11830 W Barrington Dr · New Orleans, LA 70128

$92,000

3 bd · 1.5 ba · 1,400 sqft · Townhouse public records · 123 Days on market

Built 1980 2,138 sqft lot Est $83k · 11% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming starter property featuring 2 comfortable bedrooms and a convenient half bath downstairs. Hollywood style upstairs bath with dual access. Enjoy spacious bedrooms, ceramic flooring on the main level, and a cozy fireplace in the living room, great for relaxing evenings. Step outside to your private patio and fenced rear yard--wonderful for entertaining or enjoying quiet mornings. This must-see home offers comfort, style, and value all in one!

Key facts

• Ceramic flooring
• Private patio
• Dual access bath

Tags

• PRIVATE PATIO
• FENCED REAR YARD
• COZY FIREPLACE
• CERAMIC FLOORING
• DUAL ACCESS BATH

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $92k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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; 18 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 $636 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 + 3.0% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 26y 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 $48k; list at $92k implies a 92% 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 $80,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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. 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: 1.66% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.62%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $82,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7113 Barrington Ct	0.03mi	3/2.5	1,512 (+8%)	16mo	$89,000	$59	68
7119 Northgate Dr	0.07mi	3/2.5	1,596 (+14%)	5mo	$84,500	$53	65

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: 16.7%
• Equity multiple: 1.67×
• Total profit: $17,319
• Equity at exit: $13,717

10-year hold

• IRR: 25.3%
• Equity multiple: 3.20×
• Total profit: $56,756
• Equity at exit: $7,954

Cash invested: $25,760 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,528 high
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,380/yr
• Insurance: −$38
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $505

Break-even live

Break-even rent $889

Max offer price $92,000

Occupancy floor 62%

Sensitivity live

Price	-10% $569	-5% $537	+0% $505	+5% $473	+10% $441
Rent	-10% $384	-5% $445	+0% $505	+5% $565	+10% $626
Rate	-1.0pp $551	-0.5pp $528	base $505	+0.5pp $481	+1.0pp $457

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6937 Barrington Ct New Orleans, LA	3.0	2.5	1306	$1,800	$1.38	24d	1	0.10mi
11040 Roger Dr Unit C New Orleans, LA	2.0	2.5	1505	$1,500	$1.00	24d	1	0.49mi
11967 Curran Rd New Orleans, LA	3.0	2.0	1100	$1,750	$1.59	3d	1	0.50mi
10940 Roger Dr Unit A New Orleans, LA	2.0	2.0	1000	$900	$0.90	24d	1	0.55mi
12345 I 10 Service Rd New Orleans, LA	1.0–2.0	1.0–2.0	746	$1,125	$1.51	2d	200	0.55mi
10821 Roger Dr Unit A New Orleans, LA	2.0	1.5	1200	$1,400	$1.17	24d	1	0.63mi
10704 Roger Dr Unit D New Orleans, LA	2.0	1.5	1050	$950	$0.90	24d	1	0.70mi
8038 Lacombe St Apt A New Orleans, LA	2.0	1.5	1000	$1,050	$1.05	4d	1	0.99mi
10680 Hayne Blvd Unit A New Orleans, LA	2.0	1.0	1000	$1,050	$1.05	15d	1	1.02mi
10680 Hayne Blvd Apt B New Orleans, LA	2.0	1.5	1000	$1,050	$1.05	15d	1	1.02mi
7901 Read Blvd Unit 206 New Orleans, LA	2.0	1.0	950	$1,100	$1.16	3d	1	1.10mi
7937 Read Blvd New Orleans, LA	3.0	2.0	1100	$1,650	$1.50	24d	1	1.11mi
7800 Read Blvd Unit B New Orleans, LA	2.0	1.5	931	$1,200	$1.29	22d	1	1.13mi
7500 Symmes Ave New Orleans, LA	4.0	2.0	1400	$2,100	$1.50	24d	1	1.17mi
7501 Briarwood Dr New Orleans, LA	3.0	2.0	1500	$1,850	$1.23	24d	1	1.18mi
7830 Means Ave Unit D New Orleans, LA	2.0	1.5	900	$1,200	$1.33	24d	1	1.21mi
7861 Symmes Ave Unit 1 New Orleans, LA	2.0	1.5	950	$1,280	$1.35	24d	1	1.24mi
5000 Cardenas Dr New Orleans, LA	3.0	2.0	1800	$1,920	$1.07	24d	1	1.50mi

Listing history 32 events

1. 2026-06-18
   days on market $92,000 Active 123 DOM
2. 2026-06-17
   days on market $92,000 Active 122 DOM
3. 2026-06-16
   days on market $92,000 Active 121 DOM
4. 2026-06-15
   days on market $92,000 Active 120 DOM
5. 2026-06-13
   days on market $92,000 Active 118 DOM
6. 2026-06-10
   days on market $92,000 Active 115 DOM
7. 2026-06-09
   days on market $92,000 Active 114 DOM
8. 2026-06-08
   days on market $92,000 Active 113 DOM
9. 2026-06-07
   days on market $92,000 Active 112 DOM
10. 2026-06-05
    days on market $92,000 Active 109 DOM
11. 2026-06-03
    days on market $92,000 Active 108 DOM
12. 2026-06-02
    days on market $92,000 Active 107 DOM
13. 2026-06-01
    days on market $92,000 Active 106 DOM
14. 2026-05-31
    days on market $92,000 Active 105 DOM
15. 2026-02-24
    status Active 473-char remark

    Show marketing remark (478 chars)

    Welcome home to this charming starter property featuring 2 comfortable bedrooms and a convenient half bath downstairs. Hollywood style upstairs bath with dual access. Enjoy spacious bedrooms, ceramic flooring on the main level, and a cozy fireplace in the living room, great for relaxing evenings. Step outside to your private patio and fenced rear yard—wonderful for entertaining or enjoying quiet mornings. This must-see home offers comfort, style, and value all in one!

16. 2026-02-24
    status Active 478-char remark

    Show marketing remark (478 chars)

    Welcome home to this charming starter property featuring 2 comfortable bedrooms and a convenient half bath downstairs. Hollywood style upstairs bath with dual access. Enjoy spacious bedrooms, ceramic flooring on the main level, and a cozy fireplace in the living room, great for relaxing evenings. Step outside to your private patio and fenced rear yard—wonderful for entertaining or enjoying quiet mornings. This must-see home offers comfort, style, and value all in one!

17. 2026-02-16
    status Pending 473-char remark

    Show marketing remark (478 chars)

    Welcome home to this charming starter property featuring 2 comfortable bedrooms and a convenient half bath downstairs. Hollywood style upstairs bath with dual access. Enjoy spacious bedrooms, ceramic flooring on the main level, and a cozy fireplace in the living room, great for relaxing evenings. Step outside to your private patio and fenced rear yard—wonderful for entertaining or enjoying quiet mornings. This must-see home offers comfort, style, and value all in one!

18. 2026-02-16
    status Pending 478-char remark

    Show marketing remark (478 chars)

    Welcome home to this charming starter property featuring 2 comfortable bedrooms and a convenient half bath downstairs. Hollywood style upstairs bath with dual access. Enjoy spacious bedrooms, ceramic flooring on the main level, and a cozy fireplace in the living room, great for relaxing evenings. Step outside to your private patio and fenced rear yard—wonderful for entertaining or enjoying quiet mornings. This must-see home offers comfort, style, and value all in one!

19. 2026-02-06
    listed $92,000 Active 473-char remark

    Show marketing remark (478 chars)

    Welcome home to this charming starter property featuring 2 comfortable bedrooms and a convenient half bath downstairs. Hollywood style upstairs bath with dual access. Enjoy spacious bedrooms, ceramic flooring on the main level, and a cozy fireplace in the living room, great for relaxing evenings. Step outside to your private patio and fenced rear yard—wonderful for entertaining or enjoying quiet mornings. This must-see home offers comfort, style, and value all in one!

20. 2026-02-06
    listed $92,000 Active 478-char remark

    Show marketing remark (478 chars)

    Welcome home to this charming starter property featuring 2 comfortable bedrooms and a convenient half bath downstairs. Hollywood style upstairs bath with dual access. Enjoy spacious bedrooms, ceramic flooring on the main level, and a cozy fireplace in the living room, great for relaxing evenings. Step outside to your private patio and fenced rear yard—wonderful for entertaining or enjoying quiet mornings. This must-see home offers comfort, style, and value all in one!

21. 2018-07-25
    historical
22. 2018-04-02
    status Active
23. 2018-04-02
    historical
24. 2017-10-03
    status Active
25. 2017-10-02
    historical
26. 2015-11-10
    price $66,500
27. 2015-05-13
    listed $68,750 Active
28. 2013-04-01
    listed $66,500
29. 2000-10-31
    soldstatus $48,000
30. 2000-10-31
    soldstatus $48,000
31. 2000-08-25
    listed $49,500
32. 2000-08-25
    listed $49,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $18,338
• − Mortgage interest: −$5,153
• − Property taxes: −$1,380
• − Insurance: −$1,258
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$2,676
• Taxable income: $4,936
• Est. tax owed @ 24.0%: −$1,185
• After-tax cash flow: $4,875/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

+85.9% since first listed

18 events — show timeline

• 2026-02-24 Relisted — AcadianaMLS
• 2026-02-24 Relisted — GSREIN
• 2026-02-16 Pending — AcadianaMLS
• 2026-02-16 Pending — GSREIN
• 2026-02-06 Listed $92,000 GSREIN
• 2026-02-06 Listed $92,000 AcadianaMLS
• 2018-07-25 Listing Removed — GSREIN
• 2018-04-02 Relisted — GSREIN
• 2018-04-02 Listing Removed — GSREIN
• 2017-10-03 Relisted — GSREIN
• 2017-10-02 Listing Removed — GSREIN
• 2015-11-10 Price Changed $66,500 GSREIN
• 2015-05-13 Listed $68,750 GSREIN
• 2013-04-01 Listed $66,500 AcadianaMLS
• 2000-10-31 Sold (Public Records) $48,000 Public Records
• 2000-10-31 Sold (MLS) $48,000 GSREIN
• 2000-08-25 Listed $49,500 GSREIN
• 2000-08-25 Listed $49,500 AcadianaMLS

Property tax history

+0.9%/yr

Latest (2026): $65 · -3.9% YoY. Source: county tax records.