7548 Briarwood Dr · New Orleans, LA 70128

$139,500

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 91 Days on market

Built 1980 5,945 sqft lot $91/sqft · 35% below area Est $213k · 35% under

---

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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.7/10.0
• 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

Great 3-bedroom 2-bathroom home located in the Briarwood Subdivision in New Orleans!! Come on by and take a look.

Key facts

• 5,945 sq ft lot
• 2 parking spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 105 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $964 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.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $140k implies a 86% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,945 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.17% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.59%
• DSCR: 1.47
• GRM: 7.1

CMA / ARV

• ARV (median comp): $213,180
• List price: $139,500
• Delta: -34.56%
• 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
7725 Tricia Ct	0.20mi	3/2.0	1,546 (+1%)	5mo	$150,000	$97	86
13337 Curran Rd	0.23mi	3/2.0	1,496 (-3%)	2mo	$120,754	$81	83
7921 Branch Dr	0.69mi	3/2.0	1,477 (-4%)	2mo	$50,000	$34	60
7710 Wave Dr	0.64mi	3/2.0	1,611 (+5%)	6mo	$139,000	$86	57
7663 Stonewood St	0.50mi	3/2.0	1,375 (-10%)	7mo	$90,000	$65	54
7911 Windward Ct	0.47mi	3/2.0	1,700 (+11%)	10mo	$212,000	$125	52
7131 Wayside Dr	0.47mi	3/2.0	1,730 (+13%)	6mo	$125,000	$72	52
7830 Wave Dr	0.66mi	3/2.0	1,670 (+9%)	4mo	$160,000	$96	51
7670 Inlet Ln	0.72mi	4/2.0 (+1)	1,640 (+7%)	5mo	$200,000	$122	46
7510 Branch Dr	0.68mi	3/2.0	1,702 (+11%)	5mo	$219,500	$129	46
7050 W Renaissance	0.66mi	3/2.0	1,750 (+14%)	1mo	$220,000	$126	45
7562 Forum Blvd	0.69mi	4/2.0 (+1)	1,380 (-10%)	1mo	$98,000	$71	45

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-4,831
• Equity at exit: $20,800

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $18,824
• Equity at exit: $12,061

Cash invested: $39,060 (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 70128

• Home prices YoY: -5.9%
• Active inventory: 105
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$732
• Tax from tax record: −$153 /mo · $1,830/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $278

Break-even live

Break-even rent $1,277

Max offer price $139,500

Occupancy floor 78%

Sensitivity live

Price	-10% $357	-5% $318	+0% $278	+5% $239	+10% $199
Rent	-10% $150	-5% $214	+0% $278	+5% $343	+10% $407
Rate	-1.0pp $349	-0.5pp $314	base $278	+0.5pp $242	+1.0pp $205

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7501 Briarwood Dr New Orleans, LA	3.0	2.0	1500	$1,850	$1.23	24d	1	0.08mi
14031 Linden St New Orleans, LA	3.0	2.0	1200	$1,400	$1.17	24d	1	0.38mi
7505 Shorewood Blvd New Orleans, LA	4.0	2.0	1700	$1,800	$1.06	24d	1	0.61mi
14509 Duane Rd New Orleans, LA	2.0	1.0	1150	$1,518	$1.32	24d	1	0.70mi
14530 Duane Rd New Orleans, LA	3.0	1.0	1150	$1,450	$1.26	4d	1	0.74mi
14530 Duane Rd New Orleans, LA	3.0	1.0	1150	$1,450	$1.26	3d	1	0.74mi
14724 Emory Rd New Orleans, LA	3.0	2.0	1400	$1,500	$1.07	24d	1	0.74mi
7843 Sail St New Orleans, LA	3.0	1.5	1500	$1,200	$0.80	24d	1	0.79mi
7849 Sail St New Orleans, LA	3.0	2.0	1395	$1,200	$0.86	24d	1	0.79mi
7851 Sail St New Orleans, LA	3.0	2.0	1395	$1,200	$0.86	24d	1	0.79mi
14900 Curran Rd New Orleans, LA	3.0	2.0	1221	$1,250	$1.02	24d	1	0.83mi
7808 Sun St New Orleans, LA	4.0	1.5	1500	$1,950	$1.30	24d	1	0.84mi
11967 Curran Rd New Orleans, LA	3.0	2.0	1100	$1,750	$1.59	3d	1	0.99mi
6937 Barrington Ct New Orleans, LA	3.0	2.5	1306	$1,800	$1.38	24d	1	1.30mi

Listing history 19 events

1. 2026-06-18
   days on market $139,500 Active 91 DOM
2. 2026-06-17
   days on market $139,500 Active 90 DOM
3. 2026-06-16
   days on market $139,500 Active 89 DOM
4. 2026-06-15
   days on market $139,500 Active 88 DOM
5. 2026-06-13
   days on market $139,500 Active 86 DOM
6. 2026-06-10
   days on market $139,500 Active 83 DOM
7. 2026-06-09
   days on market $139,500 Active 82 DOM
8. 2026-06-08
   days on market $139,500 Active 81 DOM
9. 2026-06-07
   days on market $139,500 Active 80 DOM
10. 2026-06-05
    days on market $139,500 Active 77 DOM
11. 2026-06-03
    days on market $139,500 Active 76 DOM
12. 2026-06-02
    days on market $139,500 Active 75 DOM
13. 2026-06-01
    days on market $139,500 Active 74 DOM
14. 2026-05-31
    days on market $139,500 Active 73 DOM
15. 2026-04-20
    price $147,250 113-char remark

    Show marketing remark (113 chars)

    Great 3-bedroom 2-bathroom home located in the Briarwood Subdivision in New Orleans!! Come on by and take a look.

16. 2026-04-20
    price $147,250 113-char remark

    Show marketing remark (113 chars)

    Great 3-bedroom 2-bathroom home located in the Briarwood Subdivision in New Orleans!! Come on by and take a look.

17. 2026-03-19
    listed $155,000 Active 113-char remark

    Show marketing remark (113 chars)

    Great 3-bedroom 2-bathroom home located in the Briarwood Subdivision in New Orleans!! Come on by and take a look.

18. 2026-03-19
    listed $155,000 Active 113-char remark

    Show marketing remark (113 chars)

    Great 3-bedroom 2-bathroom home located in the Briarwood Subdivision in New Orleans!! Come on by and take a look.

19. 1983-01-19
    soldstatus $74,900

ⓘ 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: $1,830 · $153/mo
• Projected year-2 tax: $1,830 · $153/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 ≥107°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: $19,548
• − Mortgage interest: −$7,814
• − Property taxes: −$1,830
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$4,058
• Taxable income: $1,223
• Est. tax owed @ 24.0%: −$293
• After-tax cash flow: $3,046/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
• City population: 338,817
• Population (ZIP): 22,973

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 (86%)
• Race & ethnicity: Black 86% Asian 5% White 4% Two or more races 3%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 95% English-only · Vietnamese 4% Spanish 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: ▼ -15.51%
• Current HPI: 247.7131
• Rent YoY: —
• Metro: —
• 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

+96.6% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $147,250 AcadianaMLS
• 2026-04-20 Price Changed $147,250 GSREIN
• 2026-03-19 Listed $155,000 GSREIN
• 2026-03-19 Listed $155,000 AcadianaMLS
• 1983-01-19 Sold (Public Records) $74,900 Public Records

Property tax history

+8.4%/yr

Latest (2026): $1,830 · +102.0% YoY. Source: county tax records.