4110 Hollygrove St · New Orleans, LA 70118

$130,000

3 bd · 1.0 ba · 850 sqft · SingleFamily public records · 362 Days on market

Built 2008 $153/sqft · 8% below area Est $141k · 8% 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 +29.8/30.0
• ARV discount +10.9/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy little gem in the heart of Dixon is just waiting for you to make it yours. Tucked away on a quiet street in an X Flood Zone just minutes to I-10, Airline, Carrollton and Costco and walking distance to International School of Louisiana. This property is metal fabricated with a metal roof and boasts off street parking for two vehicles. Spend warm summer evenings on the large front porch and make the fenced in backyard into a private oasis. Use the separate partially finished shed for additional storage or make it into an office, studio or small loft apartment. Inside this property makes up for its cozy size with soaring 10 foot ceilings and floor to ceiling windows bring in tons of natural light to the open floor plan. The hall way leads to two separate bedrooms and a nicely sized bathroom with convenient hook ups for a stackable washer/dryer. Huge Master bedroom in the back has separate bathroom entrance and back door leading to your private porch and back yard oasis. The possibilities are truly endless with this little beauty and with NEW waterproof laminate flooring, and a NEW tankless water heater all that is left is your personal touches!

Key facts

• Insulated panels
• New flooring
• New front railings

Tags

• METAL FABRICATED HOME
• INSULATED PANELS
• NEW FLOORING
• NEW INTERIOR PAINT
• NEW TANKLESS WATER HEATER
• NEW FRONT RAILINGS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 4.3% 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.
• Zoned schools: Benjamin Franklin Elem. Math And Science (math 12% / reading 23%, grade F, #479 of 646 statewide, top 75%, 747 students, 98% FRL, charter) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 282 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 30% of the median local income ($64k/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 $899 of loan paydown is wiped out by about $4k 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 362 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 24y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $130k implies a 53% 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 362 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: 1.24% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.72%
• DSCR: 1.70
• GRM: 6.7

CMA / ARV

• ARV (median comp): $140,695
• List price: $130,000
• Delta: -7.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9408 Palmetto St	0.37mi	2/1.0 (-1)	823 (-3%)	16mo	$115,000	$140	59
632 S Solomon St	0.57mi	2/1.0 (-1)	742 (-13%)	2mo	$131,003	$177	46
416 S Murat St	0.45mi	2/2.0 (-1)	778 (-8%)	20mo	$255,000	$328	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 · 0.97% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,832
• Equity at exit: $19,383

10-year hold

• IRR: 8.9%
• Equity multiple: 1.62×
• Total profit: $22,508
• Equity at exit: $11,240

Cash invested: $36,400 (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 70118

• Rents YoY: 1.0%
• Active inventory: 282
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,617 high
• Mortgage (P&I): −$682
• Tax from tax record: −$65 /mo · $778/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $410

Break-even live

Break-even rent $1,098

Max offer price $130,000

Occupancy floor 70%

Sensitivity live

Price	-10% $484	-5% $447	+0% $410	+5% $373	+10% $337
Rent	-10% $283	-5% $346	+0% $410	+5% $474	+10% $538
Rate	-1.0pp $476	-0.5pp $443	base $410	+0.5pp $377	+1.0pp $342

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4008 General Ogden St Unit 4008 New Orleans, LA	2.0	2.0	1000	$1,475	$1.48	17d	1	0.06mi
3931 Hamilton St New Orleans, LA	2.0	1.5	870	$1,250	$1.44	18d	1	0.10mi
8922 Stroelitz St New Orleans, LA	2.0	1.0	750	$1,150	$1.53	18d	1	0.27mi
526 S Saint Patrick St Unit B New Orleans, LA	2.0	1.0	790	$2,075	$2.63	26d	1	0.29mi
3620 Hollygrove St Unit B New Orleans, LA	2.0	1.0	872	$1,000	$1.15	17d	1	0.30mi
4834 Banks St New Orleans, LA	2.0	1.0	1000	$1,500	$1.50	26d	1	0.32mi
4834 Banks St New Orleans, LA	2.0	1.0	1000	$1,500	$1.50	5d	1	0.32mi
637 S Alexander St New Orleans, LA	3.0	2.0	1020	$1,700	$1.67	26d	1	0.40mi
419 S Murat St Unit 421 New Orleans, LA	2.0	1.0	800	$1,700	$2.12	26d	1	0.42mi
505 S Alexander St New Orleans, LA	2.0	1.0	910	$2,000	$2.20	5d	1	0.45mi
9540 Stroelitz St Unit 9540 New Orleans, LA	2.0	1.0	949	$1,495	$1.58	26d	1	0.49mi
234 S Olympia St New Orleans, LA	2.0	1.0	860	$1,500	$1.74	19d	1	0.50mi
9015 Forshey St Unit 9017 New Orleans, LA	2.0	1.0	804	$1,200	$1.49	19d	1	0.52mi
707 S Solomon St New Orleans, LA	2.0	1.0	1024	$1,200	$1.17	23d	1	0.53mi
4205 Dhemecourt St New Orleans, LA	2.0	1.0	900	$1,300	$1.44	26d	1	0.55mi
4150 D'Hemecourt St New Orleans, LA	2.0	1.0	900	$1,400	$1.56	5d	1	0.57mi
3316 Joliet St #18 New Orleans, LA	2.0	1.0	800	$1,400	$1.75	26d	1	0.59mi
8514 Forshey St New Orleans, LA	3.0	1.0	1030	$1,600	$1.55	26d	1	0.62mi
8925 Colapissa St New Orleans, LA	2.0	1.0	700	$1,500	$2.14	23d	1	0.65mi
217 N Bernadotte St New Orleans, LA	2.0	1.0	895	$1,450	$1.62	26d	1	0.68mi
8328 Forshey St New Orleans, LA	2.0	1.0	838	$1,200	$1.43	5d	1	0.68mi
123 N Alexander St New Orleans, LA	2.0	1.0	950	$1,500	$1.58	26d	1	0.72mi
4044 Banks St New Orleans, LA	2.0	2.0	1053	$1,600	$1.52	23d	1	0.75mi
4020 Baudin St New Orleans, LA	3.0	2.0	1100	$1,550	$1.41	5d	1	0.75mi
4038 Banks St New Orleans, LA	2.0	1.0	950	$1,500	$1.58	5d	1	0.76mi
4038 Banks St New Orleans, LA	2.0	1.0	1000	$1,500	$1.50	18d	1	0.76mi
2909 Hollygrove St New Orleans, LA	2.0	1.0	725	$995	$1.37	26d	1	0.77mi
600 S Pierce St New Orleans, LA	2.0	1.0	851	$1,550	$1.82	26d	1	0.78mi
4600 S Carrollton Ave Unit 1B New Orleans, LA	2.0	2.0	1072	$1,500	$1.40	26d	1	0.79mi
8709 Pritchard Pl New Orleans, LA	3.0	2.0	1000	$1,500	$1.50	23d	1	0.80mi
4616 Conti St Unit 4616-2A New Orleans, LA	2.0	1.0	813	$1,295	$1.59	5d	1	0.80mi
4300 Bienville St New Orleans, LA	2.0	1.0	940	$1,650	$1.76	5d	1	0.82mi
7931 Olive St New Orleans, LA	2.0	1.0	660	$1,175	$1.78	23d	1	0.83mi
2817 General Ogden St Unit 2819 New Orleans, LA	2.0	1.0	870	$1,200	$1.38	26d	1	0.83mi
3317 Short St New Orleans, LA	3.0	2.0	900	$1,600	$1.78	26d	1	0.85mi
8610 Apricot St New Orleans, LA	3.0	2.0	1000	$2,200	$2.20	12d	1	0.90mi
2730 Leonidas St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	26d	1	0.92mi
8405 Apricot St New Orleans, LA	3.0	2.0	1058	$1,795	$1.70	5d	1	0.92mi
8405 Apricot St New Orleans, LA	3.0	2.0	1058	$1,795	$1.70	5d	1	0.92mi
4136 Bienville St New Orleans, LA	2.0	1.0	875	$1,400	$1.60	26d	1	0.92mi

Listing history 39 events

1. 2026-06-18
   days on market $130,000 Active 362 DOM
2. 2026-06-17
   days on market $130,000 Active 361 DOM
3. 2026-06-16
   days on market $130,000 Active 360 DOM
4. 2026-06-15
   days on market $130,000 Active 359 DOM
5. 2026-06-13
   days on market $130,000 Active 357 DOM
6. 2026-06-10
   days on market $130,000 Active 354 DOM
7. 2026-06-09
   days on market $130,000 Active 353 DOM
8. 2026-06-08
   days on market $130,000 Active 352 DOM
9. 2026-06-07
   days on market $130,000 Active 351 DOM
10. 2026-06-05
    days on market $130,000 Active 348 DOM
11. 2026-06-03
    days on market $130,000 Active 347 DOM
12. 2026-06-02
    days on market $130,000 Active 346 DOM
13. 2026-06-01
    days on market $130,000 Active 345 DOM
14. 2026-05-31
    days on market $130,000 Active 344 DOM
15. 2026-02-24
    price $130,000 1169-char remark

    Show marketing remark (1169 chars)

    This cozy little gem in the heart of Dixon is just waiting for you to make it yours. Tucked away on a quiet street in an X Flood Zone just minutes to I-10, Airline, Carrollton and Costco and walking distance to International School of Louisiana. This property is metal fabricated with a metal roof and boasts off street parking for two vehicles. Spend warm summer evenings on the large front porch and make the fenced in backyard into a private oasis. Use the separate partially finished shed for additional storage or make it into an office, studio or small loft apartment. Inside this property makes up for its cozy size with soaring 10 foot ceilings and floor to ceiling windows bring in tons of natural light to the open floor plan. The hall way leads to two separate bedrooms and a nicely sized bathroom with convenient hook ups for a stackable washer/dryer. Huge Master bedroom in the back has separate bathroom entrance and back door leading to your private porch and back yard oasis. The possibilities are truly endless with this little beauty and with NEW waterproof laminate flooring, and a NEW tankless water heater all that is left is your personal touches!

16. 2026-02-24
    price $130,000 1169-char remark

    Show marketing remark (1169 chars)

    This cozy little gem in the heart of Dixon is just waiting for you to make it yours. Tucked away on a quiet street in an X Flood Zone just minutes to I-10, Airline, Carrollton and Costco and walking distance to International School of Louisiana. This property is metal fabricated with a metal roof and boasts off street parking for two vehicles. Spend warm summer evenings on the large front porch and make the fenced in backyard into a private oasis. Use the separate partially finished shed for additional storage or make it into an office, studio or small loft apartment. Inside this property makes up for its cozy size with soaring 10 foot ceilings and floor to ceiling windows bring in tons of natural light to the open floor plan. The hall way leads to two separate bedrooms and a nicely sized bathroom with convenient hook ups for a stackable washer/dryer. Huge Master bedroom in the back has separate bathroom entrance and back door leading to your private porch and back yard oasis. The possibilities are truly endless with this little beauty and with NEW waterproof laminate flooring, and a NEW tankless water heater all that is left is your personal touches!

17. 2025-12-21
    status Active 1169-char remark

    Show marketing remark (1169 chars)

    This cozy little gem in the heart of Dixon is just waiting for you to make it yours. Tucked away on a quiet street in an X Flood Zone just minutes to I-10, Airline, Carrollton and Costco and walking distance to International School of Louisiana. This property is metal fabricated with a metal roof and boasts off street parking for two vehicles. Spend warm summer evenings on the large front porch and make the fenced in backyard into a private oasis. Use the separate partially finished shed for additional storage or make it into an office, studio or small loft apartment. Inside this property makes up for its cozy size with soaring 10 foot ceilings and floor to ceiling windows bring in tons of natural light to the open floor plan. The hall way leads to two separate bedrooms and a nicely sized bathroom with convenient hook ups for a stackable washer/dryer. Huge Master bedroom in the back has separate bathroom entrance and back door leading to your private porch and back yard oasis. The possibilities are truly endless with this little beauty and with NEW waterproof laminate flooring, and a NEW tankless water heater all that is left is your personal touches!

18. 2025-12-19
    historical 1169-char remark

    Show marketing remark (1169 chars)

    This cozy little gem in the heart of Dixon is just waiting for you to make it yours. Tucked away on a quiet street in an X Flood Zone just minutes to I-10, Airline, Carrollton and Costco and walking distance to International School of Louisiana. This property is metal fabricated with a metal roof and boasts off street parking for two vehicles. Spend warm summer evenings on the large front porch and make the fenced in backyard into a private oasis. Use the separate partially finished shed for additional storage or make it into an office, studio or small loft apartment. Inside this property makes up for its cozy size with soaring 10 foot ceilings and floor to ceiling windows bring in tons of natural light to the open floor plan. The hall way leads to two separate bedrooms and a nicely sized bathroom with convenient hook ups for a stackable washer/dryer. Huge Master bedroom in the back has separate bathroom entrance and back door leading to your private porch and back yard oasis. The possibilities are truly endless with this little beauty and with NEW waterproof laminate flooring, and a NEW tankless water heater all that is left is your personal touches!

19. 2025-12-04
    price $137,500 1169-char remark

    Show marketing remark (1169 chars)

    This cozy little gem in the heart of Dixon is just waiting for you to make it yours. Tucked away on a quiet street in an X Flood Zone just minutes to I-10, Airline, Carrollton and Costco and walking distance to International School of Louisiana. This property is metal fabricated with a metal roof and boasts off street parking for two vehicles. Spend warm summer evenings on the large front porch and make the fenced in backyard into a private oasis. Use the separate partially finished shed for additional storage or make it into an office, studio or small loft apartment. Inside this property makes up for its cozy size with soaring 10 foot ceilings and floor to ceiling windows bring in tons of natural light to the open floor plan. The hall way leads to two separate bedrooms and a nicely sized bathroom with convenient hook ups for a stackable washer/dryer. Huge Master bedroom in the back has separate bathroom entrance and back door leading to your private porch and back yard oasis. The possibilities are truly endless with this little beauty and with NEW waterproof laminate flooring, and a NEW tankless water heater all that is left is your personal touches!

20. 2025-12-04
    price $137,500 1169-char remark

    Show marketing remark (1169 chars)

    This cozy little gem in the heart of Dixon is just waiting for you to make it yours. Tucked away on a quiet street in an X Flood Zone just minutes to I-10, Airline, Carrollton and Costco and walking distance to International School of Louisiana. This property is metal fabricated with a metal roof and boasts off street parking for two vehicles. Spend warm summer evenings on the large front porch and make the fenced in backyard into a private oasis. Use the separate partially finished shed for additional storage or make it into an office, studio or small loft apartment. Inside this property makes up for its cozy size with soaring 10 foot ceilings and floor to ceiling windows bring in tons of natural light to the open floor plan. The hall way leads to two separate bedrooms and a nicely sized bathroom with convenient hook ups for a stackable washer/dryer. Huge Master bedroom in the back has separate bathroom entrance and back door leading to your private porch and back yard oasis. The possibilities are truly endless with this little beauty and with NEW waterproof laminate flooring, and a NEW tankless water heater all that is left is your personal touches!

21. 2025-09-19
    price $149,500 1169-char remark

    Show marketing remark (1169 chars)

    This cozy little gem in the heart of Dixon is just waiting for you to make it yours. Tucked away on a quiet street in an X Flood Zone just minutes to I-10, Airline, Carrollton and Costco and walking distance to International School of Louisiana. This property is metal fabricated with a metal roof and boasts off street parking for two vehicles. Spend warm summer evenings on the large front porch and make the fenced in backyard into a private oasis. Use the separate partially finished shed for additional storage or make it into an office, studio or small loft apartment. Inside this property makes up for its cozy size with soaring 10 foot ceilings and floor to ceiling windows bring in tons of natural light to the open floor plan. The hall way leads to two separate bedrooms and a nicely sized bathroom with convenient hook ups for a stackable washer/dryer. Huge Master bedroom in the back has separate bathroom entrance and back door leading to your private porch and back yard oasis. The possibilities are truly endless with this little beauty and with NEW waterproof laminate flooring, and a NEW tankless water heater all that is left is your personal touches!

22. 2025-09-19
    price $149,500 1169-char remark

    Show marketing remark (1169 chars)

    This cozy little gem in the heart of Dixon is just waiting for you to make it yours. Tucked away on a quiet street in an X Flood Zone just minutes to I-10, Airline, Carrollton and Costco and walking distance to International School of Louisiana. This property is metal fabricated with a metal roof and boasts off street parking for two vehicles. Spend warm summer evenings on the large front porch and make the fenced in backyard into a private oasis. Use the separate partially finished shed for additional storage or make it into an office, studio or small loft apartment. Inside this property makes up for its cozy size with soaring 10 foot ceilings and floor to ceiling windows bring in tons of natural light to the open floor plan. The hall way leads to two separate bedrooms and a nicely sized bathroom with convenient hook ups for a stackable washer/dryer. Huge Master bedroom in the back has separate bathroom entrance and back door leading to your private porch and back yard oasis. The possibilities are truly endless with this little beauty and with NEW waterproof laminate flooring, and a NEW tankless water heater all that is left is your personal touches!

23. 2025-07-17
    price $159,500 1169-char remark

    Show marketing remark (1169 chars)

    This cozy little gem in the heart of Dixon is just waiting for you to make it yours. Tucked away on a quiet street in an X Flood Zone just minutes to I-10, Airline, Carrollton and Costco and walking distance to International School of Louisiana. This property is metal fabricated with a metal roof and boasts off street parking for two vehicles. Spend warm summer evenings on the large front porch and make the fenced in backyard into a private oasis. Use the separate partially finished shed for additional storage or make it into an office, studio or small loft apartment. Inside this property makes up for its cozy size with soaring 10 foot ceilings and floor to ceiling windows bring in tons of natural light to the open floor plan. The hall way leads to two separate bedrooms and a nicely sized bathroom with convenient hook ups for a stackable washer/dryer. Huge Master bedroom in the back has separate bathroom entrance and back door leading to your private porch and back yard oasis. The possibilities are truly endless with this little beauty and with NEW waterproof laminate flooring, and a NEW tankless water heater all that is left is your personal touches!

24. 2025-07-17
    price $159,500 1169-char remark

    Show marketing remark (1169 chars)

    This cozy little gem in the heart of Dixon is just waiting for you to make it yours. Tucked away on a quiet street in an X Flood Zone just minutes to I-10, Airline, Carrollton and Costco and walking distance to International School of Louisiana. This property is metal fabricated with a metal roof and boasts off street parking for two vehicles. Spend warm summer evenings on the large front porch and make the fenced in backyard into a private oasis. Use the separate partially finished shed for additional storage or make it into an office, studio or small loft apartment. Inside this property makes up for its cozy size with soaring 10 foot ceilings and floor to ceiling windows bring in tons of natural light to the open floor plan. The hall way leads to two separate bedrooms and a nicely sized bathroom with convenient hook ups for a stackable washer/dryer. Huge Master bedroom in the back has separate bathroom entrance and back door leading to your private porch and back yard oasis. The possibilities are truly endless with this little beauty and with NEW waterproof laminate flooring, and a NEW tankless water heater all that is left is your personal touches!

25. 2025-06-18
    listed $179,500 Active 1169-char remark

    Show marketing remark (1169 chars)

    This cozy little gem in the heart of Dixon is just waiting for you to make it yours. Tucked away on a quiet street in an X Flood Zone just minutes to I-10, Airline, Carrollton and Costco and walking distance to International School of Louisiana. This property is metal fabricated with a metal roof and boasts off street parking for two vehicles. Spend warm summer evenings on the large front porch and make the fenced in backyard into a private oasis. Use the separate partially finished shed for additional storage or make it into an office, studio or small loft apartment. Inside this property makes up for its cozy size with soaring 10 foot ceilings and floor to ceiling windows bring in tons of natural light to the open floor plan. The hall way leads to two separate bedrooms and a nicely sized bathroom with convenient hook ups for a stackable washer/dryer. Huge Master bedroom in the back has separate bathroom entrance and back door leading to your private porch and back yard oasis. The possibilities are truly endless with this little beauty and with NEW waterproof laminate flooring, and a NEW tankless water heater all that is left is your personal touches!

26. 2025-06-18
    listed $179,500 Active 1169-char remark

    Show marketing remark (1169 chars)

    This cozy little gem in the heart of Dixon is just waiting for you to make it yours. Tucked away on a quiet street in an X Flood Zone just minutes to I-10, Airline, Carrollton and Costco and walking distance to International School of Louisiana. This property is metal fabricated with a metal roof and boasts off street parking for two vehicles. Spend warm summer evenings on the large front porch and make the fenced in backyard into a private oasis. Use the separate partially finished shed for additional storage or make it into an office, studio or small loft apartment. Inside this property makes up for its cozy size with soaring 10 foot ceilings and floor to ceiling windows bring in tons of natural light to the open floor plan. The hall way leads to two separate bedrooms and a nicely sized bathroom with convenient hook ups for a stackable washer/dryer. Huge Master bedroom in the back has separate bathroom entrance and back door leading to your private porch and back yard oasis. The possibilities are truly endless with this little beauty and with NEW waterproof laminate flooring, and a NEW tankless water heater all that is left is your personal touches!

27. 2025-06-18
    listed $149,500 Active

    Show marketing remark (1169 chars)

    This cozy little gem in the heart of Dixon is just waiting for you to make it yours. Tucked away on a quiet street in an X Flood Zone just minutes to I-10, Airline, Carrollton and Costco and walking distance to International School of Louisiana. This property is metal fabricated with a metal roof and boasts off street parking for two vehicles. Spend warm summer evenings on the large front porch and make the fenced in backyard into a private oasis. Use the separate partially finished shed for additional storage or make it into an office, studio or small loft apartment. Inside this property makes up for its cozy size with soaring 10 foot ceilings and floor to ceiling windows bring in tons of natural light to the open floor plan. The hall way leads to two separate bedrooms and a nicely sized bathroom with convenient hook ups for a stackable washer/dryer. Huge Master bedroom in the back has separate bathroom entrance and back door leading to your private porch and back yard oasis. The possibilities are truly endless with this little beauty and with NEW waterproof laminate flooring, and a NEW tankless water heater all that is left is your personal touches!

28. 2019-05-28
    soldstatus $85,000
29. 2019-05-20
    soldstatus $85,000 Closed
30. 2019-03-29
    status Pending
31. 2019-01-29
    listed $91,000
32. 2019-01-29
    listed $91,000 Active
33. 2008-09-22
    listed $150,000
34. 2008-09-22
    listed $150,000
35. 2003-02-25
    soldstatus $28,000
36. 2002-12-10
    listed $42,000
37. 2002-12-10
    listed $42,000
38. 1993-11-22
    soldstatus $15,000
39. 1990-11-05
    soldstatus $35,000

ⓘ 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: $778 · $65/mo
• Projected year-2 tax: $778 · $65/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 ≥108°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: $19,404
• − Mortgage interest: −$7,282
• − Property taxes: −$778
• − Insurance: −$1,448
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$3,782
• Taxable income: $3,010
• Est. tax owed @ 24.0%: −$722
• After-tax cash flow: $4,201/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): 36,072
• Household income: $63,750
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2237.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 47% Black 34% Hispanic / Latino 11% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Italian 2% Romanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 86% English-only · Spanish 7% French/Haitian/Cajun 2% Other Indo-European 2%

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: ▼ -210.46%
• Current HPI: 282.9629
• Rent YoY: ▲ 0.97%
• 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

+271.4% since first listed

25 events — show timeline

• 2026-02-24 Price Changed $130,000 AcadianaMLS
• 2026-02-24 Price Changed $130,000 GSREIN
• 2025-12-21 Relisted — GSREIN
• 2025-12-19 Listing Removed — GSREIN
• 2025-12-04 Price Changed $137,500 AcadianaMLS
• 2025-12-04 Price Changed $137,500 GSREIN
• 2025-09-19 Price Changed $149,500 AcadianaMLS
• 2025-09-19 Price Changed $149,500 GSREIN
• 2025-07-17 Price Changed $159,500 AcadianaMLS
• 2025-07-17 Price Changed $159,500 GSREIN
• 2025-06-18 Listed $149,500 AcadianaMLS
• 2025-06-18 Listed $179,500 GSREIN
• 2025-06-18 Listed $179,500 AcadianaMLS
• 2019-05-28 Sold (Public Records) $85,000 Public Records
• 2019-05-20 Sold (MLS) $85,000 GSREIN
• 2019-03-29 Pending — GSREIN
• 2019-01-29 Listed $91,000 GSREIN
• 2019-01-29 Listed $91,000 AcadianaMLS
• 2008-09-22 Listed $150,000 GSREIN
• 2008-09-22 Listed $150,000 AcadianaMLS
• 2003-02-25 Sold (MLS) $28,000 GSREIN
• 2002-12-10 Listed $42,000 GSREIN
• 2002-12-10 Listed $42,000 AcadianaMLS
• 1993-11-22 Sold (Public Records) $15,000 Public Records
• 1990-11-05 Sold (Public Records) $35,000 Public Records

Property tax history

+1.4%/yr

Latest (2026): $778 · -60.6% YoY. Source: county tax records.