7595 Forest Glen Rd · New Orleans, LA 70127

$95,000

3 bd · 2.0 ba · 1,432 sqft · SingleFamily public records · 63 Days on market

Built 1984 3,990 sqft lot $66/sqft · 45% below area Est $160k · 41% 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
• 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

Spacious 3 bedroom 2bath home nestled in a cul de sac, adding privacy and reduced traffic for future residents. This home features wood laminate flooring throughout, complemented by a generous kitchen w/ granite countertops that allows you to overlook an overly spacious living rm /den. The welcoming foyer leads to an expansive layout, including a primary suite and 2 independent rooms. Enjoy outdoor gatherings in the large fenced yard. Enjoy peace of mind in an X-flood zone! The perfect canvas for updates or renovations-no utilities will be provided by seller Whether you're seeking your next flip, rental addition, or a primary residence you can tailor this property. Bring your contractor, your creativity, and your vision--opportunity to build equity and transform this property into something truly special.. Motivated Seller!!!!!!

Key facts

• Cul de sac
• Large fenced yard
• Granite countertops

Tags

• CUL DE SAC
• WOOD LAMINATE FLOORING
• GRANITE COUNTERTOPS
• LARGE FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: 128 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 42% of the median local income ($41k/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 $657 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 + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $37k; list at $95k implies a 157% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.51% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.13%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (median comp): $159,890
• List price: $95,000
• Delta: -40.58%
• 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
7638 Lady Gray St	0.06mi	3/2.0	1,338 (-7%)	2mo	$192,500	$144	84
7625 Lehigh St	0.21mi	3/2.0	1,340 (-6%)	3mo	$189,000	$141	77
7542 Lehigh St	0.20mi	3/2.0	1,375 (-4%)	10mo	$150,000	$109	76
7524 Michigan St	0.48mi	3/2.0	1,420 (-1%)	2mo	$183,715	$129	75
7701 Lady Gray St	0.13mi	3/2.5	1,600 (+12%)	7mo	$200,000	$125	66
7541 Brevard Ave	0.69mi	3/2.0	1,463 (+2%)	8mo	$242,500	$166	58
7711 Brevard Ave	0.70mi	3/2.0	1,550 (+8%)	1mo	$170,000	$110	53
7531 Berg Rd	0.55mi	3/2.0	1,240 (-13%)	3mo	$163,153	$132	49
7552 Michigan St	0.47mi	3/2.0	1,254 (-12%)	10mo	$50,000	$40	49
30 Marywood Ct	0.61mi	3/2.0	1,610 (+12%)	4mo	$182,000	$113	48
9740 Andover Dr	0.65mi	3/2.0	1,613 (+13%)	6mo	$190,000	$118	44
6 Marywood Ct	0.62mi	3/2.0	1,600 (+12%)	11mo	$189,000	$118	42

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: 11.1%
• Equity multiple: 1.44×
• Total profit: $11,665
• Equity at exit: $14,165

10-year hold

• IRR: 20.1%
• Equity multiple: 2.70×
• Total profit: $45,154
• Equity at exit: $8,214

Cash invested: $26,600 (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 70127

• Home prices YoY: -29.2%
• Active inventory: 128
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,437 high
• Mortgage (P&I): −$498
• Tax from tax record: −$107 /mo · $1,280/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $424

Break-even live

Break-even rent $900

Max offer price $95,000

Occupancy floor 65%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7901 Read Blvd Unit 206 New Orleans, LA	2.0	1.0	950	$1,100	$1.16	3d	1	0.26mi
8038 Lacombe St Apt A New Orleans, LA	2.0	1.5	1000	$1,050	$1.05	3d	1	0.28mi
7937 Read Blvd New Orleans, LA	3.0	2.0	1100	$1,650	$1.50	23d	1	0.28mi
7800 Read Blvd Unit B New Orleans, LA	2.0	1.5	931	$1,200	$1.29	21d	1	0.29mi
10680 Hayne Blvd Apt B New Orleans, LA	2.0	1.5	1000	$1,050	$1.05	14d	1	0.30mi
10680 Hayne Blvd Unit A New Orleans, LA	2.0	1.0	1000	$1,050	$1.05	14d	1	0.30mi
7500 Symmes Ave New Orleans, LA	4.0	2.0	1400	$2,100	$1.50	23d	1	0.35mi
7830 Means Ave Unit D New Orleans, LA	2.0	1.5	900	$1,200	$1.33	23d	1	0.37mi
7861 Symmes Ave Unit 1 New Orleans, LA	2.0	1.5	950	$1,280	$1.35	23d	1	0.41mi
10821 Roger Dr Unit A New Orleans, LA	2.0	1.5	1200	$1,400	$1.17	23d	1	0.53mi
10704 Roger Dr Unit D New Orleans, LA	2.0	1.5	1050	$950	$0.90	23d	1	0.56mi
10940 Roger Dr Unit A New Orleans, LA	2.0	2.0	1000	$900	$0.90	23d	1	0.59mi
11040 Roger Dr Unit C New Orleans, LA	2.0	2.5	1505	$1,500	$1.00	23d	1	0.61mi
9411 Dinkins St New Orleans, LA	2.0	1.0	900	$1,250	$1.39	3d	1	0.70mi
8002 Trapier Ave Unit A New Orleans, LA	2.0	1.0	900	$1,050	$1.17	23d	1	0.70mi
9408 Hayne Blvd Unit G New Orleans, LA	2.0	1.0	1200	$1,350	$1.12	23d	1	0.74mi
6937 Barrington Ct New Orleans, LA	3.0	2.5	1306	$1,800	$1.38	23d	1	0.82mi
11967 Curran Rd New Orleans, LA	3.0	2.0	1100	$1,750	$1.59	3d	1	0.89mi
9002 Morrison Rd New Orleans, LA	2.0	1.5	1050	$1,150	$1.10	20d	1	0.90mi
7201 Salem Dr New Orleans, LA	3.0	2.5	1764	$1,650	$0.94	23d	1	0.92mi
7063 Boston Dr New Orleans, LA	4.0	2.5	1750	$1,900	$1.09	16d	1	1.02mi
8802 Morrison Rd New Orleans, LA	2.0	1.0	1071	$1,275	$1.19	23d	1	1.03mi
7230 Yorktown Dr New Orleans, LA	3.0	2.0	1550	$1,600	$1.03	23d	1	1.04mi
7230 Yorktown Dr New Orleans, LA	3.0	2.0	1550	$1,600	$1.03	16d	1	1.04mi
9042 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	16d	1	1.06mi
9040 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	16d	1	1.07mi
9022 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	23d	1	1.08mi
9020 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	23d	1	1.08mi
6910 Bunker Hill Rd New Orleans, LA	3.0	2.5	1785	$1,400	$0.78	19d	1	1.20mi
7019 Crowder Blvd Unit 126 New Orleans, LA	2.0	1.5	952	$982	$1.03	23d	1	1.31mi
12345 I 10 Service Rd New Orleans, LA	1.0–2.0	1.0–2.0	746	$1,125	$1.51	2d	200	1.38mi
7019 Huntington Park Dr Unit 21 New Orleans, LA	2.0	1.5	952	$982	$1.03	23d	1	1.43mi
7019 Huntington Park Dr New Orleans, LA	2.0	1.5	952	$986	$1.04	23d	1	1.43mi
5131 Bundy Rd New Orleans, LA	1.0–3.0	1.0–2.0	1000	$1,314	$1.31	2d	21	1.44mi

Listing history 11 events

1. 2026-05-07
   status Pending 840-char remark

   Show marketing remark (854 chars)

   Spacious 3 bedroom 2bath home nestled in a cul de sac, adding privacy and reduced traffic for future residents. This home features wood laminate flooring throughout, complemented by a generous kitchen w/ granite countertops that allows you to overlook an overly spacious living rm /den. The welcoming foyer leads to an expansive layout, including a primary suite and 2 independent rooms. Enjoy outdoor gatherings in the large fenced yard. Enjoy peace of mind in an X-flood zone! The perfect canvas for updates or renovations-no utilities will be provided by seller Whether you’re seeking your next flip, rental addition, or a primary residence you can tailor this property. Bring your contractor, your creativity, and your vision—opportunity to build equity and transform this property into something truly special. . Motivated Seller!!!!!!

2. 2026-05-07
   status Pending 854-char remark

   Show marketing remark (854 chars)

   Spacious 3 bedroom 2bath home nestled in a cul de sac, adding privacy and reduced traffic for future residents. This home features wood laminate flooring throughout, complemented by a generous kitchen w/ granite countertops that allows you to overlook an overly spacious living rm /den. The welcoming foyer leads to an expansive layout, including a primary suite and 2 independent rooms. Enjoy outdoor gatherings in the large fenced yard. Enjoy peace of mind in an X-flood zone! The perfect canvas for updates or renovations-no utilities will be provided by seller Whether you’re seeking your next flip, rental addition, or a primary residence you can tailor this property. Bring your contractor, your creativity, and your vision—opportunity to build equity and transform this property into something truly special. . Motivated Seller!!!!!!

3. 2026-03-04
   listed $95,000 Active 840-char remark

   Show marketing remark (854 chars)

   Spacious 3 bedroom 2bath home nestled in a cul de sac, adding privacy and reduced traffic for future residents. This home features wood laminate flooring throughout, complemented by a generous kitchen w/ granite countertops that allows you to overlook an overly spacious living rm /den. The welcoming foyer leads to an expansive layout, including a primary suite and 2 independent rooms. Enjoy outdoor gatherings in the large fenced yard. Enjoy peace of mind in an X-flood zone! The perfect canvas for updates or renovations-no utilities will be provided by seller Whether you’re seeking your next flip, rental addition, or a primary residence you can tailor this property. Bring your contractor, your creativity, and your vision—opportunity to build equity and transform this property into something truly special. . Motivated Seller!!!!!!

4. 2026-03-04
   listed $95,000 Active 854-char remark

   Show marketing remark (854 chars)

   Spacious 3 bedroom 2bath home nestled in a cul de sac, adding privacy and reduced traffic for future residents. This home features wood laminate flooring throughout, complemented by a generous kitchen w/ granite countertops that allows you to overlook an overly spacious living rm /den. The welcoming foyer leads to an expansive layout, including a primary suite and 2 independent rooms. Enjoy outdoor gatherings in the large fenced yard. Enjoy peace of mind in an X-flood zone! The perfect canvas for updates or renovations-no utilities will be provided by seller Whether you’re seeking your next flip, rental addition, or a primary residence you can tailor this property. Bring your contractor, your creativity, and your vision—opportunity to build equity and transform this property into something truly special. . Motivated Seller!!!!!!

5. 2025-04-16
   price $113,000
6. 2025-04-16
   price $113,000
7. 2025-02-25
   listed $117,000 Active
8. 2024-12-07
   price $117,900
9. 2024-12-07
   price $117,900
10. 2024-08-17
    listed $119,900 Active
11. 1978-10-24
    soldstatus $37,000

ⓘ 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: $1,280 · $107/mo
• Projected year-2 tax: $1,280 · $107/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 · 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: $17,239
• − Mortgage interest: −$5,321
• − Property taxes: −$1,280
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$2,764
• Taxable income: $3,843
• Est. tax owed @ 24.0%: −$922
• After-tax cash flow: $4,166/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): 23,107
• Household income: $40,765
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2030.0

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 (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 4% Two or more races 4% White 2%
• Common ancestry: Lithuanian 1% Hispanic 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -72.43%
• Current HPI: 175.4465
• Rent YoY: —
• 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

+156.8% since first listed

11 events — show timeline

• 2026-05-07 Pending — AcadianaMLS
• 2026-05-07 Pending — GSREIN
• 2026-03-04 Listed $95,000 GSREIN
• 2026-03-04 Listed $95,000 AcadianaMLS
• 2025-04-16 Price Changed $113,000 AcadianaMLS
• 2025-04-16 Price Changed $113,000 GSREIN
• 2025-02-25 Listed $117,000 AcadianaMLS
• 2024-12-07 Price Changed $117,900 AcadianaMLS
• 2024-12-07 Price Changed $117,900 GSREIN
• 2024-08-17 Listed $119,900 AcadianaMLS
• 1978-10-24 Sold (Public Records) $37,000 Public Records

Property tax history

+6.0%/yr

Latest (2026): $1,280 · +110.2% YoY. Source: county tax records.