4601 Reynes St · New Orleans, LA 70126

$103,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 366 Days on market

Built 1945 $100/sqft · 23% below area Est $134k · 23% 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

Great starter home on a spacious corner lot--move-in ready and priced to sell! Inside, you'll find beautiful new flooring and fresh paint throughout, giving the home a clean, updated feel. Cosmetic renovations have brought new life to the space, while a newer roof offers added peace of mind. Enjoy the convenience of off-street parking. Nestled in a well-established community with long-time homeowners, this is a wonderful opportunity to plant roots in a neighborhood that feels like home. House being sold "As Is". Seller will do no repairs.

Key facts

• Fresh paint
• Cosmetic renovations
• Newer roof

Tags

• SPACIOUS CORNER LOT
• NEW FLOORING
• FRESH PAINT
• COSMETIC RENOVATIONS
• NEWER ROOF
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $103k).
• Recommended offer: $91k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 4.3% 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; 40 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 $1,577/mo this rent would consume 45% 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 $712 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 366 days — a 12% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1945 — 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 $90,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 366 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.53% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.92%
• DSCR: 2.06
• GRM: 5.4

CMA / ARV

• ARV (median comp): $134,277
• List price: $103,000
• Delta: -23.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4631 America St	0.12mi	3/2.0	1,054 (+2%)	2mo	$60,000	$57	85
4521 America St	0.14mi	2/2.0 (-1)	1,000 (-3%)	19mo	$130,000	$130	63
4423 Majestic Oaks Dr	0.38mi	3/1.0	1,034 (+0%)	22mo	$145,000	$140	63
4718 Reynes St	0.13mi	2/1.5 (-1)	890 (-14%)	15mo	$75,000	$84	52

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: 10.1%
• Equity multiple: 1.39×
• Total profit: $11,107
• Equity at exit: $15,358

10-year hold

• IRR: 16.6%
• Equity multiple: 2.17×
• Total profit: $33,667
• Equity at exit: $8,906

Cash invested: $28,840 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,577 high
• Mortgage (P&I): −$540
• Tax from tax record: −$88 /mo · $1,053/yr
• Insurance: −$43
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $508

Break-even live

Break-even rent $933

Max offer price $103,000

Occupancy floor 63%

Sensitivity live

Price	-10% $567	-5% $538	+0% $508	+5% $479	+10% $450
Rent	-10% $384	-5% $446	+0% $508	+5% $571	+10% $633
Rate	-1.0pp $560	-0.5pp $535	base $508	+0.5pp $482	+1.0pp $455

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4718 Reynes St New Orleans, LA	2.0	1.5	890	$1,475	$1.66	24d	1	0.15mi
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	17d	1	0.20mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	4d	1	0.23mi
4908 Ray Ave New Orleans, LA	2.0	1.0	796	$1,200	$1.51	17d	1	0.26mi
4542 Lafon Dr New Orleans, LA	2.0	1.0	860	$1,500	$1.74	24d	1	0.39mi
4527 Shalimar Dr New Orleans, LA	3.0	1.5	1174	$1,550	$1.32	24d	1	0.42mi
4722 Shalimar Dr New Orleans, LA	3.0	2.0	1157	$1,400	$1.21	24d	1	0.42mi
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	24d	1	0.44mi
4452 Plum Orchard Ave New Orleans, LA	2.0	1.0	1100	$1,250	$1.14	4d	1	0.50mi
4941 Pecan St Unit 1 New Orleans, LA	2.0	1.0	1000	$1,200	$1.20	24d	1	0.53mi
4745 Tulip St New Orleans, LA	3.0	1.0	1125	$1,750	$1.56	21d	1	0.54mi
7225 Chef Menteur Hwy New Orleans, LA	1.0–2.0	1.0–2.0	739	$994	$1.35	3d	10	0.56mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	24d	1	0.57mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	24d	1	0.58mi
4211 Downman Rd New Orleans, LA	2.0	1.0	900	$1,250	$1.39	24d	1	0.65mi
4701 Rosemont Pl New Orleans, LA	3.0	1.0	843	$1,450	$1.72	24d	1	0.67mi
7502 Chef Menteur Hwy New Orleans, LA	3.0	1.0	1000	$1,500	$1.50	24d	1	0.77mi
6835 Mayo Blvd Unit C New Orleans, LA	2.0	1.5	840	$1,195	$1.42	24d	1	0.83mi
4808 Viola St New Orleans, LA	3.0	2.0	1130	$1,500	$1.33	24d	1	0.90mi
4880 Viola St New Orleans, LA	3.0	2.0	1150	$1,595	$1.39	24d	1	0.93mi
4901 Bonita Dr New Orleans, LA	2.0	1.0	900	$1,100	$1.22	24d	1	1.05mi
6881 Parc Brittany Blvd New Orleans, LA	1.0–2.0	1.0–2.0	741	$1,055	$1.42	3d	31	1.07mi
4828 Eastview Dr New Orleans, LA	4.0	2.0	1260	$1,675	$1.33	24d	1	1.12mi
7404 Sussex Pl New Orleans, LA	2.0	1.5	1400	$1,450	$1.04	4d	1	1.13mi
4761 Eastview Dr New Orleans, LA	3.0	1.0	864	$1,550	$1.79	22d	1	1.14mi
4923 Eastview Dr New Orleans, LA	3.0	2.0	912	$1,400	$1.54	24d	1	1.17mi
4574 Dodt Ave Unit A New Orleans, LA	2.0	1.0	831	$1,050	$1.26	24d	1	1.17mi
7710 Shelly St New Orleans, LA	2.0	1.0	800	$1,400	$1.75	3d	1	1.17mi
7621 Alabama St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	24d	1	1.17mi
7611 Mayfair Pl New Orleans, LA	2.0	1.5	1440	$1,450	$1.01	4d	1	1.21mi
7702 Belcrest Pl New Orleans, LA	3.0	1.5	1150	$1,650	$1.43	24d	1	1.28mi
6027 Wales St New Orleans, LA	3.0	1.0	1146	$1,550	$1.35	24d	1	1.30mi
6025 Wales St New Orleans, LA	3.0	1.0	1147	$1,550	$1.35	24d	1	1.30mi
6032 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	24d	1	1.32mi
6030 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	24d	1	1.33mi
7918 W Laverne St New Orleans, LA	3.0	2.0	1166	$1,750	$1.50	24d	1	1.34mi
8003 W Laverne St Unit 8003 New Orleans, LA	2.0	1.5	1000	$1,275	$1.27	24d	1	1.36mi
7019 Huntington Park Dr New Orleans, LA	2.0	1.5	952	$986	$1.04	24d	1	1.43mi
7019 Huntington Park Dr Unit 21 New Orleans, LA	2.0	1.5	952	$982	$1.03	24d	1	1.43mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	12d	1	1.44mi

Listing history 22 events

1. 2026-06-15
   days on market $103,000 Active 366 DOM
2. 2026-06-13
   days on market $103,000 Active 364 DOM
3. 2026-06-10
   days on market $103,000 Active 361 DOM
4. 2026-06-09
   days on market $103,000 Active 360 DOM
5. 2026-06-08
   days on market $103,000 Active 359 DOM
6. 2026-06-07
   days on market $103,000 Active 358 DOM
7. 2026-06-05
   days on market $103,000 Active 355 DOM
8. 2026-06-03
   days on market $103,000 Active 354 DOM
9. 2026-06-02
   days on market $103,000 Active 353 DOM
10. 2026-06-01
    days on market $103,000 Active 352 DOM
11. 2026-05-31
    days on market $103,000 Active 351 DOM
12. 2025-12-16
    price $103,000 554-char remark

    Show marketing remark (565 chars)

    Great starter home on a spacious corner lot—move-in ready and priced to sell! Inside, you’ll find beautiful new flooring and fresh paint throughout, giving the home a clean, updated feel. Cosmetic renovations have brought new life to the space, while a newer roof offers added peace of mind. Enjoy the convenience of off-street parking. Nestled in a well-established community with long-time homeowners, this is a wonderful opportunity to plant roots in a neighborhood that feels like home. House being sold "As Is". Seller will do no repairs.

13. 2025-12-16
    price $103,000 565-char remark

    Show marketing remark (565 chars)

    Great starter home on a spacious corner lot—move-in ready and priced to sell! Inside, you’ll find beautiful new flooring and fresh paint throughout, giving the home a clean, updated feel. Cosmetic renovations have brought new life to the space, while a newer roof offers added peace of mind. Enjoy the convenience of off-street parking. Nestled in a well-established community with long-time homeowners, this is a wonderful opportunity to plant roots in a neighborhood that feels like home. House being sold "As Is". Seller will do no repairs.

14. 2025-09-03
    price $105,000 554-char remark

    Show marketing remark (565 chars)

    Great starter home on a spacious corner lot—move-in ready and priced to sell! Inside, you’ll find beautiful new flooring and fresh paint throughout, giving the home a clean, updated feel. Cosmetic renovations have brought new life to the space, while a newer roof offers added peace of mind. Enjoy the convenience of off-street parking. Nestled in a well-established community with long-time homeowners, this is a wonderful opportunity to plant roots in a neighborhood that feels like home. House being sold "As Is". Seller will do no repairs.

15. 2025-09-03
    price $105,000 565-char remark

    Show marketing remark (565 chars)

    Great starter home on a spacious corner lot—move-in ready and priced to sell! Inside, you’ll find beautiful new flooring and fresh paint throughout, giving the home a clean, updated feel. Cosmetic renovations have brought new life to the space, while a newer roof offers added peace of mind. Enjoy the convenience of off-street parking. Nestled in a well-established community with long-time homeowners, this is a wonderful opportunity to plant roots in a neighborhood that feels like home. House being sold "As Is". Seller will do no repairs.

16. 2025-06-13
    listed $110,000 Active 554-char remark

    Show marketing remark (565 chars)

    Great starter home on a spacious corner lot—move-in ready and priced to sell! Inside, you’ll find beautiful new flooring and fresh paint throughout, giving the home a clean, updated feel. Cosmetic renovations have brought new life to the space, while a newer roof offers added peace of mind. Enjoy the convenience of off-street parking. Nestled in a well-established community with long-time homeowners, this is a wonderful opportunity to plant roots in a neighborhood that feels like home. House being sold "As Is". Seller will do no repairs.

17. 2025-06-13
    listed $110,000 Active 565-char remark

    Show marketing remark (565 chars)

    Great starter home on a spacious corner lot—move-in ready and priced to sell! Inside, you’ll find beautiful new flooring and fresh paint throughout, giving the home a clean, updated feel. Cosmetic renovations have brought new life to the space, while a newer roof offers added peace of mind. Enjoy the convenience of off-street parking. Nestled in a well-established community with long-time homeowners, this is a wonderful opportunity to plant roots in a neighborhood that feels like home. House being sold "As Is". Seller will do no repairs.

18. 2025-06-13
    listed $105,000 Active

    Show marketing remark (565 chars)

    Great starter home on a spacious corner lot—move-in ready and priced to sell! Inside, you’ll find beautiful new flooring and fresh paint throughout, giving the home a clean, updated feel. Cosmetic renovations have brought new life to the space, while a newer roof offers added peace of mind. Enjoy the convenience of off-street parking. Nestled in a well-established community with long-time homeowners, this is a wonderful opportunity to plant roots in a neighborhood that feels like home. House being sold "As Is". Seller will do no repairs.

19. 2023-12-28
    soldstatus $90,000
20. 2010-01-12
    soldstatus $25,000
21. 2009-07-02
    listed $25,000
22. 2009-07-02
    listed $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: $1,053 · $88/mo
• Projected year-2 tax: $1,053 · $88/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: $18,921
• − Mortgage interest: −$5,770
• − Property taxes: −$1,053
• − Insurance: −$1,312
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$2,996
• Taxable income: $4,762
• Est. tax owed @ 24.0%: −$1,143
• After-tax cash flow: $4,958/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

+312.0% since first listed

11 events — show timeline

• 2025-12-16 Price Changed $103,000 AcadianaMLS
• 2025-12-16 Price Changed $103,000 GSREIN
• 2025-09-03 Price Changed $105,000 AcadianaMLS
• 2025-09-03 Price Changed $105,000 GSREIN
• 2025-06-13 Listed $105,000 AcadianaMLS
• 2025-06-13 Listed $110,000 GSREIN
• 2025-06-13 Listed $110,000 AcadianaMLS
• 2023-12-28 Sold (Public Records) $90,000 Public Records
• 2010-01-12 Sold (MLS) $25,000 GSREIN
• 2009-07-02 Listed $25,000 AcadianaMLS
• 2009-07-02 Listed $25,000 GSREIN

Property tax history

+1.4%/yr

Latest (2026): $1,053 · +1.1% YoY. Source: county tax records.