4712 Tulip St · New Orleans, LA 70126

$133,000

4 bd · 3.0 ba · 2,348 sqft · SingleFamily public records · 63 Days on market

Built 2012 5,501 sqft lot $57/sqft · 40% below area Est $220k · 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and beautifully elevated, this 4-bedroom, 3 full bath home offers the perfect blend of comfort and opportunity. Home has 2,334 square feet of living space, this raised home features an open and inviting layout ideal for both everyday living and entertaining. The generous floor plan includes well-sized bedrooms, providing flexibility for guests, a home office, or multi-generational living. Situated on a 50 x 110 lot, the property offers ample outdoor space for relaxing, gardening, or hosting gatherings. While the home could use a little TLC, it presents a fantastic opportunity for buyers looking to add their personal touch and build equity. With solid bones and great potential, this property could be the perfect fit for the right buyer ready to make it their own.

Key facts

• 5,501 sq ft lot
• Parking
• Built 2012

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $832 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).
• Recommended offer: $125k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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: Rents soft (-0.2%/yr); 224 active listings in the ZIP; 5 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 $2,303/mo this rent would consume 66% of the median local household income ($42k/yr) (locally 1767% 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 $920 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $37k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $52k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $81k; list at $133k implies a 64% 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 $125,020 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.73% ✓
• Cap rate: 14.40%
• Cash-on-cash: 28.96%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (median comp): $219,656
• List price: $133,000
• Delta: -39.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5510 Clements Dr	0.36mi	4/2.5	2,480 (+6%)	5mo	$329,000	$133	68
4501 Bonita Dr	0.52mi	5/2.0 (+1)	2,395 (+2%)	2mo	$44,000	$18	62
5500 Clements Dr	0.35mi	4/2.5	2,440 (+4%)	16mo	$365,000	$150	62
4434 Plum Orchard Ave	0.24mi	4/2.0	2,595 (+10%)	13mo	$80,000	$31	56
4901 Haydel St	0.61mi	4/2.5	2,210 (-6%)	6mo	$199,000	$90	55
4556 Chantilly Dr	0.27mi	3/2.0 (-1)	2,568 (+9%)	12mo	$118,800	$46	53
5521 Bentley Dr	0.60mi	3/2.0 (-1)	2,420 (+3%)	13mo	$230,000	$95	47
5600 Samovar Dr	0.55mi	3/2.0 (-1)	2,079 (-12%)	7mo	$201,500	$97	41
5531 Rickert Dr	0.48mi	4/2.0	2,102 (-10%)	20mo	$218,900	$104	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 1.67×
• Total profit: $24,778
• Equity at exit: $19,831

10-year hold

• IRR: 23.3%
• Equity multiple: 2.72×
• Total profit: $64,056
• Equity at exit: $11,499

Cash invested: $37,240 (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 70126

• Home prices YoY: -17.0%
• Rents YoY: -0.2%
• Active inventory: 224
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,303 high
• Mortgage (P&I): −$697
• Tax from tax record: −$168 /mo · $2,012/yr
• Insurance: −$55
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $832

Break-even live

Break-even rent $1,249

Max offer price $133,000

Occupancy floor 59%

Sensitivity live

Price	-10% $907	-5% $870	+0% $832	+5% $795	+10% $757
Rent	-10% $650	-5% $741	+0% $832	+5% $923	+10% $1,014
Rate	-1.0pp $899	-0.5pp $866	base $832	+0.5pp $798	+1.0pp $763

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5611 Rickert Dr New Orleans, LA	3.0	2.5	2155	$2,900	$1.35	44d	1	0.49mi
7608 Laine Ave New Orleans, LA	3.0	2.5	2060	$1,950	$0.95	24d	1	0.80mi
6910 Bunker Hill Rd New Orleans, LA	3.0	2.5	1785	$1,400	$0.78	20d	1	1.32mi
7530 Newcastle St New Orleans, LA	3.0	2.0	1913	$1,800	$0.94	24d	1	1.35mi
7401 Scottsdale Dr New Orleans, LA	3.0	2.5	2100	$2,000	$0.95	24d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $133,000 Active 63 DOM
2. 2026-06-17
   days on market $133,000 Active 62 DOM
3. 2026-06-16
   days on market $133,000 Active 61 DOM
4. 2026-06-16
   price $133,000 Active 60 DOM
5. 2026-06-15
   days on market $175,750 Active 60 DOM
6. 2026-06-13
   days on market $175,750 Active 58 DOM
7. 2026-06-10
   days on market $175,750 Active 55 DOM
8. 2026-06-09
   days on market $175,750 Active 54 DOM
9. 2026-06-08
   days on market $175,750 Active 53 DOM
10. 2026-06-07
    days on market $175,750 Active 52 DOM
11. 2026-06-05
    days on market $175,750 Active 49 DOM
12. 2026-06-03
    days on market $175,750 Active 48 DOM
13. 2026-06-02
    days on market $175,750 Active 47 DOM
14. 2026-06-01
    days on market $175,750 Active 46 DOM
15. 2026-05-31
    days on market $175,750 Active 45 DOM
16. 2026-05-16
    price $175,750 781-char remark

    Show marketing remark (781 chars)

    Spacious and beautifully elevated, this 4-bedroom, 3 full bath home offers the perfect blend of comfort and opportunity. Home has 2,334 square feet of living space, this raised home features an open and inviting layout ideal for both everyday living and entertaining. The generous floor plan includes well-sized bedrooms, providing flexibility for guests, a home office, or multi-generational living. Situated on a 50 x 110 lot, the property offers ample outdoor space for relaxing, gardening, or hosting gatherings. While the home could use a little TLC, it presents a fantastic opportunity for buyers looking to add their personal touch and build equity. With solid bones and great potential, this property could be the perfect fit for the right buyer ready to make it their own.

17. 2026-05-16
    price $175,750 781-char remark

    Show marketing remark (781 chars)

    Spacious and beautifully elevated, this 4-bedroom, 3 full bath home offers the perfect blend of comfort and opportunity. Home has 2,334 square feet of living space, this raised home features an open and inviting layout ideal for both everyday living and entertaining. The generous floor plan includes well-sized bedrooms, providing flexibility for guests, a home office, or multi-generational living. Situated on a 50 x 110 lot, the property offers ample outdoor space for relaxing, gardening, or hosting gatherings. While the home could use a little TLC, it presents a fantastic opportunity for buyers looking to add their personal touch and build equity. With solid bones and great potential, this property could be the perfect fit for the right buyer ready to make it their own.

18. 2026-04-15
    listed $185,000 Active 781-char remark

    Show marketing remark (781 chars)

    Spacious and beautifully elevated, this 4-bedroom, 3 full bath home offers the perfect blend of comfort and opportunity. Home has 2,334 square feet of living space, this raised home features an open and inviting layout ideal for both everyday living and entertaining. The generous floor plan includes well-sized bedrooms, providing flexibility for guests, a home office, or multi-generational living. Situated on a 50 x 110 lot, the property offers ample outdoor space for relaxing, gardening, or hosting gatherings. While the home could use a little TLC, it presents a fantastic opportunity for buyers looking to add their personal touch and build equity. With solid bones and great potential, this property could be the perfect fit for the right buyer ready to make it their own.

19. 2026-04-15
    listed $185,000 Active 781-char remark

    Show marketing remark (781 chars)

    Spacious and beautifully elevated, this 4-bedroom, 3 full bath home offers the perfect blend of comfort and opportunity. Home has 2,334 square feet of living space, this raised home features an open and inviting layout ideal for both everyday living and entertaining. The generous floor plan includes well-sized bedrooms, providing flexibility for guests, a home office, or multi-generational living. Situated on a 50 x 110 lot, the property offers ample outdoor space for relaxing, gardening, or hosting gatherings. While the home could use a little TLC, it presents a fantastic opportunity for buyers looking to add their personal touch and build equity. With solid bones and great potential, this property could be the perfect fit for the right buyer ready to make it their own.

20. 2000-11-29
    soldstatus $81,000

ⓘ 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: $2,012 · $168/mo
• Projected year-2 tax: $2,012 · $168/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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,633
• − Mortgage interest: −$7,450
• − Property taxes: −$2,012
• − Insurance: −$1,462
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − Depreciation: −$3,869
• Taxable income: $8,418
• Est. tax owed @ 24.0%: −$2,020
• After-tax cash flow: $7,966/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): 27,047
• Household income: $41,709
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1767.0

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 (85%)
• Race & ethnicity: Black 85% Hispanic / Latino 6% Two or more races 5% White 5%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 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: ▼ -36.35%
• Current HPI: 177.355
• Rent YoY: ▼ -0.24%
• 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

+117.0% since first listed

5 events — show timeline

• 2026-05-16 Price Changed $175,750 AcadianaMLS
• 2026-05-16 Price Changed $175,750 GSREIN
• 2026-04-15 Listed $185,000 GSREIN
• 2026-04-15 Listed $185,000 AcadianaMLS
• 2000-11-29 Sold (Public Records) $81,000 Public Records

Property tax history

+25.4%/yr

Latest (2026): $2,012 · +1.1% YoY. Source: county tax records.