5736 Wickfield Dr · New Orleans, LA 70122

$139,900

3 bd · 2.0 ba · 1,287 sqft · SingleFamily public records · 4 Days on market

Built 2011 4,599 sqft lot Est $227k · 38% 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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

Welcome to this charming Raised Craftsman Cottage nestled in the established Burbank Gardens neighborhood of New Orleans. Built in 2011, this elevated residence offers timeless curb appeal with a welcoming covered front porch, classic architectural details, and a thoughtfully designed open-concept layout. Inside, warm flooring flows throughout the living spaces, creating an inviting atmosphere ideal for both everyday living and entertaining. The spacious living area seamlessly connects to the kitchen and dining space, providing flexibility for today's lifestyle. Large windows allow natural light to fill the home, while ceiling fans throughout enhance year-round comfort. The kitchen offers ample cabinetry, generous workspace, and essential appliances, making meal preparation both convenient and efficient. Multiple versatile rooms provide options for work, relaxation, hobbies, or guest accommodations to suit a variety of needs. Situated on a rectangular city lot, the property features mature landscaping, a fenced yard, off-street parking, and a side driveway. The raised foundation design offers added peace of mind while contributing to the home's distinctive Gulf Coast character. Conveniently located near shopping, dining, parks, schools, and public transportation, this property presents an excellent opportunity for owner-occupants, investors, or anyone seeking a well-built home with strong potential. Whether you're looking to personalize the space or enjoy it as-is, this New Orleans gem combines location, functionality, and enduring appeal.

Key facts

• Covered front porch
• Ample cabinetry
• Fenced yard

Tags

• COVERED FRONT PORCH
• OPEN-CONCEPT LAYOUT
• NATURAL LIGHT
• AMPLE CABINETRY
• FENCED YARD
• OFF-STREET PARKING

Property features AI

Exterior

• Parking: Driveway; Off-street parking; Two parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Raised foundation; Very good condition
• Construction: Brick, concrete, stone, and wood siding construction; Asphalt shingle roof; Raised foundation
• Exterior features: Fenced yard; Front porch

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Screens on windows
• Laundry & utility: Washer hookup; Dryer hookup

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 $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 10.4% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 42% 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 $967 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $139,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.79%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $226,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5514 Wingate Dr	0.18mi	3/2.0	1,365 (+6%)	0mo	$214,900	$157	81
5740 Warrington Dr	0.05mi	3/2.0	1,413 (+10%)	10mo	$308,000	$218	73
6000 Elysian Fields Ave	0.48mi	3/2.0	1,330 (+3%)	2mo	$254,000	$191	70
5308 Pasteur Blvd	0.49mi	3/2.0	1,274 (-1%)	7mo	$213,900	$168	69
5330 Cameron Blvd	0.40mi	3/2.0	1,162 (-10%)	1mo	$205,000	$176	64
5143 Cameron Blvd	0.56mi	3/2.0	1,246 (-3%)	7mo	$250,000	$201	63
1468 Pressburg St	0.56mi	3/2.0	1,325 (+3%)	8mo	$235,000	$177	63
1525 Mithra St	0.52mi	2/2.0 (-1)	1,350 (+5%)	1mo	$225,000	$167	61
1486 Mithra St	0.63mi	3/2.0	1,293 (+0%)	11mo	$270,000	$209	61
6049 Vermillion Blvd	0.49mi	2/2.0 (-1)	1,408 (+9%)	0mo	$205,000	$146	56
5731 Marigny St	0.59mi	4/2.0 (+1)	1,250 (-3%)	10mo	$219,000	$175	54
5383 Paris Ave	0.49mi	3/2.0	1,452 (+13%)	9mo	$240,000	$165	48

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,234
• Equity at exit: $20,860

10-year hold

• IRR: 5.4%
• Equity multiple: 1.34×
• Total profit: $13,464
• Equity at exit: $12,096

Cash invested: $39,172 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$734
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $416

Break-even live

Break-even rent $1,210

Max offer price $139,900

Occupancy floor 71%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5716 Warrington Dr New Orleans, LA	4.0	3.0	1560	$2,000	$1.28	17d	1	0.09mi
5700 Wilton Dr New Orleans, LA	2.0	1.0	900	$1,500	$1.67	16d	1	0.18mi
5700 Saint Anthony Ave New Orleans, LA	2.0	1.0	875	$1,195	$1.37	3d	1	0.20mi
1903 Rosary Dr New Orleans, LA	3.0	2.0	1500	$1,800	$1.20	23d	1	0.20mi
5518 Warrington Dr Unit A New Orleans, LA	2.0	2.0	900	$1,500	$1.67	23d	1	0.20mi
6090 Wilton Dr New Orleans, LA	2.0	1.0	1020	$1,400	$1.37	3d	1	0.25mi
5900 Chatham Dr New Orleans, LA	3.0	2.0	1864	$2,500	$1.34	3d	1	0.27mi
1940 Allen Toussaint Blvd New Orleans, LA	3.0	2.0	1500	$1,550	$1.03	11d	1	0.29mi
1940 Allen Toussaint Blvd Unit 1940 New Orleans, LA	3.0	2.0	1500	$1,600	$1.07	23d	1	0.29mi
6079 Saint Anthony Ave New Orleans, LA	3.0	2.0	1400	$2,400	$1.71	16d	1	0.29mi
5322 Saint Anthony Ave New Orleans, LA	3.0	2.0	1192	$2,000	$1.68	16d	1	0.35mi
5546 Pasteur Blvd Unit A New Orleans, LA	3.0	1.0	1200	$1,400	$1.17	23d	1	0.36mi
5723 Pasteur Blvd New Orleans, LA	3.0	2.0	1150	$1,700	$1.48	17d	1	0.37mi
6009 Pasteur Blvd New Orleans, LA	3.0	2.0	1250	$1,785	$1.43	23d	1	0.38mi
5718 Vermillion Blvd Unit A New Orleans, LA	3.0	1.0	1300	$2,000	$1.54	23d	1	0.40mi
1566 Aviators St Unit D New Orleans, LA	2.0	1.0	1037	$1,360	$1.31	23d	1	0.42mi
6217 Curie St New Orleans, LA	3.0	2.0	1700	$1,500	$0.88	23d	1	0.44mi
1532 Aviators St Unit B New Orleans, LA	2.0	1.0	950	$1,250	$1.32	23d	1	0.47mi
6235 Curie St Unit 6235 New Orleans, LA	2.0	1.0	1000	$1,350	$1.35	10d	1	0.47mi
6235 Curie St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	23d	1	0.47mi
6237 Curie St Unit 6237 New Orleans, LA	2.0	1.0	1000	$1,350	$1.35	3d	1	0.47mi
6237 Curie St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	23d	1	0.47mi
6202 Vermillion Blvd New Orleans, LA	3.0	2.0	1200	$1,700	$1.42	16d	1	0.48mi
1516 Aviators St Apt D New Orleans, LA	2.0	1.0	950	$1,250	$1.32	21d	1	0.49mi
5151 Saint Anthony Ave New Orleans, LA	3.0	2.0	1200	$1,795	$1.50	16d	1	0.54mi
2312 Madrid St New Orleans, LA	2.0	1.0	1100	$1,475	$1.34	23d	1	0.68mi
5519 Mandeville St New Orleans, LA	3.0	1.0	1125	$1,650	$1.47	3d	1	0.69mi
4815 Warrington Dr New Orleans, LA	3.0	2.0	1652	$2,150	$1.30	16d	1	0.77mi
5925 Saint Roch Ave New Orleans, LA	2.0	1.0	1000	$1,550	$1.55	17d	1	0.80mi
6329 Spain St New Orleans, LA	3.0	2.0	1545	$2,100	$1.36	16d	1	0.81mi
4736 Saint Anthony Ave New Orleans, LA	3.0	1.0	1100	$1,800	$1.64	16d	1	0.83mi
2458 Athis St New Orleans, LA	4.0	2.0	1530	$2,200	$1.44	23d	1	0.88mi
6222 Arts St Unit 6226 New Orleans, LA	2.0	1.5	1120	$1,250	$1.12	23d	1	0.94mi
2512 Mexico St New Orleans, LA	3.0	2.0	975	$1,550	$1.59	23d	1	0.99mi
2701 03 Frankfort St New Orleans, LA	3.0	1.0	1100	$1,850	$1.68	23d	1	1.02mi
6036 Franklin Ave New Orleans, LA	2.0	1.0	898	$1,200	$1.34	17d	1	1.04mi
4618 Marigny St New Orleans, LA	3.0	1.0	1320	$1,900	$1.44	23d	1	1.09mi
5172 Venus St Unit 5172 New Orleans, LA	3.0	2.5	1864	$2,450	$1.31	23d	1	1.09mi
4616 Marigny St New Orleans, LA	2.0	1.0	1020	$1,750	$1.72	21d	1	1.09mi
4304 Pauger St New Orleans, LA	2.0	1.0	1345	$1,450	$1.08	3d	1	1.15mi

Listing history 5 events

1. 2026-06-10
   status $139,900 Pending 4 DOM
2. 2026-06-09
   days on market $139,900 Active 4 DOM
3. 2026-06-08
   days on market $139,900 Active 3 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $139,900 Active 2 DOM

ⓘ 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: $1,173 · $98/mo
• Projected year-2 tax: $1,173 · $98/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) · 76% 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: $20,845
• − Mortgage interest: −$7,837
• − Property taxes: −$1,173
• − Insurance: −$1,497
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$4,070
• Taxable income: $2,934
• Est. tax owed @ 24.0%: −$704
• After-tax cash flow: $4,290/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

+14.7% since first listed

3 events — show timeline

• 2026-06-05 Listed $139,900 AcadianaMLS
• 2026-06-05 Listed $139,900 GSREIN
• 2007-11-19 Sold (Public Records) $121,949 Public Records

Property tax history

+2.5%/yr

Latest (2026): $1,173 · -5.9% YoY. Source: county tax records.