4565 Camelot Dr · New Orleans, LA 70127

$160,000

2 bd · 1.0 ba · 1,525 sqft · SingleFamily public records · 111 Days on market

Built 1960 5,723 sqft lot Est $178k · 10% 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 +22.4/30.0
• ARV discount +12.1/15.0
• DSCR +7.2/10.0
• 1% rule +4.7/10.0
• 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

**Charming Renovated Home in New Orleans** Welcome to 4565 Camelot Dr, a beautifully updated single-family home that perfectly blends comfort and style. This spacious 4-bedroom, 2-bathroom property offers 1,642 square feet of living space, making it ideal for anyone seeking a move-in-ready home. From the moment you enter, you'll be greeted by sleek ceramic floors that flow seamlessly throughout the home, adding both sophistication and durability. The thoughtfully designed floor plan features 7 rooms in total, providing ample space for relaxing, entertaining, or working from home. One of the standout features of this property is the completely renovated kitchen and bathrooms. The updated kitchen is perfect for preparing meals, with modern finishes designed for both functionality and style. The bathrooms have been tastefully refreshed, offering the ideal space for relaxation after a busy day. Outside, the property's exterior invites your personal touch to make this house truly feel like home. Conveniently located in New Orleans, this home provides easy access to all the local amenities and attractions the city has to offer. Don't miss the opportunity to own this beautifully updated property that perfectly combines modern upgrades with timeless charm. Schedule your private showing today and envision yourself living in this wonderful home!

Key facts

• Renovated bathrooms
• Ceramic floors
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• RENOVATED BATHROOMS
• CERAMIC FLOORS
• SPACIOUS LIVING SPACE
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Exterior

• Parking: Carport with space for two vehicles
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Brick and frame construction; Shingle roof; Slab foundation; Very good condition
• Exterior features: Fenced yard; Concrete patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and other living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Granite counters

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/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 $155k (2.9% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• Market conditions: 130 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,554/mo this rent would consume 46% of the median local household income ($41k/yr) (locally 2030% 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 $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 111 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $138k; 16% 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 $145,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $178,425
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4635 Longfellow Dr	0.25mi	3/2.0 (+1)	1,530 (+0%)	1mo	$225,000	$147	78
4897 Cerise Ave	0.43mi	3/2.0 (+1)	1,536 (+1%)	6mo	$170,000	$111	65
4726 Knight Dr	0.19mi	3/2.0 (+1)	1,468 (-4%)	14mo	$164,800	$112	64
4683 Lancelot Dr	0.21mi	3/2.0 (+1)	1,631 (+7%)	14mo	$234,000	$143	58
4714 Rosalia Dr	0.53mi	2/2.0	1,579 (+4%)	9mo	$158,000	$100	58
4527 Cerise Ave	0.07mi	3/3.0 (+1)	1,737 (+14%)	5mo	$170,000	$98	56
4734 Galahad Dr	0.31mi	3/1.0 (+1)	1,332 (-13%)	5mo	$105,000	$79	55
4924 Charlene Dr	0.43mi	3/2.0 (+1)	1,635 (+7%)	6mo	$230,000	$141	54
4925 Charlene Dr	0.42mi	3/2.0 (+1)	1,635 (+7%)	11mo	$230,000	$141	50
4711 Eunice St	0.44mi	3/2.0 (+1)	1,665 (+9%)	8mo	$219,000	$132	49
4736 Crowder Blvd	0.48mi	3/2.0 (+1)	1,343 (-12%)	12mo	$157,000	$117	39
4811 Perelli Dr	0.70mi	3/2.0 (+1)	1,730 (+13%)	6mo	$200,000	$116	31

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-13,261
• Equity at exit: $23,857

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $4,696
• Equity at exit: $13,834

Cash invested: $44,800 (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 70127

• Home prices YoY: -29.2%
• Active inventory: 130
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$839
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $199

Break-even live

Break-even rent $1,302

Max offer price $160,000

Occupancy floor 82%

Sensitivity live

Price	-10% $290	-5% $245	+0% $199	+5% $154	+10% $109
Rent	-10% $76	-5% $138	+0% $199	+5% $261	+10% $322
Rate	-1.0pp $280	-0.5pp $240	base $199	+0.5pp $158	+1.0pp $116

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5131 Bundy Rd New Orleans, LA	1.0–3.0	1.0–2.0	1000	$1,052	$1.05	3d	21	0.62mi
7608 Laine Ave New Orleans, LA	3.0	2.5	2060	$1,950	$0.95	24d	1	0.67mi
4808 Viola St New Orleans, LA	3.0	2.0	1130	$1,500	$1.33	24d	1	0.90mi
4880 Viola St New Orleans, LA	3.0	2.0	1150	$1,595	$1.39	24d	1	0.94mi
5611 Rickert Dr New Orleans, LA	3.0	2.5	2155	$2,900	$1.35	44d	1	1.07mi
6910 Bunker Hill Rd New Orleans, LA	3.0	2.5	1785	$1,400	$0.78	21d	1	1.10mi
9020 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	24d	1	1.10mi
9022 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	24d	1	1.10mi
9040 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	17d	1	1.10mi
9042 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	17d	1	1.10mi
5000 Cardenas Dr New Orleans, LA	3.0	2.0	1800	$1,920	$1.07	24d	1	1.11mi
6951 Salem Dr New Orleans, LA	3.0	2.5	1900	$1,875	$0.99	24d	1	1.18mi
6972 Bundy Rd New Orleans, LA	3.0	2.5	2048	$1,500	$0.73	24d	1	1.20mi
4745 Tulip St New Orleans, LA	3.0	1.0	1125	$1,750	$1.56	21d	1	1.20mi
4452 Plum Orchard Ave New Orleans, LA	2.0	1.0	1100	$1,250	$1.14	4d	1	1.30mi
7202 Salem Dr New Orleans, LA	3.0	2.5	1995	$1,750	$0.88	24d	1	1.37mi
7201 Salem Dr New Orleans, LA	3.0	2.5	1764	$1,650	$0.94	24d	1	1.38mi
7230 Yorktown Dr New Orleans, LA	3.0	2.0	1550	$1,600	$1.03	17d	1	1.39mi
7230 Yorktown Dr New Orleans, LA	3.0	2.0	1550	$1,600	$1.03	24d	1	1.39mi
8802 Morrison Rd New Orleans, LA	2.0	1.0	1071	$1,275	$1.19	24d	1	1.46mi
9002 Morrison Rd New Orleans, LA	2.0	1.5	1050	$1,150	$1.10	21d	1	1.47mi

Listing history 19 events

1. 2026-06-16
   status $160,000 Pending 111 DOM
2. 2026-06-15
   days on market $160,000 Active Under Contract 111 DOM
3. 2026-06-13
   days on market $160,000 Active Under Contract 109 DOM
4. 2026-06-10
   days on market $160,000 Active Under Contract 106 DOM
5. 2026-06-09
   days on market $160,000 Active Under Contract 105 DOM
6. 2026-06-08
   days on market $160,000 Active Under Contract 104 DOM
7. 2026-06-07
   days on market $160,000 Active Under Contract 103 DOM
8. 2026-06-05
   days on market $160,000 Active Under Contract 100 DOM
9. 2026-06-03
   days on market $160,000 Active Under Contract 99 DOM
10. 2026-06-02
    days on market $160,000 Active Under Contract 98 DOM
11. 2026-06-01
    days on market $160,000 Active Under Contract 97 DOM
12. 2026-05-31
    days on market $160,000 Active Under Contract 96 DOM
13. 2026-03-17
    status Pending 1357-char remark

    Show marketing remark (1357 chars)

    **Charming Renovated Home in New Orleans** Welcome to 4565 Camelot Dr, a beautifully updated single-family home that perfectly blends comfort and style. This spacious 4-bedroom, 2-bathroom property offers 1,642 square feet of living space, making it ideal for anyone seeking a move-in-ready home. From the moment you enter, you'll be greeted by sleek ceramic floors that flow seamlessly throughout the home, adding both sophistication and durability. The thoughtfully designed floor plan features 7 rooms in total, providing ample space for relaxing, entertaining, or working from home. One of the standout features of this property is the completely renovated kitchen and bathrooms. The updated kitchen is perfect for preparing meals, with modern finishes designed for both functionality and style. The bathrooms have been tastefully refreshed, offering the ideal space for relaxation after a busy day. Outside, the property's exterior invites your personal touch to make this house truly feel like home. Conveniently located in New Orleans, this home provides easy access to all the local amenities and attractions the city has to offer. Don't miss the opportunity to own this beautifully updated property that perfectly combines modern upgrades with timeless charm. Schedule your private showing today and envision yourself living in this wonderful home!

14. 2026-03-17
    historical Active Under Contract

    Show marketing remark (1357 chars)

    **Charming Renovated Home in New Orleans** Welcome to 4565 Camelot Dr, a beautifully updated single-family home that perfectly blends comfort and style. This spacious 4-bedroom, 2-bathroom property offers 1,642 square feet of living space, making it ideal for anyone seeking a move-in-ready home. From the moment you enter, you'll be greeted by sleek ceramic floors that flow seamlessly throughout the home, adding both sophistication and durability. The thoughtfully designed floor plan features 7 rooms in total, providing ample space for relaxing, entertaining, or working from home. One of the standout features of this property is the completely renovated kitchen and bathrooms. The updated kitchen is perfect for preparing meals, with modern finishes designed for both functionality and style. The bathrooms have been tastefully refreshed, offering the ideal space for relaxation after a busy day. Outside, the property's exterior invites your personal touch to make this house truly feel like home. Conveniently located in New Orleans, this home provides easy access to all the local amenities and attractions the city has to offer. Don't miss the opportunity to own this beautifully updated property that perfectly combines modern upgrades with timeless charm. Schedule your private showing today and envision yourself living in this wonderful home!

15. 2026-02-24
    listed $160,000 Active 1357-char remark

    Show marketing remark (1357 chars)

    **Charming Renovated Home in New Orleans** Welcome to 4565 Camelot Dr, a beautifully updated single-family home that perfectly blends comfort and style. This spacious 4-bedroom, 2-bathroom property offers 1,642 square feet of living space, making it ideal for anyone seeking a move-in-ready home. From the moment you enter, you'll be greeted by sleek ceramic floors that flow seamlessly throughout the home, adding both sophistication and durability. The thoughtfully designed floor plan features 7 rooms in total, providing ample space for relaxing, entertaining, or working from home. One of the standout features of this property is the completely renovated kitchen and bathrooms. The updated kitchen is perfect for preparing meals, with modern finishes designed for both functionality and style. The bathrooms have been tastefully refreshed, offering the ideal space for relaxation after a busy day. Outside, the property's exterior invites your personal touch to make this house truly feel like home. Conveniently located in New Orleans, this home provides easy access to all the local amenities and attractions the city has to offer. Don't miss the opportunity to own this beautifully updated property that perfectly combines modern upgrades with timeless charm. Schedule your private showing today and envision yourself living in this wonderful home!

16. 2026-02-24
    listed $160,000 Active

    Show marketing remark (1357 chars)

    **Charming Renovated Home in New Orleans** Welcome to 4565 Camelot Dr, a beautifully updated single-family home that perfectly blends comfort and style. This spacious 4-bedroom, 2-bathroom property offers 1,642 square feet of living space, making it ideal for anyone seeking a move-in-ready home. From the moment you enter, you'll be greeted by sleek ceramic floors that flow seamlessly throughout the home, adding both sophistication and durability. The thoughtfully designed floor plan features 7 rooms in total, providing ample space for relaxing, entertaining, or working from home. One of the standout features of this property is the completely renovated kitchen and bathrooms. The updated kitchen is perfect for preparing meals, with modern finishes designed for both functionality and style. The bathrooms have been tastefully refreshed, offering the ideal space for relaxation after a busy day. Outside, the property's exterior invites your personal touch to make this house truly feel like home. Conveniently located in New Orleans, this home provides easy access to all the local amenities and attractions the city has to offer. Don't miss the opportunity to own this beautifully updated property that perfectly combines modern upgrades with timeless charm. Schedule your private showing today and envision yourself living in this wonderful home!

17. 2010-04-28
    soldstatus $138,000
18. 2010-04-14
    soldstatus $27,000
19. 1976-07-07
    soldstatus $41,500

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $880 · $73/mo
• Expected delta: +$204/yr (+$17/mo · 30.1%)

ⓘ 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,650
• − Mortgage interest: −$8,962
• − Property taxes: −$676
• − Insurance: −$1,598
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$4,655
• Taxable loss: −$225
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $2,445/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): 23,107
• Household income: $40,765
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2030.0

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 (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 4% Two or more races 4% White 2%
• Common ancestry: Lithuanian 1% Hispanic 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 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: ▼ -72.43%
• Current HPI: 175.4465
• Rent YoY: —
• 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

+285.5% since first listed

7 events — show timeline

• 2026-03-17 Pending — AcadianaMLS
• 2026-03-17 Contingent — GSREIN
• 2026-02-24 Listed $160,000 GSREIN
• 2026-02-24 Listed $160,000 AcadianaMLS
• 2010-04-28 Sold (Public Records) $138,000 Public Records
• 2010-04-14 Sold (Public Records) $27,000 Public Records
• 1976-07-07 Sold (Public Records) $41,500 Public Records

Property tax history

-3.6%/yr

Latest (2026): $676 · +55.6% YoY. Source: county tax records.