4314 Randolph Ave · New Orleans, LA 70122

$225,000

3 bd · 2.0 ba · 1,325 sqft · SingleFamily public records · 148 Days on market

Built 1950 4,200 sqft lot $170/sqft · 21% below area Est $284k · 21% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is in the highly sought-after Gentilly Area. Offers 3 bedrooms, 2 full bath. Open floor plan with spacious living room, kitchen with plenty of cabinets great for storage and built in appliances, laundry room with washer and dryer. Ample off-street parking, large carport and detached garage! This home is has easy access to I-10, Fairgrounds, Downtown, City Park, Bayou St John, LSU Dentistry and just a 9 min ride to the lake and 14 min ride to downtown plus you will be just a few steps away from Mirabeau water garden. Located in a X Flood zone.

Key facts

• Open floor plan
• Built in appliances
• Laundry room

Tags

• OPEN FLOOR PLAN
• SPACIOUS LIVING ROOM
• PLENTY OF CABINETS
• BUILT IN APPLIANCES
• LAUNDRY ROOM
• AMPLE OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (21.0% below list).
• Recommended offer: $178k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• 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 soft (-0.6%/yr); 336 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 43% of the median local income ($49k/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 $2k of loan paydown is wiped out by about $7k 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 148 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,748 (21.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

• ARV (median comp): $284,311
• List price: $225,000
• Delta: -20.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4305 St Bernard Ave	0.13mi	3/2.0	1,409 (+6%)	5mo	$152,000	$108	79
4517 Jeanne Marie Pl	0.26mi	3/2.0	1,266 (-4%)	5mo	$180,000	$142	77
4417 Duplessis St	0.16mi	3/2.0	1,436 (+8%)	3mo	$205,000	$143	76
1247 Foy St	0.34mi	3/2.0	1,244 (-6%)	0mo	$40,000	$32	74
4301 Jeanne Marie Pl	0.18mi	4/2.0 (+1)	1,447 (+9%)	1mo	$235,000	$162	70
1319 Granada Dr	0.47mi	3/2.0	1,262 (-5%)	1mo	$225,000	$178	70
1336 Sere St	0.55mi	3/1.0	1,311 (-1%)	2mo	$90,000	$69	67
1509 Harcourt Dr	0.25mi	3/2.0	1,443 (+9%)	8mo	$220,000	$152	66
1535 Harrison Ave	0.26mi	3/2.0	1,225 (-8%)	11mo	$204,000	$167	66
4125 Duplessis St	0.19mi	3/2.0	1,518 (+15%)	1mo	$272,000	$179	66
1520 Virginia Marie St	0.28mi	4/2.0 (+1)	1,472 (+11%)	5mo	$160,000	$109	60
1277 Sere St	0.52mi	3/2.0	1,487 (+12%)	7mo	$230,000	$155	49

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: -22.8%
• Equity multiple: 0.24×
• Total profit: $-48,133
• Equity at exit: $33,548

10-year hold

• IRR: -27.1%
• Equity multiple: -0.12×
• Total profit: $-70,377
• Equity at exit: $19,454

Cash invested: $63,000 (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 70122

• Rents YoY: -0.6%
• Active inventory: 336
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$166 /mo · $1,986/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-101

Break-even live

Break-even rent $1,906

Max offer price $207,081

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-38	+0% $-101	+5% $-165	+10% $-229
Rent	-10% $-242	-5% $-172	+0% $-101	+5% $-31	+10% $39
Rate	-1.0pp $12	-0.5pp $-44	base $-101	+0.5pp $-160	+1.0pp $-219

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4229 Buchanan St New Orleans, LA	3.0	2.0	1235	$2,250	$1.82	25d	1	0.06mi
4110 Saint Bernard Ave Unit 1 New Orleans, LA	2.0	1.0	1000	$1,215	$1.22	25d	1	0.16mi
4110 St Bernard Ave New Orleans, LA	2.0	1.0	1000	$1,215	$1.22	23d	1	0.16mi
4111 Jumonville St New Orleans, LA	3.0	2.5	1543	$2,300	$1.49	12d	1	0.17mi
4117 Roneagle Way Apt D New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	22d	1	0.17mi
4114 Duplessis St New Orleans, LA	2.0	2.0	1200	$1,800	$1.50	25d	1	0.19mi
1486 Mandolin St New Orleans, LA	3.0	2.0	1497	$1,900	$1.27	5d	1	0.21mi
1621 Caton St New Orleans, LA	2.0	1.0	900	$1,300	$1.44	25d	1	0.47mi
3622 Buchanan St Unit 3622 New Orleans, LA	3.0	1.0	950	$1,525	$1.61	25d	1	0.48mi
1664 Saint Denis St New Orleans, LA	2.0	1.0	1000	$2,000	$2.00	25d	1	0.66mi
3624 Havana St New Orleans, LA	3.0	1.0	1388	$1,875	$1.35	18d	1	0.74mi
3607 Havana St New Orleans, LA	3.0	2.0	1693	$1,488	$0.88	19d	1	0.77mi
4815 Warrington Dr New Orleans, LA	3.0	2.0	1652	$2,150	$1.30	18d	1	0.81mi
1656 Pleasure St New Orleans, LA	2.0	1.0	1190	$1,350	$1.13	25d	1	0.81mi
3400 Havana St New Orleans, LA	2.0	2.0	1000	$1,500	$1.50	25d	1	0.86mi
1506 Treasure St Unit 1506 New Orleans, LA	2.0	1.0	1000	$1,500	$1.50	25d	1	0.93mi
3702 Trafalgar St New Orleans, LA	3.0	2.0	1428	$2,350	$1.65	18d	1	0.93mi
213 Warrington Dr New Orleans, LA	2.0	1.0	975	$1,500	$1.54	23d	1	0.95mi
4736 Saint Anthony Ave New Orleans, LA	3.0	1.0	1100	$1,800	$1.64	18d	1	0.98mi
3023 Bruxelles St New Orleans, LA	3.0	1.0	960	$2,200	$2.29	16d	1	1.00mi
4304 Pauger St New Orleans, LA	2.0	1.0	1345	$1,450	$1.08	5d	1	1.00mi
2913 St Bernard Ave Unit A New Orleans, LA	2.0	1.0	1000	$1,700	$1.70	25d	1	1.02mi
3021 Republic St New Orleans, LA	4.0	2.0	1125	$2,200	$1.96	25d	1	1.03mi
3015 Castiglione St New Orleans, LA	2.0	1.0	1075	$1,500	$1.40	25d	1	1.05mi
3420 Annette St New Orleans, LA	2.0	1.0	900	$1,200	$1.33	4d	1	1.06mi
1816 Benefit St New Orleans, LA	2.0	1.0	1148	$1,300	$1.13	18d	1	1.06mi
2910 Bruxelles St New Orleans, LA	3.0	2.0	1074	$1,600	$1.49	5d	1	1.06mi
1821 Rosiere St New Orleans, LA	2.0	1.0	1400	$1,300	$0.93	25d	1	1.10mi
1823 Rosiere St New Orleans, LA	2.0	1.0	1400	$1,450	$1.04	25d	1	1.10mi
2817 Paris Ave New Orleans, LA	3.0	1.0	1018	$1,700	$1.67	22d	1	1.10mi
3515 Saint Anthony Ave New Orleans, LA	3.0	2.0	1366	$2,500	$1.83	25d	1	1.11mi
3956 Pauger St New Orleans, LA	2.0	2.0	1200	$1,550	$1.29	25d	1	1.14mi
5518 Warrington Dr Unit A New Orleans, LA	2.0	2.0	900	$1,500	$1.67	25d	1	1.16mi
5151 Saint Anthony Ave New Orleans, LA	3.0	2.0	1200	$1,795	$1.50	18d	1	1.16mi
2175 N Broad St New Orleans, LA	2.0	1.0	1500	$1,500	$1.00	18d	1	1.17mi
2902 Aubry St New Orleans, LA	2.0	1.0	890	$1,350	$1.52	25d	1	1.22mi
5900 Chatham Dr New Orleans, LA	3.0	2.0	1864	$2,500	$1.34	5d	1	1.23mi
2130 N Broad St Unit 1A New Orleans, LA	2.0	1.0	925	$1,500	$1.62	25d	1	1.23mi
2130 N Broad St New Orleans, LA	2.0	1.0	1579	$1,350	$0.85	25d	1	1.23mi
5322 Saint Anthony Ave New Orleans, LA	3.0	2.0	1192	$2,000	$1.68	18d	1	1.24mi

Listing history 17 events

1. 2026-06-21
   days on market $225,000 Active 148 DOM
2. 2026-06-18
   days on market $225,000 Active 145 DOM
3. 2026-06-17
   days on market $225,000 Active 144 DOM
4. 2026-06-16
   days on market $225,000 Active 143 DOM
5. 2026-06-15
   days on market $225,000 Active 142 DOM
6. 2026-06-13
   days on market $225,000 Active 140 DOM
7. 2026-06-10
   days on market $225,000 Active 137 DOM
8. 2026-06-09
   days on market $225,000 Active 136 DOM
9. 2026-06-08
   days on market $225,000 Active 135 DOM
10. 2026-06-07
    days on market $225,000 Active 134 DOM
11. 2026-06-05
    days on market $225,000 Active 131 DOM
12. 2026-06-03
    days on market $225,000 Active 130 DOM
13. 2026-06-02
    days on market $225,000 Active 129 DOM
14. 2026-06-01
    days on market $225,000 Active 128 DOM
15. 2026-05-31
    days on market $225,000 Active 127 DOM
16. 2026-02-04
    price $225,000 558-char remark

    Show marketing remark (558 chars)

    This home is in the highly sought-after Gentilly Area. Offers 3 bedrooms, 2 full bath. Open floor plan with spacious living room, kitchen with plenty of cabinets great for storage and built in appliances, laundry room with washer and dryer. Ample off-street parking, large carport and detached garage! This home is has easy access to I-10, Fairgrounds, Downtown, City Park, Bayou St John, LSU Dentistry and just a 9 min ride to the lake and 14 min ride to downtown plus you will be just a few steps away from Mirabeau water garden. Located in a X Flood zone.

17. 2026-01-24
    listed $215,000 Active 558-char remark

    Show marketing remark (558 chars)

    This home is in the highly sought-after Gentilly Area. Offers 3 bedrooms, 2 full bath. Open floor plan with spacious living room, kitchen with plenty of cabinets great for storage and built in appliances, laundry room with washer and dryer. Ample off-street parking, large carport and detached garage! This home is has easy access to I-10, Fairgrounds, Downtown, City Park, Bayou St John, LSU Dentistry and just a 9 min ride to the lake and 14 min ride to downtown plus you will be just a few steps away from Mirabeau water garden. Located in a X Flood zone.

ⓘ 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: $1,986 · $166/mo
• Projected year-2 tax: $1,986 · $166/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: $21,330
• − Mortgage interest: −$12,603
• − Property taxes: −$1,986
• − Insurance: −$1,922
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$6,545
• Taxable loss: −$5,141
• Est. tax savings @ 24.0%: +$1,234
• After-tax cash flow: $16/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): 35,253
• Household income: $49,455
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 2150.0

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 (69%)
• Race & ethnicity: Black 69% White 18% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Chinese 1% 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: ▼ -222.37%
• Current HPI: 231.9921
• Rent YoY: ▼ -0.61%
• 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

+4.7% since first listed

2 events — show timeline

• 2026-02-04 Price Changed $225,000 ForSaleByOwner.com
• 2026-01-24 Listed $215,000 ForSaleByOwner.com

Property tax history

+12.9%/yr

Latest (2026): $1,986 · +1.1% YoY. Source: county tax records.