13641 N Cavelier Dr · New Orleans, LA 70129

$159,000

3 bd · 2.0 ba · 1,692 sqft · SingleFamily public records · 37 Days on market

Built 1985 $94/sqft · 8% above area Est $176k · 10% 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).

• Cash flow +17.2/30.0
• ARV discount +11.9/15.0
• DSCR +5.4/10.0
• 1% rule +4.5/10.0
• 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

Investor Special - This cash-flowing two-story single-family home features 3 bedrooms, 2.5 bathrooms, and approximately 2,136 sq ft of living space, currently generating $1,589/month in rental income. The layout includes a spacious primary suite with a private en-suite on the ground floor, two additional bedrooms and a full bath upstairs, and a flexible open-concept living area perfect for entertaining or creating additional functional space. Located in an X flood zone, the property also offers off-street parking and a generous backyard. While the home is livable and income-producing, it could benefit from cosmetic updates--making it an ideal opportunity for investors or owner-occupants looking to add value with a little TLC. Showings require 24-hour notice, must be scheduled through ShowingTime, and accompanied by proof of funds. All offers must include a pre-approval letter or proof of funds.

Key facts

• Off street parking
• Private en suite
• Two story

Tags

• TWO STORY
• PRIVATE EN SUITE
• OPEN CONCEPT LIVING AREA
• OFF STREET PARKING
• GENEROUS BACKYARD

Property features AI

Finance

• HOA & community: Association: NOMAR; Public transportation nearby

Exterior

• Parking: Garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Two-story home; Average condition; Slab foundation
• Construction: Brick and vinyl siding exterior; Shingle roof; Built with slab foundation
• Exterior features: Porch; Concrete porch/patio

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Carbon monoxide detector
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $48 ($577/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 $150k (5.4% below list).
• Recommended offer: $150k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: 139 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 37 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y 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; list at $159k implies a 93% 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 $150,341 (5.4% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.95% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 8.8

CMA / ARV

• ARV (median comp): $176,422
• List price: $159,000
• Delta: -9.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7761 W Cavelier Dr	0.11mi	3/2.5	1,800 (+6%)	12mo	$95,000	$53	72
7539 Expedition Dr	0.50mi	3/2.0	1,590 (-6%)	1mo	$179,000	$113	66
7562 Horizon Dr	0.26mi	4/2.0 (+1)	1,554 (-8%)	24mo	$140,000	$90	50
7530 Endeavors Ct	0.44mi	4/2.0 (+1)	1,884 (+11%)	8mo	$137,500	$73	49
7610 Founders Ct	0.37mi	3/2.0	1,923 (+14%)	24mo	$200,000	$104	40
7512 Endeavors Ct	0.45mi	3/2.0	1,931 (+14%)	19mo	$169,999	$88	40

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-22,654
• Equity at exit: $23,707

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-15,589
• Equity at exit: $13,747

Cash invested: $44,520 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$834
• Tax from tax record: −$173 /mo · $2,077/yr
• Insurance: −$66
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $48

Break-even live

Break-even rent $1,443

Max offer price $159,000

Occupancy floor 92%

Sensitivity live

Price	-10% $138	-5% $93	+0% $48	+5% $3	+10% $-42
Rent	-10% $-71	-5% $-11	+0% $48	+5% $107	+10% $167
Rate	-1.0pp $128	-0.5pp $89	base $48	+0.5pp $7	+1.0pp $-35

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7505 Shorewood Blvd New Orleans, LA	4.0	2.0	1700	$1,800	$1.06	24d	1	0.78mi
14530 Duane Rd New Orleans, LA	3.0	1.0	1150	$1,450	$1.26	4d	1	0.85mi
14530 Duane Rd New Orleans, LA	3.0	1.0	1150	$1,450	$1.26	3d	1	0.85mi
14509 Duane Rd New Orleans, LA	2.0	1.0	1150	$1,518	$1.32	24d	1	0.88mi
14724 Emory Rd New Orleans, LA	3.0	2.0	1400	$1,500	$1.07	24d	1	0.93mi
14900 Curran Rd New Orleans, LA	3.0	2.0	1221	$1,250	$1.02	24d	1	0.97mi
7808 Sun St New Orleans, LA	4.0	1.5	1500	$1,950	$1.30	24d	1	1.01mi
7843 Sail St New Orleans, LA	3.0	1.5	1500	$1,200	$0.80	24d	1	1.06mi
7849 Sail St New Orleans, LA	3.0	2.0	1395	$1,200	$0.86	24d	1	1.07mi
7851 Sail St New Orleans, LA	3.0	2.0	1395	$1,200	$0.86	24d	1	1.08mi
7501 Briarwood Dr New Orleans, LA	3.0	2.0	1500	$1,850	$1.23	24d	1	1.09mi
14031 Linden St New Orleans, LA	3.0	2.0	1200	$1,400	$1.17	24d	1	1.13mi

Listing history 27 events

1. 2026-06-18
   days on market $159,000 Active 37 DOM
2. 2026-06-17
   days on market $159,000 Active 36 DOM
3. 2026-06-16
   days on market $159,000 Active 35 DOM
4. 2026-06-15
   days on market $159,000 Active 34 DOM
5. 2026-06-13
   days on market $159,000 Active 32 DOM
6. 2026-06-10
   days on market $159,000 Active 29 DOM
7. 2026-06-09
   days on market $159,000 Active 28 DOM
8. 2026-06-08
   days on market $159,000 Active 27 DOM
9. 2026-06-07
   days on market $159,000 Active 26 DOM
10. 2026-06-05
    days on market $159,000 Active 23 DOM
11. 2026-06-03
    days on market $159,000 Active 22 DOM
12. 2026-06-02
    days on market $159,000 Active 21 DOM
13. 2026-06-01
    days on market $159,000 Active 20 DOM
14. 2026-05-31
    days on market $159,000 Active 19 DOM
15. 2026-05-12
    listed $159,000 Active 907-char remark

    Show marketing remark (907 chars)

    Investor Special - This cash-flowing two-story single-family home features 3 bedrooms, 2.5 bathrooms, and approximately 2,136 sq ft of living space, currently generating $1,589/month in rental income. The layout includes a spacious primary suite with a private en-suite on the ground floor, two additional bedrooms and a full bath upstairs, and a flexible open-concept living area perfect for entertaining or creating additional functional space. Located in an X flood zone, the property also offers off-street parking and a generous backyard. While the home is livable and income-producing, it could benefit from cosmetic updates--making it an ideal opportunity for investors or owner-occupants looking to add value with a little TLC. Showings require 24-hour notice, must be scheduled through ShowingTime, and accompanied by proof of funds. All offers must include a pre-approval letter or proof of funds.

16. 2026-05-12
    listed $159,000 Active 918-char remark

    Show marketing remark (907 chars)

    Investor Special - This cash-flowing two-story single-family home features 3 bedrooms, 2.5 bathrooms, and approximately 2,136 sq ft of living space, currently generating $1,589/month in rental income. The layout includes a spacious primary suite with a private en-suite on the ground floor, two additional bedrooms and a full bath upstairs, and a flexible open-concept living area perfect for entertaining or creating additional functional space. Located in an X flood zone, the property also offers off-street parking and a generous backyard. While the home is livable and income-producing, it could benefit from cosmetic updates--making it an ideal opportunity for investors or owner-occupants looking to add value with a little TLC. Showings require 24-hour notice, must be scheduled through ShowingTime, and accompanied by proof of funds. All offers must include a pre-approval letter or proof of funds.

17. 2025-06-23
    listed $159,000 Active
18. 2023-01-25
    soldstatus $82,300
19. 2009-10-22
    listed $139,000
20. 2009-10-22
    listed $139,000
21. 2007-07-31
    listed $149,000
22. 2007-07-31
    listed $149,000
23. 2004-07-15
    soldstatus $81,000
24. 2004-02-26
    listed $79,000
25. 2004-02-26
    listed $79,000
26. 1994-06-06
    soldstatus $70,537
27. 1989-04-28
    soldstatus $65,000

ⓘ 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: $2,077 · $173/mo
• Projected year-2 tax: $2,077 · $173/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 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,041
• − Mortgage interest: −$8,906
• − Property taxes: −$2,077
• − Insurance: −$1,592
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$4,625
• Taxable loss: −$2,047
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $1,068/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

+144.6% since first listed

13 events — show timeline

• 2026-05-12 Listed $159,000 GSREIN
• 2026-05-12 Listed $159,000 AcadianaMLS
• 2025-06-23 Listed $159,000 AcadianaMLS
• 2023-01-25 Sold (Public Records) $82,300 Public Records
• 2009-10-22 Listed $139,000 GSREIN
• 2009-10-22 Listed $139,000 AcadianaMLS
• 2007-07-31 Listed $149,000 GSREIN
• 2007-07-31 Listed $149,000 AcadianaMLS
• 2004-07-15 Sold (MLS) $81,000 GSREIN
• 2004-02-26 Listed $79,000 AcadianaMLS
• 2004-02-26 Listed $79,000 GSREIN
• 1994-06-06 Sold (Public Records) $70,537 Public Records
• 1989-04-28 Sold (Public Records) $65,000 Public Records

Property tax history

+11.6%/yr

Latest (2026): $2,077 · +1.1% YoY. Source: county tax records.