10701 Roger Dr Unit B · New Orleans, LA 70126

$75,200

2 bd · 2.0 ba · 1,042 sqft · Condo public records · 234 Days on market

Built 1980 $260/mo HOA · 21% of rent

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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 +28.3/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to this cozy and conveniently located condo that is currently tenant occupied, generating great passive income for savvy investors. This property offers a fantastic opportunity to add to your real estate portfolio. - Tenant occupied, providing immediate income - Average condition, offering potential for value appreciation - Prime location with easy access to amenities and transportation - Spacious layout with 2 bedrooms and 1.5 bathrooms - Well-maintained building * * Financial Benefits: * * - Stable rental income with long-term tenants - Low maintenance costs for hassle-free ownership - Potential for rent increase in the future * * Why Invest Here? * * This condo is a smart investment choice for those looking to grow their passive income stream. With a reliable tenant already in place and room for improvement, this property has the potential to yield high returns in the long run. Don't miss out on this opportunity to own a tenant-occupied condo. Schedule a showing today and start reaping the benefits of this lucrative investment!

Key facts

• Prime location
• $260 HOA
• Parking

Tags

• PRIME LOCATION
• WELL MAINTAINED BUILDING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 32 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).
• This rent runs 36% of the median local income ($42k/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 $520 of loan paydown is wiped out by about $2k 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 234 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $30k; list at $75k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 21% of rent.
• 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 $66,176 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.68% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.69%
• DSCR: 1.61
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.78×
• Total profit: $-4,611
• Equity at exit: $11,213

10-year hold

• IRR: -2.8%
• Equity multiple: 0.85×
• Total profit: $-3,220
• Equity at exit: $6,502

Cash invested: $21,056 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,262 high
• Mortgage (P&I): −$394
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$260
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $174

Break-even live

Break-even rent $1,042

Max offer price $75,200

Occupancy floor 81%

Sensitivity live

Price	-10% $216	-5% $195	+0% $174	+5% $152	+10% $131
Rent	-10% $74	-5% $124	+0% $174	+5% $224	+10% $273
Rate	-1.0pp $212	-0.5pp $193	base $174	+0.5pp $154	+1.0pp $134

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: $18,800
• Closing costs: $2,256
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10704 Roger Dr Unit D New Orleans, LA	2.0	1.5	1050	$950	$0.90	25d	1	0.06mi
10821 Roger Dr Unit A New Orleans, LA	2.0	1.5	1200	$1,400	$1.17	25d	1	0.10mi
10940 Roger Dr Unit A New Orleans, LA	2.0	2.0	1000	$900	$0.90	25d	1	0.19mi
11000 Roger Dr Unit A New Orleans, LA	2.0	2.0	800	$1,100	$1.38	4d	1	0.20mi
6937 Barrington Ct New Orleans, LA	3.0	2.5	1306	$1,800	$1.38	25d	1	0.65mi
7800 Read Blvd Unit B New Orleans, LA	2.0	1.5	931	$1,200	$1.29	22d	1	0.71mi
7901 Read Blvd Unit 206 New Orleans, LA	2.0	1.0	950	$1,100	$1.16	4d	1	0.73mi
7937 Read Blvd New Orleans, LA	3.0	2.0	1100	$1,650	$1.50	25d	1	0.76mi
8038 Lacombe St Apt A New Orleans, LA	2.0	1.5	1000	$1,050	$1.05	4d	1	0.79mi
7830 Means Ave Unit D New Orleans, LA	2.0	1.5	900	$1,200	$1.33	25d	1	0.80mi
10680 Hayne Blvd Unit A New Orleans, LA	2.0	1.0	1000	$1,050	$1.05	16d	1	0.81mi
10680 Hayne Blvd Apt B New Orleans, LA	2.0	1.5	1000	$1,050	$1.05	16d	1	0.81mi
7861 Symmes Ave Unit 1 New Orleans, LA	2.0	1.5	950	$1,280	$1.35	25d	1	0.85mi
10000 Hayne Blvd Unit 201 New Orleans, LA	2.0	1.0	736	$1,100	$1.49	25d	1	0.87mi
7835 Unity Dr New Orleans, LA	2.0	1.0	850	$1,300	$1.53	25d	1	0.90mi
12151 I 10 Service Rd New Orleans, LA	1.0–2.0	1.0	770	$1,095	$1.42	3d	21	0.96mi
9042 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	17d	1	0.97mi
9040 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	17d	1	0.97mi
9022 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	25d	1	0.99mi
9020 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	25d	1	0.99mi
9002 Morrison Rd New Orleans, LA	2.0	1.5	1050	$1,150	$1.10	21d	1	1.00mi
9411 Dinkins St New Orleans, LA	2.0	1.0	900	$1,250	$1.39	4d	1	1.02mi
8002 Trapier Ave Unit A New Orleans, LA	2.0	1.0	900	$1,050	$1.17	25d	1	1.03mi
8001 Brevard Ave Unit A New Orleans, LA	2.0	1.0	802	$1,250	$1.56	25d	1	1.03mi
11967 Curran Rd New Orleans, LA	3.0	2.0	1100	$1,750	$1.59	4d	1	1.04mi
5131 Bundy Rd New Orleans, LA	1.0–3.0	1.0–2.0	1000	$1,052	$1.05	3d	21	1.06mi
9408 Hayne Blvd Unit G New Orleans, LA	2.0	1.0	1200	$1,350	$1.12	25d	1	1.09mi
8802 Morrison Rd New Orleans, LA	2.0	1.0	1071	$1,275	$1.19	25d	1	1.12mi
12345 I 10 Service Rd New Orleans, LA	1.0–2.0	1.0–2.0	746	$1,125	$1.51	3d	200	1.26mi
7019 Crowder Blvd Unit 126 New Orleans, LA	2.0	1.5	952	$982	$1.03	25d	1	1.29mi
7019 Huntington Park Dr Unit 21 New Orleans, LA	2.0	1.5	952	$982	$1.03	25d	1	1.44mi
7019 Huntington Park Dr New Orleans, LA	2.0	1.5	952	$986	$1.04	25d	1	1.44mi

HOA detail condo

• Monthly dues: $260 · $3,120/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $75,200 Active 234 DOM
2. 2026-06-18
   days on market $75,200 Active 231 DOM
3. 2026-06-17
   days on market $75,200 Active 230 DOM
4. 2026-06-16
   days on market $75,200 Active 229 DOM
5. 2026-06-15
   days on market $75,200 Active 228 DOM
6. 2026-06-13
   days on market $75,200 Active 226 DOM
7. 2026-06-10
   days on market $75,200 Active 223 DOM
8. 2026-06-09
   days on market $75,200 Active 222 DOM
9. 2026-06-08
   days on market $75,200 Active 221 DOM
10. 2026-06-07
    days on market $75,200 Active 220 DOM
11. 2026-06-05
    days on market $75,200 Active 217 DOM
12. 2026-06-03
    days on market $75,200 Active 216 DOM
13. 2026-06-02
    days on market $75,200 Active 215 DOM
14. 2026-06-01
    days on market $75,200 Active 214 DOM
15. 2026-05-31
    days on market $75,200 Active 213 DOM
16. 2025-10-30
    listed $75,200 Active 1062-char remark

    Show marketing remark (1046 chars)

    Welcome to this cozy and conveniently located condo that is currently tenant occupied, generating great passive income for savvy investors. This property offers a fantastic opportunity to add to your real estate portfolio. - Tenant occupied, providing immediate income - Average condition, offering potential for value appreciation - Prime location with easy access to amenities and transportation - Spacious layout with 2 bedrooms and 1.5 bathrooms - Well-maintained building **Financial Benefits:** - Stable rental income with long-term tenants - Low maintenance costs for hassle-free ownership - Potential for rent increase in the future **Why Invest Here?** This condo is a smart investment choice for those looking to grow their passive income stream. With a reliable tenant already in place and room for improvement, this property has the potential to yield high returns in the long run. Don't miss out on this opportunity to own a tenant-occupied condo. Schedule a showing today and start reaping the benefits of this lucrative investment!

17. 2025-10-30
    listed $75,200 Active 1046-char remark

    Show marketing remark (1046 chars)

    Welcome to this cozy and conveniently located condo that is currently tenant occupied, generating great passive income for savvy investors. This property offers a fantastic opportunity to add to your real estate portfolio. - Tenant occupied, providing immediate income - Average condition, offering potential for value appreciation - Prime location with easy access to amenities and transportation - Spacious layout with 2 bedrooms and 1.5 bathrooms - Well-maintained building **Financial Benefits:** - Stable rental income with long-term tenants - Low maintenance costs for hassle-free ownership - Potential for rent increase in the future **Why Invest Here?** This condo is a smart investment choice for those looking to grow their passive income stream. With a reliable tenant already in place and room for improvement, this property has the potential to yield high returns in the long run. Don't miss out on this opportunity to own a tenant-occupied condo. Schedule a showing today and start reaping the benefits of this lucrative investment!

18. 2024-12-23
    price $79,500
19. 2024-12-23
    price $79,500
20. 2024-05-22
    price $89,900
21. 2024-04-09
    listed $89,900 Active
22. 2020-10-02
    soldstatus $30,000
23. 2012-08-21
    listed $40,000
24. 2012-08-21
    listed $40,000
25. 1991-06-06
    soldstatus $25,000

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $849 · $71/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 9/10 Extreme 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: $15,139
• − Mortgage interest: −$4,212
• − Property taxes: −$849
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − HOA: −$3,120
• − Depreciation: −$2,188
• Taxable income: $1,174
• Est. tax owed @ 24.0%: −$282
• After-tax cash flow: $1,803/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

+200.8% since first listed

10 events — show timeline

• 2025-10-30 Listed $75,200 AcadianaMLS
• 2025-10-30 Listed $75,200 GSREIN
• 2024-12-23 Price Changed $79,500 AcadianaMLS
• 2024-12-23 Price Changed $79,500 GSREIN
• 2024-05-22 Price Changed $89,900 GSREIN
• 2024-04-09 Listed $89,900 AcadianaMLS
• 2020-10-02 Sold (Public Records) $30,000 Public Records
• 2012-08-21 Listed $40,000 GSREIN
• 2012-08-21 Listed $40,000 AcadianaMLS
• 1991-06-06 Sold (Public Records) $25,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $849 · +1.1% YoY. Source: county tax records.