2.0	1469	$2,000	$1.36	23d	1	0.57mi
4736 Saint Anthony Ave New Orleans, LA	3.0	1.0	1100	$1,800	$1.64	16d	1	0.61mi
2312 Madrid St New Orleans, LA	2.0	1.0	1100	$1,475	$1.34	23d	1	0.61mi
5700 Saint Anthony Ave New Orleans, LA	2.0	1.0	875	$1,195	$1.37	3d	1	0.63mi
6009 Pasteur Blvd New Orleans, LA	3.0	2.0	1250	$1,785	$1.43	23d	1	0.64mi
5700 Wilton Dr New Orleans, LA	2.0	1.0	900	$1,500	$1.67	16d	1	0.65mi
6036 Franklin Ave New Orleans, LA	2.0	1.0	898	$1,200	$1.34	17d	1	0.71mi
5905 Lafaye St New Orleans, LA	3.0	1.0	911	$1,700	$1.87	23d	1	0.71mi
4681 Eastern St New Orleans, LA	2.0	1.0	1100	$1,400	$1.27	16d	1	0.71mi
4815 Warrington Dr New Orleans, LA	3.0	2.0	1652	$2,150	$1.30	16d	1	0.77mi
6202 Vermillion Blvd New Orleans, LA	3.0	2.0	1200	$1,700	$1.42	16d	1	0.78mi
6222 Arts St Unit 6226 New Orleans, LA	2.0	1.5	1120	$1,250	$1.12	23d	1	0.78mi
5518 Warrington Dr Unit A New Orleans, LA	2.0	2.0	900	$1,500	$1.67	23d	1	0.78mi
4304 Pauger St New Orleans, LA	2.0	1.0	1345	$1,450	$1.08	3d	1	0.79mi
6079 Saint Anthony Ave New Orleans, LA	3.0	2.0	1400	$2,400	$1.71	16d	1	0.79mi
2512 Mexico St New Orleans, LA	3.0	2.0	975	$1,550	$1.59	23d	1	0.81mi
6329 Spain St New Orleans, LA	3.0	2.0	1545	$2,100	$1.36	16d	1	0.83mi
5716 Warrington Dr New Orleans, LA	4.0	3.0	1560	$2,000	$1.28	17d	1	0.83mi
6217 Curie St New Orleans, LA	3.0	2.0	1700	$1,500	$0.88	23d	1	0.83mi
1903 Rosary Dr New Orleans, LA	3.0	2.0	1500	$1,800	$1.20	23d	1	0.85mi
1940 Allen Toussaint Blvd New Orleans, LA	3.0	2.0	1500	$1,550	$1.03	11d	1	0.86mi
1940 Allen Toussaint Blvd Unit 1940 New Orleans, LA	3.0	2.0	1500	$1,600	$1.07	23d	1	0.86mi
6090 Wilton Dr New Orleans, LA	2.0	1.0	1020	$1,400	$1.37	2d	1	0.86mi
6235 Curie St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	23d	1	0.88mi
6235 Curie St Unit 6235 New Orleans, LA	2.0	1.0	1000	$1,350	$1.35	10d	1	0.88mi
6237 Curie St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	23d	1	0.88mi
6237 Curie St Unit 6237 New Orleans, LA	2.0	1.0	1000	$1,350	$1.35	3d	1	0.88mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	11d	1	0.89mi

Listing history 23 events

1. 2026-06-10
   days on market $225,000 Active 28 DOM
2. 2026-06-09
   days on market $225,000 Active 27 DOM
3. 2026-06-08
   days on market $225,000 Active 26 DOM
4. 2026-06-07
   days on market $225,000 Active 25 DOM
5. 2026-06-05
   days on market $225,000 Active 22 DOM
6. 2026-06-03
   days on market $225,000 Active 21 DOM
7. 2026-06-02
   days on market $225,000 Active 20 DOM
8. 2026-06-01
   days on market $225,000 Active 19 DOM
9. 2026-05-31
   days on market $225,000 Active 18 DOM
10. 2026-05-13
    listed $225,000 Active 896-char remark
11. 2026-05-13
    listed $225,000 Active 891-char remark
12. 2021-08-27
    soldstatus $110,000
13. 2020-08-05
    soldstatus $110,000 Closed
14. 2020-07-18
    status Pending
15. 2020-06-08
    price $125,000
16. 2020-04-19
    listed $140,000 Active
17. 2020-04-19
    listed $125,000
18. 2011-05-10
    listed $130,000
19. 2011-05-10
    listed $130,000
20. 2003-01-29
    soldstatus $64,000
21. 2002-11-07
    listed $69,000
22. 2002-11-07
    listed $69,000
23. 1999-06-08
    soldstatus $67,500

ⓘ 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: $1,789 · $149/mo
• Projected year-2 tax: $1,789 · $149/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 · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,475
• − Mortgage interest: −$12,603
• − Property taxes: −$1,789
• − Insurance: −$1,922
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$6,545
• Taxable loss: −$4,821
• Est. tax savings @ 24.0%: +$1,157
• After-tax cash flow: $252/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): 35,253
• Household income: $49,455
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 2150.0

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 (69%)
• Race & ethnicity: Black 69% White 18% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Chinese 1% French/Haitian/Cajun 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: ▼ -222.37%
• Current HPI: 231.9921
• Rent YoY: ▼ -0.61%
• 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

+233.3% since first listed

13 events — show timeline

• 2026-05-13 Listed $225,000 AcadianaMLS
• 2021-08-27 Sold (Public Records) $110,000 Public Records
• 2020-08-05 Sold (MLS) $110,000 GSREIN
• 2020-07-18 Pending — GSREIN
• 2020-06-08 Price Changed $125,000 GSREIN
• 2020-04-19 Listed $140,000 GSREIN
• 2020-04-19 Listed $125,000 AcadianaMLS
• 2011-05-10 Listed $130,000 GSREIN
• 2011-05-10 Listed $130,000 AcadianaMLS
• 2003-01-29 Sold (MLS) $64,000 GSREIN
• 2002-11-07 Listed $69,000 AcadianaMLS
• 2002-11-07 Listed $69,000 GSREIN
• 1999-06-08 Sold (Public Records) $67,500 Public Records

Property tax history

-1.5%/yr

Latest (2026): $1,789 · +1.1% YoY. Source: county tax records.