13200 Dwyer Blvd · New Orleans, LA 70129

$169,900

4 bd · 2.0 ba · 2,110 sqft · SingleFamily public records · 41 Days on market

Built 1969 6,538 sqft lot $81/sqft · 11% below area Est $184k · 8% under

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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 +23.3/30.0
• ARV discount +10.9/15.0
• DSCR +7.5/10.0
• 1% rule +5.6/10.0
• 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

Spacious two-story home on an oversized lot in New Orleans East featuring multiple living and dining areas, a large fenced backyard, and an attached two-car garage. Freshly painted interiors, updated full bath with granite vanity, and a roomy kitchen with ample cabinetry and gas range offer a solid move-in ready base with plenty of potential to personalize. Buyer to verify measurements and zoning.

Key facts

• Updated full bath
• Two story home
• Oversized lot

Tags

• TWO STORY HOME
• OVERSIZED LOT
• MULTIPLE LIVING AREAS
• LARGE FENCED BACKYARD
• UPDATED FULL BATH
• GRANITE VANITY

Property features AI

Finance

• Other: Has garage

Exterior

• Parking: Attached garage with two parking spaces
• Utilities: Public water; Public sewer; Public power: Not specified
• Home design: 2-story home; Entry level: Not specified; Facing direction: Not specified; Property type: Not specified
• Construction: Brick and wood siding construction; Shingle roof; Slab foundation; Built year: Not specified
• Exterior features: Outside city limits; Rectangular lot; Lot dimensions approximately 60 x 109

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 9 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 139 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 41 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.

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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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: 1.06% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

• ARV (median comp): $183,724
• List price: $169,900
• Delta: -7.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13134 Dwyer Blvd	0.01mi	4/2.5	2,223 (+5%)	7mo	$63,000	$28	82
13010 Chateau Ct	0.17mi	3/2.5 (-1)	2,159 (+2%)	3mo	$155,000	$72	78
5170 Toulon St	0.25mi	4/2.0	2,180 (+3%)	13mo	$215,000	$99	72
13018 Deauville Ct	0.16mi	4/2.0	1,904 (-10%)	14mo	$75,000	$39	65
4827 Michoud Blvd	0.18mi	4/2.5	1,982 (-6%)	19mo	$94,000	$47	64
4919 Bergerac St	0.33mi	4/2.0	2,318 (+10%)	7mo	$160,000	$69	62
13734 Lourdes St	0.60mi	3/2.0 (-1)	2,294 (+9%)	8mo	$110,000	$48	46
13110 Maplewood Dr	0.45mi	4/2.5	2,300 (+9%)	21mo	$235,000	$102	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-11,967
• Equity at exit: $25,333

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $9,707
• Equity at exit: $14,690

Cash invested: $47,572 (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 70129

• Active inventory: 139
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,802 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$152 /mo · $1,821/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $244

Break-even live

Break-even rent $1,494

Max offer price $169,900

Occupancy floor 81%

Sensitivity live

Price	-10% $340	-5% $292	+0% $244	+5% $196	+10% $148
Rent	-10% $102	-5% $173	+0% $244	+5% $315	+10% $386
Rate	-1.0pp $329	-0.5pp $287	base $244	+0.5pp $200	+1.0pp $155

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $169,900 Active 41 DOM
2. 2026-06-17
   days on market $169,900 Active 40 DOM
3. 2026-06-16
   days on market $169,900 Active 39 DOM
4. 2026-06-15
   days on market $169,900 Active 38 DOM
5. 2026-06-13
   days on market $169,900 Active 36 DOM
6. 2026-06-10
   days on market $169,900 Active 33 DOM
7. 2026-06-09
   days on market $169,900 Active 32 DOM
8. 2026-06-08
   days on market $169,900 Active 31 DOM
9. 2026-06-07
   days on market $169,900 Active 30 DOM
10. 2026-06-05
    days on market $169,900 Active 27 DOM
11. 2026-06-03
    days on market $169,900 Active 26 DOM
12. 2026-06-02
    days on market $169,900 Active 25 DOM
13. 2026-06-01
    days on market $169,900 Active 24 DOM
14. 2026-05-31
    days on market $169,900 Active 23 DOM
15. 2026-05-08
    listed $169,900 Active 400-char remark

    Show marketing remark (400 chars)

    Spacious two-story home on an oversized lot in New Orleans East featuring multiple living and dining areas, a large fenced backyard, and an attached two-car garage. Freshly painted interiors, updated full bath with granite vanity, and a roomy kitchen with ample cabinetry and gas range offer a solid move-in ready base with plenty of potential to personalize. Buyer to verify measurements and zoning.

16. 2026-05-08
    listed $169,900 Active 400-char remark

    Show marketing remark (400 chars)

    Spacious two-story home on an oversized lot in New Orleans East featuring multiple living and dining areas, a large fenced backyard, and an attached two-car garage. Freshly painted interiors, updated full bath with granite vanity, and a roomy kitchen with ample cabinetry and gas range offer a solid move-in ready base with plenty of potential to personalize. Buyer to verify measurements and zoning.

17. 2014-10-13
    listed $127,000
18. 2014-10-13
    listed $127,000

ⓘ 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: $1,821 · $152/mo
• Projected year-2 tax: $1,821 · $152/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: $21,628
• − Mortgage interest: −$9,517
• − Property taxes: −$1,821
• − Insurance: −$1,647
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$4,943
• Taxable income: $240
• Est. tax owed @ 24.0%: −$58
• After-tax cash flow: $2,869/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): 10,219

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 49% Asian 29% Hispanic / Latino 12% White 8% Two or more races 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 32% · Vietnam, Canada, Jamaica
• Languages at home: 63% English-only · Vietnamese 29% Spanish 8%

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: ▼ -80.58%
• Current HPI: 116.8578
• 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

+33.8% since first listed

4 events — show timeline

• 2026-05-08 Listed $169,900 AcadianaMLS
• 2026-05-08 Listed $169,900 GSREIN
• 2014-10-13 Listed $127,000 GSREIN
• 2014-10-13 Listed $127,000 AcadianaMLS

Property tax history

+12.4%/yr

Latest (2026): $1,821 · +1.1% YoY. Source: county tax records.