4116 Jumonville St · New Orleans, LA 70122

$180,000

4 bd · 2.0 ba · 1,204 sqft · SingleFamily public records · 30 Days on market

Built 1970 3,968 sqft lot Est $200k · 10% under

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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 +23.7/30.0
• ARV discount +12.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• 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

Great starter 4-bedroom, 1-bath, full brick home! From the inviting covered front porch to the fenced backyard, this property offers plenty of living space inside and out. Inside is an open layout -spacious living room and an eat-in kitchen with granite countertops and ample cabinetry. Additional highlights include a 2-car driveway parking. Don't miss this great opportunity, schedule your showing today!

Key facts

• Covered front porch
• Ample cabinetry
• Open layout

Tags

• COVERED FRONT PORCH
• FENCED BACKYARD
• OPEN LAYOUT
• EAT-IN KITCHEN
• GRANITE COUNTERTOPS
• AMPLE CABINETRY

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Asphalt roof; Slab foundation; Average condition; Rectangular city lot (approximately 0.09 acres)
• Construction: Built with brick; Asphalt roof; Slab foundation; 1 story
• Exterior features: Fenced yard; Front porch

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Granite counters

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (-0.6%/yr); 332 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $1,980/mo this rent would consume 48% of the median local household income ($49k/yr) (locally 2150% 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 $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 30 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y 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.
• 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 $177,300 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $199,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1247 Foy St	0.24mi	3/2.0 (-1)	1,244 (+3%)	0mo	$40,000	$32	78
1535 Harrison Ave	0.22mi	3/2.0 (-1)	1,225 (+2%)	11mo	$204,000	$167	73
4517 Jeanne Marie Pl	0.37mi	3/2.0 (-1)	1,266 (+5%)	5mo	$180,000	$142	65
1319 Granada Dr	0.62mi	3/2.0 (-1)	1,262 (+5%)	1mo	$225,000	$178	58
1336 Sere St	0.40mi	3/1.0 (-1)	1,311 (+9%)	2mo	$90,000	$69	56
3615 Cadillac St	0.39mi	3/2.0 (-1)	1,100 (-9%)	9mo	$182,500	$166	55
3156 Castine St	0.63mi	3/2.0 (-1)	1,122 (-7%)	1mo	$225,000	$201	54
128 Alden Pl	0.68mi	4/2.0	1,331 (+10%)	2mo	$218,000	$164	49
3822 Havana Pl	0.55mi	3/2.0 (-1)	1,271 (+6%)	13mo	$135,000	$106	49
3522 Gibson St	0.43mi	3/2.0 (-1)	1,325 (+10%)	19mo	$325,000	$245	42
4381 Randolph Ave	0.29mi	3/1.5 (-1)	1,360 (+13%)	20mo	$150,000	$110	41
106 Alden Pl	0.69mi	4/3.0	1,316 (+9%)	13mo	$315,000	$239	37

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: -9.7%
• Equity multiple: 0.66×
• Total profit: $-17,288
• Equity at exit: $26,839

10-year hold

• IRR: -5.1%
• Equity multiple: 0.71×
• Total profit: $-14,552
• Equity at exit: $15,563

Cash invested: $50,400 (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: 332
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,980 high
• Mortgage (P&I): −$944
• Tax from tax record: −$202 /mo · $2,423/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $277

Break-even live

Break-even rent $1,629

Max offer price $180,000

Occupancy floor 81%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 29 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	23d	1	0.14mi
1486 Mandolin St New Orleans, LA	3.0	2.0	1497	$1,900	$1.27	3d	1	0.19mi
3622 Buchanan St Unit 3622 New Orleans, LA	3.0	1.0	950	$1,525	$1.61	23d	1	0.36mi
3624 Havana St New Orleans, LA	3.0	1.0	1388	$1,875	$1.35	16d	1	0.61mi
3702 Trafalgar St New Orleans, LA	3.0	2.0	1428	$2,350	$1.65	16d	1	0.81mi
3023 Bruxelles St New Orleans, LA	3.0	1.0	960	$2,200	$2.29	14d	1	0.85mi
3021 Republic St New Orleans, LA	4.0	2.0	1125	$2,200	$1.96	23d	1	0.88mi
2910 Bruxelles St New Orleans, LA	3.0	2.0	1074	$1,600	$1.49	3d	1	0.91mi
2817 Paris Ave New Orleans, LA	3.0	1.0	1018	$1,700	$1.67	20d	1	0.95mi
4736 Saint Anthony Ave New Orleans, LA	3.0	1.0	1100	$1,800	$1.64	16d	1	0.99mi
3515 Saint Anthony Ave New Orleans, LA	3.0	2.0	1366	$2,500	$1.83	23d	1	1.00mi
1818 Paul Morphy St Unit B New Orleans, LA	3.0	2.0	1065	$1,800	$1.69	23d	1	1.13mi
2632 Oreilly St New Orleans, LA	3.0	1.5	950	$1,450	$1.53	23d	1	1.16mi
2338 40 Annette St New Orleans, LA	3.0	1.0	1150	$1,385	$1.20	20d	1	1.17mi
2310 George Nick Connor Dr New Orleans, LA	3.0	2.0	1050	$1,600	$1.52	23d	1	1.19mi
5151 Saint Anthony Ave New Orleans, LA	3.0	2.0	1200	$1,795	$1.50	16d	1	1.20mi
3443 Esplanade Ave New Orleans, LA	3.0	1.0–2.0	997	$2,500	$2.51	3d	30	1.22mi
1933 Industry St New Orleans, LA	3.0	2.0	1400	$1,595	$1.14	16d	1	1.22mi
2817 Annette St New Orleans, LA	3.0	1.0	1100	$1,350	$1.23	23d	1	1.27mi
5322 Saint Anthony Ave New Orleans, LA	3.0	2.0	1192	$2,000	$1.68	16d	1	1.30mi
1996 Hope St New Orleans, LA	3.0	1.0	910	$1,550	$1.70	3d	1	1.31mi
4618 Marigny St New Orleans, LA	3.0	1.0	1320	$1,900	$1.44	23d	1	1.31mi
3327 Elysian Fields Ave New Orleans, LA	3.0	1.0	1200	$1,300	$1.08	23d	1	1.32mi
1466 N White St New Orleans, LA	3.0	1.5	1500	$2,250	$1.50	3d	1	1.37mi
2152 Abundance St Unit 2152 New Orleans, LA	3.0	2.0	1100	$1,599	$1.45	3d	1	1.38mi
2152 Abundance St Unit A New Orleans, LA	3.0	1.0	800	$1,599	$2.00	3d	1	1.38mi
1525 N Broad St New Orleans, LA	3.0	1.0	1100	$1,600	$1.45	23d	1	1.43mi
1735 N Tonti St New Orleans, LA	3.0	1.0	1197	$1,650	$1.38	23d	1	1.46mi
2305 A P Tureaud Ave Unit 2307 A P Tureaud New Orleans, LA	3.0	2.0	700	$2,112	$3.02	23d	1	1.47mi

Listing history 30 events

1. 2026-06-18
   days on market $180,000 Active 30 DOM
2. 2026-06-17
   days on market $180,000 Active 29 DOM
3. 2026-06-16
   days on market $180,000 Active 28 DOM
4. 2026-06-15
   days on market $180,000 Active 27 DOM
5. 2026-06-13
   days on market $180,000 Active 25 DOM
6. 2026-06-10
   days on market $180,000 Active 22 DOM
7. 2026-06-09
   days on market $180,000 Active 21 DOM
8. 2026-06-08
   days on market $180,000 Active 20 DOM
9. 2026-06-07
   days on market $180,000 Active 19 DOM
10. 2026-06-05
    days on market $180,000 Active 16 DOM
11. 2026-06-03
    days on market $180,000 Active 15 DOM
12. 2026-06-02
    days on market $180,000 Active 14 DOM
13. 2026-06-01
    days on market $180,000 Active 13 DOM
14. 2026-05-31
    days on market $180,000 Active 12 DOM
15. 2026-05-19
    listed $180,000 Active 406-char remark

    Show marketing remark (406 chars)

    Great starter 4-bedroom, 1-bath, full brick home! From the inviting covered front porch to the fenced backyard, this property offers plenty of living space inside and out. Inside is an open layout -spacious living room and an eat-in kitchen with granite countertops and ample cabinetry. Additional highlights include a 2-car driveway parking. Don't miss this great opportunity, schedule your showing today!

16. 2026-05-19
    listed $180,000 Active

    Show marketing remark (406 chars)

    Great starter 4-bedroom, 1-bath, full brick home! From the inviting covered front porch to the fenced backyard, this property offers plenty of living space inside and out. Inside is an open layout -spacious living room and an eat-in kitchen with granite countertops and ample cabinetry. Additional highlights include a 2-car driveway parking. Don't miss this great opportunity, schedule your showing today!

17. 2021-01-26
    soldstatus $189,000
18. 2021-01-22
    soldstatus $188,000 Closed 508-char remark

    Show marketing remark (508 chars)

    KITCHEN ENVY - Renovated in Gentilly - tour this elegant property! Gorgeous Kitchen and brand NEW Refrigerator. Open floor plan with new granite kitchen with coordinating backsplash. New bathroom tile floors & coordinated wall tile in bathroom. The 14mm wood laminate floors are a nice addition to the original wood floors in the bedrooms. Sporting a new driveway and private fence make this home private. Excellent schools and jogging to City Park. This house is . 5 mile from City Park. Flood Zone X

19. 2020-12-17
    status Pending 508-char remark

    Show marketing remark (508 chars)

    KITCHEN ENVY - Renovated in Gentilly - tour this elegant property! Gorgeous Kitchen and brand NEW Refrigerator. Open floor plan with new granite kitchen with coordinating backsplash. New bathroom tile floors & coordinated wall tile in bathroom. The 14mm wood laminate floors are a nice addition to the original wood floors in the bedrooms. Sporting a new driveway and private fence make this home private. Excellent schools and jogging to City Park. This house is . 5 mile from City Park. Flood Zone X

20. 2020-11-21
    price $188,000 508-char remark

    Show marketing remark (508 chars)

    KITCHEN ENVY - Renovated in Gentilly - tour this elegant property! Gorgeous Kitchen and brand NEW Refrigerator. Open floor plan with new granite kitchen with coordinating backsplash. New bathroom tile floors & coordinated wall tile in bathroom. The 14mm wood laminate floors are a nice addition to the original wood floors in the bedrooms. Sporting a new driveway and private fence make this home private. Excellent schools and jogging to City Park. This house is . 5 mile from City Park. Flood Zone X

21. 2020-09-29
    listed $189,000 Active 508-char remark

    Show marketing remark (508 chars)

    KITCHEN ENVY - Renovated in Gentilly - tour this elegant property! Gorgeous Kitchen and brand NEW Refrigerator. Open floor plan with new granite kitchen with coordinating backsplash. New bathroom tile floors & coordinated wall tile in bathroom. The 14mm wood laminate floors are a nice addition to the original wood floors in the bedrooms. Sporting a new driveway and private fence make this home private. Excellent schools and jogging to City Park. This house is . 5 mile from City Park. Flood Zone X

22. 2020-09-29
    listed $188,000

    Show marketing remark (508 chars)

    KITCHEN ENVY - Renovated in Gentilly - tour this elegant property! Gorgeous Kitchen and brand NEW Refrigerator. Open floor plan with new granite kitchen with coordinating backsplash. New bathroom tile floors & coordinated wall tile in bathroom. The 14mm wood laminate floors are a nice addition to the original wood floors in the bedrooms. Sporting a new driveway and private fence make this home private. Excellent schools and jogging to City Park. This house is . 5 mile from City Park. Flood Zone X

23. 2020-09-01
    soldstatus $120,000
24. 2020-08-28
    soldstatus $120,000 Closed
25. 2020-07-25
    listed $159,000 Active
26. 2020-07-25
    listed $159,000
27. 2000-02-24
    soldstatus $49,000
28. 2000-02-24
    soldstatus $49,000
29. 1999-06-21
    listed $56,000
30. 1999-06-21
    listed $56,000

ⓘ 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: $2,423 · $202/mo
• Projected year-2 tax: $2,423 · $202/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: $23,757
• − Mortgage interest: −$10,083
• − Property taxes: −$2,423
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$5,236
• Taxable income: $517
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $3,197/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

+221.4% since first listed

16 events — show timeline

• 2026-05-19 Listed $180,000 GSREIN
• 2026-05-19 Listed $180,000 AcadianaMLS
• 2021-01-26 Sold (Public Records) $189,000 Public Records
• 2021-01-22 Sold (MLS) $188,000 GSREIN
• 2020-12-17 Pending — GSREIN
• 2020-11-21 Price Changed $188,000 GSREIN
• 2020-09-29 Listed $188,000 AcadianaMLS
• 2020-09-29 Listed $189,000 GSREIN
• 2020-09-01 Sold (Public Records) $120,000 Public Records
• 2020-08-28 Sold (MLS) $120,000 GSREIN
• 2020-07-25 Listed $159,000 AcadianaMLS
• 2020-07-25 Listed $159,000 GSREIN
• 2000-02-24 Sold (Public Records) $49,000 Public Records
• 2000-02-24 Sold (MLS) $49,000 GSREIN
• 1999-06-21 Listed $56,000 GSREIN
• 1999-06-21 Listed $56,000 AcadianaMLS

Property tax history

+24.1%/yr

Latest (2026): $2,423 · +1.1% YoY. Source: county tax records.