1125 Kabel Dr · New Orleans, LA 70131

$167,000

2 bd · 1.5 ba · 1,493 sqft · SingleFamily public records · 34 Days on market

Built 1953 Est $197k · 15% under ↓ 3% since listing

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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 +20.4/30.0
• ARV discount +14.4/15.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Rent growth +0.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1125 Kabel Drive! Algiers aficionados know that this is a sought-after neighborhood; convenient access, no potholes, and walking distance to Edna Karr High School! This home has been well-loved and passed down through the generations since it was built in 1953, and this is the first public sale offering! The flexible floorplan offers so much potential and is waiting for your personal touches. No carpet and no popcorn ceilings. Originally a 3-bedroom home, the current layout offers 2 bedrooms (1 with ensuite bath), but it would be a very easy conversion back to 3 bedrooms. The "back room" has 3 windows that are covered with sheetrock on the interior and boarded on the exterior; simply uncover the windows and add a doorway from the den and you're back to 3 bedrooms. Roof, windows, and water heater were replaced in recent years. HUGE backyard! High and dry in flood zone X. Schedule your showing today!

Key facts

• No carpet
• Huge backyard
• No popcorn ceilings

Tags

• SOUGHT-AFTER NEIGHBORHOOD
• NO CARPET
• NO POPCORN CEILINGS
• HUGE BACKYARD
• HIGH AND DRY IN FLOOD ZONE X

Property features AI

Finance

• Other: Has been human-modified

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Shingle roof; Slab foundation
• Construction: Built with brick construction
• Exterior features: Covered patio/porch; City lot; Rectangular lot; Lot dimensions approximately 57 x 140

Interior

• Kitchen: Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Total of 6 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $150 ($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 $156k (6.4% below list).
• Recommended offer: $156k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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.
• 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 falling (-9.2%/yr); 275 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 ($62k/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 $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 34 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,233 (6.4% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. 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: 0.94% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $197,076
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1640 Tropic Dr	0.32mi	2/2.0	1,580 (+6%)	1mo	$95,000	$60	72
2437 Hyman Pl	0.25mi	3/1.5 (+1)	1,440 (-4%)	7mo	$155,000	$108	72
409 River Oaks Dr	0.27mi	3/2.0 (+1)	1,400 (-6%)	2mo	$225,000	$161	68
2644 Bristol Pl	0.56mi	3/2.0 (+1)	1,517 (+2%)	6mo	$146,000	$96	59
2032 Halsey Ave	0.54mi	3/2.0 (+1)	1,639 (+10%)	0mo	$220,000	$134	51
2728 Somerset Dr	0.63mi	3/2.0 (+1)	1,558 (+4%)	7mo	$195,000	$125	51
608 Lang St	0.57mi	3/2.0 (+1)	1,625 (+9%)	3mo	$235,000	$145	49
2219 Mercedes Blvd	0.52mi	3/2.0 (+1)	1,620 (+8%)	9mo	$190,000	$117	47
2611 Somerset Dr	0.54mi	3/2.0 (+1)	1,365 (-9%)	10mo	$180,000	$132	45
2664 General Collins Ave	0.58mi	3/2.0 (+1)	1,299 (-13%)	3mo	$225,000	$173	42
1408 General Collins Ave	0.63mi	3/2.0 (+1)	1,277 (-14%)	5mo	$152,000	$119	35
5010 Macarthur Blvd	0.68mi	3/2.0 (+1)	1,290 (-14%)	9mo	$193,000	$150	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.53×
• Total profit: $-22,098
• Equity at exit: $24,900

10-year hold

• IRR: -9.9%
• Equity multiple: 0.47×
• Total profit: $-24,705
• Equity at exit: $14,439

Cash invested: $46,760 (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 70131

• Home prices YoY: -12.0%
• Rents YoY: -9.2%
• Active inventory: 275
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,562 high
• Mortgage (P&I): −$876
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $150

Break-even live

Break-even rent $1,372

Max offer price $167,000

Occupancy floor 85%

Sensitivity live

Price	-10% $245	-5% $197	+0% $150	+5% $103	+10% $56
Rent	-10% $27	-5% $88	+0% $150	+5% $212	+10% $274
Rate	-1.0pp $234	-0.5pp $193	base $150	+0.5pp $107	+1.0pp $63

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1812 River Oaks Dr New Orleans, LA	3.0	1.0	1148	$1,700	$1.48	4d	1	0.27mi
1812 River Oaks Dr New Orleans, LA	3.0	1.0	1148	$1,700	$1.48	5d	1	0.27mi
735 Lees Ln Unit 2 New Orleans, LA	2.0	1.0	1000	$1,600	$1.60	25d	1	0.68mi
3252 Kabel Dr New Orleans, LA	2.0	1.5	1080	$1,300	$1.20	22d	1	0.76mi
3307 Kabel Dr New Orleans, LA	2.0	1.5	1000	$1,250	$1.25	5d	1	0.78mi
3315 Kabel Dr New Orleans, LA	2.0	1.5	975	$1,350	$1.38	25d	1	0.79mi
3317 Kabel Dr New Orleans, LA	2.0	1.5	975	$1,350	$1.38	25d	1	0.79mi
3725 Macarthur Blvd Unit 2A New Orleans, LA	2.0	2.0	1200	$2,750	$2.29	21d	1	0.80mi
3320 Kabel Dr Unit C New Orleans, LA	3.0	2.0	999	$1,100	$1.10	5d	1	0.80mi
3151 Plymouth Pl New Orleans, LA	3.0	1.0	1470	$1,700	$1.16	25d	1	0.80mi
3362 Kabel Dr New Orleans, LA	3.0	2.0	1000	$1,250	$1.25	25d	1	0.82mi
1313 Flanders St New Orleans, LA	2.0	1.0	900	$1,295	$1.44	22d	1	0.98mi
1227 Flanders St New Orleans, LA	2.0	1.0	900	$1,000	$1.11	25d	1	1.01mi
3102 Lawrence St New Orleans, LA	2.0	1.0	950	$1,500	$1.58	25d	1	1.02mi
3000 Americus St New Orleans, LA	3.0	2.0	1280	$1,400	$1.09	25d	1	1.07mi
1565 Murl St Unit B New Orleans, LA	2.0	2.0	1100	$1,100	$1.00	25d	1	1.10mi
1622 Jo Ann Pl New Orleans, LA	3.0	1.5	1301	$1,500	$1.15	4d	1	1.13mi
2002 Pace Blvd Unit 103 New Orleans, LA	3.0	2.0	1000	$1,500	$1.50	16d	1	1.15mi
1945 Pace Blvd Unit 104 New Orleans, LA	2.0	1.0	1000	$1,250	$1.25	25d	1	1.18mi
1945 Pace Blvd Apt 101 New Orleans, LA	2.0	1.0	1000	$1,250	$1.25	12d	1	1.18mi
1719 Pace Blvd New Orleans, LA	3.0	1.0	1178	$2,000	$1.70	13d	1	1.23mi
438 Friscoville Ave Arabi, LA	3.0	2.0	1500	$3,200	$2.13	4d	1	1.29mi
1200 Southlawn Blvd New Orleans, LA	3.0	2.0	950	$1,725	$1.82	25d	1	1.29mi
616 Lebeau St Unit A Arabi, LA	2.0	1.0	1205	$1,650	$1.37	45d	1	1.39mi
6900 Royal St Arabi, LA	3.0	2.0	1579	$5,888	$3.73	4d	1	1.44mi

Listing history 21 events

1. 2026-06-21
   days on market $167,000 Active 34 DOM
2. 2026-06-18
   days on market $167,000 Active 31 DOM
3. 2026-06-17
   days on market $167,000 Active 30 DOM
4. 2026-06-16
   days on market $167,000 Active 29 DOM
5. 2026-06-16
   price $167,000 Active 28 DOM
6. 2026-06-15
   days on market $170,000 Active 28 DOM
7. 2026-06-13
   days on market $170,000 Active 26 DOM
8. 2026-06-10
   days on market $170,000 Active 23 DOM
9. 2026-06-09
   days on market $170,000 Active 22 DOM
10. 2026-06-08
    days on market $170,000 Active 21 DOM
11. 2026-06-07
    days on market $170,000 Active 20 DOM
12. 2026-06-05
    days on market $170,000 Active 17 DOM
13. 2026-06-03
    days on market $170,000 Active 16 DOM
14. 2026-06-02
    days on market $170,000 Active 15 DOM
15. 2026-06-01
    days on market $170,000 Active 14 DOM
16. 2026-05-31
    days on market $170,000 Active 13 DOM
17. 2026-05-18
    listed $170,000 Active 932-char remark

    Show marketing remark (932 chars)

    Welcome to 1125 Kabel Drive! Algiers aficionados know that this is a sought-after neighborhood; convenient access, no potholes, and walking distance to Edna Karr High School! This home has been well-loved and passed down through the generations since it was built in 1953, and this is the first public sale offering! The flexible floorplan offers so much potential and is waiting for your personal touches. No carpet and no popcorn ceilings. Originally a 3-bedroom home, the current layout offers 2 bedrooms (1 with ensuite bath), but it would be a very easy conversion back to 3 bedrooms. The "back room" has 3 windows that are covered with sheetrock on the interior and boarded on the exterior; simply uncover the windows and add a doorway from the den and you're back to 3 bedrooms. Roof, windows, and water heater were replaced in recent years. HUGE backyard! High and dry in flood zone X. Schedule your showing today!

18. 2026-05-18
    listed $170,000 Active

    Show marketing remark (932 chars)

    Welcome to 1125 Kabel Drive! Algiers aficionados know that this is a sought-after neighborhood; convenient access, no potholes, and walking distance to Edna Karr High School! This home has been well-loved and passed down through the generations since it was built in 1953, and this is the first public sale offering! The flexible floorplan offers so much potential and is waiting for your personal touches. No carpet and no popcorn ceilings. Originally a 3-bedroom home, the current layout offers 2 bedrooms (1 with ensuite bath), but it would be a very easy conversion back to 3 bedrooms. The "back room" has 3 windows that are covered with sheetrock on the interior and boarded on the exterior; simply uncover the windows and add a doorway from the den and you're back to 3 bedrooms. Roof, windows, and water heater were replaced in recent years. HUGE backyard! High and dry in flood zone X. Schedule your showing today!

19. 2026-01-13
    price $170,000
20. 2026-01-13
    price $170,000
21. 2025-11-12
    listed $175,000 Active

ⓘ 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: $868 · $72/mo
• Projected year-2 tax: $918 · $77/mo
• Expected delta: +$51/yr (+$4/mo · 5.8%)

ⓘ 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 · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,748
• − Mortgage interest: −$9,355
• − Property taxes: −$868
• − Insurance: −$1,632
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$4,858
• Taxable loss: −$965
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $2,033/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): 25,151
• Household income: $62,389
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 707.0

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 0.57)
• Race & ethnicity: Black 62% White 20% Hispanic / Latino 11% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 4% Hispanic 1%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 9% Vietnamese 2% French/Haitian/Cajun 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: ▼ -28.08%
• Current HPI: 206.7552
• Rent YoY: ▼ -9.23%
• 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

-2.9% since first listed

5 events — show timeline

• 2026-05-18 Listed $170,000 GSREIN
• 2026-05-18 Listed $170,000 AcadianaMLS
• 2026-01-13 Price Changed $170,000 AcadianaMLS
• 2026-01-13 Price Changed $170,000 GSREIN
• 2025-11-12 Listed $175,000 AcadianaMLS

Property tax history

-1.2%/yr

Latest (2026): $868 · +0.0% YoY. Source: county tax records.