4529 Stemway Dr · New Orleans, LA 70126

$109,500

3 bd · 1.0 ba · 1,520 sqft · SingleFamily public records · 92 Days on market

Built 2001 $72/sqft · 31% below area Est $160k · 31% 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 +2.4/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in the established Stemway Subdivision! This 3-bedroom home offers over 1,500 sq ft of living space and sits on a generous 5,300 sq ft lot. For investors or renovators, the property features a spacious layout and strong potential for value-add improvements. The neighborhood is experiencing revitalization, with multiple new construction homes on the same street,making this a smart investment for future equity growth. Home is being sold as-is but offers excellent potential as a rental, flip, or long-term portfolio add. BRAND NEW FLAT ROOF AND FLOORING IN BEDROOMS Don't miss this affordable opportunity in a growing New Orleans community!

Key facts

• Strong potential
• Flooring in bedrooms
• Brand new flat roof

Tags

• SPACIOUS LAYOUT
• STRONG POTENTIAL
• NEW CONSTRUCTION HOMES
• BRAND NEW FLAT ROOF
• FLOORING IN BEDROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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 (-0.2%/yr); 224 active listings in the ZIP; 28 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 $1,723/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 $757 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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 $82k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $99,645 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.57% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.07%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (median comp): $159,607
• List price: $109,500
• Delta: -31.39%
• 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
6501 Selma St	0.37mi	3/2.0	1,500 (-1%)	8mo	$165,000	$110	70
4414 Ray Ave	0.35mi	3/2.0	1,612 (+6%)	2mo	$133,000	$83	68
6700 Virgilian St	0.54mi	3/2.0	1,497 (-2%)	3mo	$147,000	$98	66
6569 Dwyer Rd	0.58mi	3/2.5	1,520 (0%)	15mo	$80,000	$53	54
6953 E Laverne St	0.72mi	2/1.0 (-1)	1,560 (+3%)	4mo	$87,000	$56	54
5921 Jamison St	0.19mi	4/2.0 (+1)	1,300 (-14%)	7mo	$60,000	$46	52
4747 Reynes St	0.55mi	3/2.0	1,351 (-11%)	0mo	$175,000	$130	52
6739 W Laverne St	0.55mi	3/2.0	1,450 (-5%)	14mo	$174,500	$120	51
5164 Basinview Dr	0.71mi	3/2.0	1,493 (-2%)	15mo	$179,900	$120	48
5116 Basinview Dr	0.65mi	3/2.0	1,445 (-5%)	14mo	$155,000	$107	45
6775 Deanne St	0.56mi	3/2.0	1,660 (+9%)	13mo	$65,000	$39	44
5148 Basinview Dr	0.69mi	4/2.0 (+1)	1,344 (-12%)	16mo	$130,000	$97	27

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: 10.5%
• Equity multiple: 1.40×
• Total profit: $12,204
• Equity at exit: $16,327

10-year hold

• IRR: 16.8%
• Equity multiple: 2.19×
• Total profit: $36,344
• Equity at exit: $9,468

Cash invested: $30,660 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$574
• Tax from tax record: −$126 /mo · $1,518/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $549

Break-even live

Break-even rent $1,029

Max offer price $109,500

Occupancy floor 63%

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	24d	1	0.03mi
4527 Shalimar Dr New Orleans, LA	3.0	1.5	1174	$1,550	$1.32	24d	1	0.05mi
4409 Skyview Dr New Orleans, LA	4.0	2.5	1560	$1,700	$1.09	16d	1	0.08mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	24d	1	0.10mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	24d	1	0.13mi
4722 Shalimar Dr New Orleans, LA	3.0	2.0	1157	$1,400	$1.21	24d	1	0.22mi
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	16d	1	0.36mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	3d	1	0.40mi
6628 Harbourview Dr New Orleans, LA	3.0	2.5	1520	$1,700	$1.12	3d	1	0.68mi
4452 Plum Orchard Ave New Orleans, LA	2.0	1.0	1100	$1,250	$1.14	3d	1	0.88mi
4745 Tulip St New Orleans, LA	3.0	1.0	1125	$1,750	$1.56	20d	1	0.99mi
7404 Sussex Pl New Orleans, LA	2.0	1.5	1400	$1,450	$1.04	3d	1	1.01mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	12d	1	1.10mi
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	24d	1	1.11mi
7611 Mayfair Pl New Orleans, LA	2.0	1.5	1440	$1,450	$1.01	3d	1	1.13mi
5704 Count Ln New Orleans, LA	3.0	1.5	1572	$1,700	$1.08	24d	1	1.15mi
5925 Pauline Dr New Orleans, LA	3.0	2.0	1566	$2,325	$1.48	16d	1	1.18mi
7530 Newcastle St New Orleans, LA	3.0	2.0	1913	$1,800	$0.94	24d	1	1.18mi
7702 Belcrest Pl New Orleans, LA	3.0	1.5	1150	$1,650	$1.43	24d	1	1.19mi
6027 Wales St New Orleans, LA	3.0	1.0	1146	$1,550	$1.35	24d	1	1.29mi
6025 Wales St New Orleans, LA	3.0	1.0	1147	$1,550	$1.35	24d	1	1.30mi
7918 W Laverne St New Orleans, LA	3.0	2.0	1166	$1,750	$1.50	24d	1	1.32mi
6030 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	24d	1	1.33mi
6032 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	24d	1	1.33mi
5611 Rickert Dr New Orleans, LA	3.0	2.5	2155	$2,900	$1.35	44d	1	1.33mi
4808 Viola St New Orleans, LA	3.0	2.0	1130	$1,500	$1.33	24d	1	1.37mi
4880 Viola St New Orleans, LA	3.0	2.0	1150	$1,595	$1.39	24d	1	1.40mi
5550 Press Dr New Orleans, LA	3.0	2.0	1640	$2,000	$1.22	16d	1	1.49mi

Listing history 34 events

1. 2026-06-18
   days on market $109,500 Active 92 DOM
2. 2026-06-17
   days on market $109,500 Active 91 DOM
3. 2026-06-16
   days on market $109,500 Active 90 DOM
4. 2026-06-15
   days on market $109,500 Active 89 DOM
5. 2026-06-13
   days on market $109,500 Active 87 DOM
6. 2026-06-10
   days on market $109,500 Active 84 DOM
7. 2026-06-09
   days on market $109,500 Active 83 DOM
8. 2026-06-08
   days on market $109,500 Active 82 DOM
9. 2026-06-07
   days on market $109,500 Active 81 DOM
10. 2026-06-05
    days on market $109,500 Active 78 DOM
11. 2026-06-03
    days on market $109,500 Active 77 DOM
12. 2026-06-02
    days on market $109,500 Active 76 DOM
13. 2026-06-01
    days on market $109,500 Active 75 DOM
14. 2026-05-31
    days on market $109,500 Active 74 DOM
15. 2026-04-20
    status Active 660-char remark

    Show marketing remark (667 chars)

    Great opportunity in the established Stemway Subdivision! This 3-bedroom home offers over 1,500 sq ft of living space and sits on a generous 5,300 sq ft lot. For investors or renovators, the property features a spacious layout and strong potential for value-add improvements. The neighborhood is experiencing revitalization, with multiple new construction homes on the same street, making this a smart investment for future equity growth. Home is being sold as-is but offers excellent potential as a rental, flip, or long-term portfolio add. BRAND NEW FLAT ROOF AND FLOORING IN BEDROOMS Don’t miss this affordable opportunity in a growing New Orleans community!

16. 2026-04-20
    status Active 667-char remark

    Show marketing remark (667 chars)

    Great opportunity in the established Stemway Subdivision! This 3-bedroom home offers over 1,500 sq ft of living space and sits on a generous 5,300 sq ft lot. For investors or renovators, the property features a spacious layout and strong potential for value-add improvements. The neighborhood is experiencing revitalization, with multiple new construction homes on the same street, making this a smart investment for future equity growth. Home is being sold as-is but offers excellent potential as a rental, flip, or long-term portfolio add. BRAND NEW FLAT ROOF AND FLOORING IN BEDROOMS Don’t miss this affordable opportunity in a growing New Orleans community!

17. 2026-04-07
    status Pending 660-char remark

    Show marketing remark (667 chars)

    Great opportunity in the established Stemway Subdivision! This 3-bedroom home offers over 1,500 sq ft of living space and sits on a generous 5,300 sq ft lot. For investors or renovators, the property features a spacious layout and strong potential for value-add improvements. The neighborhood is experiencing revitalization, with multiple new construction homes on the same street, making this a smart investment for future equity growth. Home is being sold as-is but offers excellent potential as a rental, flip, or long-term portfolio add. BRAND NEW FLAT ROOF AND FLOORING IN BEDROOMS Don’t miss this affordable opportunity in a growing New Orleans community!

18. 2026-04-07
    status Pending 667-char remark

    Show marketing remark (667 chars)

    Great opportunity in the established Stemway Subdivision! This 3-bedroom home offers over 1,500 sq ft of living space and sits on a generous 5,300 sq ft lot. For investors or renovators, the property features a spacious layout and strong potential for value-add improvements. The neighborhood is experiencing revitalization, with multiple new construction homes on the same street, making this a smart investment for future equity growth. Home is being sold as-is but offers excellent potential as a rental, flip, or long-term portfolio add. BRAND NEW FLAT ROOF AND FLOORING IN BEDROOMS Don’t miss this affordable opportunity in a growing New Orleans community!

19. 2026-03-05
    listed $109,500 Active 660-char remark

    Show marketing remark (667 chars)

    Great opportunity in the established Stemway Subdivision! This 3-bedroom home offers over 1,500 sq ft of living space and sits on a generous 5,300 sq ft lot. For investors or renovators, the property features a spacious layout and strong potential for value-add improvements. The neighborhood is experiencing revitalization, with multiple new construction homes on the same street, making this a smart investment for future equity growth. Home is being sold as-is but offers excellent potential as a rental, flip, or long-term portfolio add. BRAND NEW FLAT ROOF AND FLOORING IN BEDROOMS Don’t miss this affordable opportunity in a growing New Orleans community!

20. 2026-03-05
    listed $109,500 Active 667-char remark

    Show marketing remark (667 chars)

    Great opportunity in the established Stemway Subdivision! This 3-bedroom home offers over 1,500 sq ft of living space and sits on a generous 5,300 sq ft lot. For investors or renovators, the property features a spacious layout and strong potential for value-add improvements. The neighborhood is experiencing revitalization, with multiple new construction homes on the same street, making this a smart investment for future equity growth. Home is being sold as-is but offers excellent potential as a rental, flip, or long-term portfolio add. BRAND NEW FLAT ROOF AND FLOORING IN BEDROOMS Don’t miss this affordable opportunity in a growing New Orleans community!

21. 2026-02-13
    price $109,500
22. 2026-02-13
    price $109,500
23. 2025-12-02
    listed $114,509 Active
24. 2025-09-15
    price $110,000
25. 2025-09-15
    price $110,000
26. 2025-07-24
    price $113,000
27. 2025-07-24
    price $113,000
28. 2025-06-16
    price $115,000
29. 2025-06-16
    price $115,000
30. 2025-05-06
    listed $120,000 Active
31. 2025-05-06
    listed $110,000
32. 2005-07-15
    soldstatus $82,000
33. 2005-03-28
    listed $80,000
34. 2005-03-28
    listed $80,000

ⓘ 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: $1,518 · $126/mo
• Projected year-2 tax: $1,518 · $126/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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,679
• − Mortgage interest: −$6,134
• − Property taxes: −$1,518
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$3,185
• Taxable income: $5,188
• Est. tax owed @ 24.0%: −$1,245
• After-tax cash flow: $5,337/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

+36.9% since first listed

20 events — show timeline

• 2026-04-20 Relisted — AcadianaMLS
• 2026-04-20 Relisted — GSREIN
• 2026-04-07 Pending — AcadianaMLS
• 2026-04-07 Pending — GSREIN
• 2026-03-05 Listed $109,500 GSREIN
• 2026-03-05 Listed $109,500 AcadianaMLS
• 2026-02-13 Price Changed $109,500 AcadianaMLS
• 2026-02-13 Price Changed $109,500 GSREIN
• 2025-12-02 Listed $114,509 AcadianaMLS
• 2025-09-15 Price Changed $110,000 AcadianaMLS
• 2025-09-15 Price Changed $110,000 GSREIN
• 2025-07-24 Price Changed $113,000 AcadianaMLS
• 2025-07-24 Price Changed $113,000 GSREIN
• 2025-06-16 Price Changed $115,000 AcadianaMLS
• 2025-06-16 Price Changed $115,000 GSREIN
• 2025-05-06 Listed $110,000 AcadianaMLS
• 2025-05-06 Listed $120,000 AcadianaMLS
• 2005-07-15 Sold (MLS) $82,000 GSREIN
• 2005-03-28 Listed $80,000 AcadianaMLS
• 2005-03-28 Listed $80,000 GSREIN

Property tax history

+16.2%/yr

Latest (2026): $1,518 · +1.1% YoY. Source: county tax records.