2737 Bristol Pl · New Orleans, LA 70131

$89,000

3 bd · 1.0 ba · 1,343 sqft · SingleFamily public records · 4 Days on market

Built 1960 $66/sqft · 55% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Rent growth +0.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special priced to move! This 3BR/1BA brick ranch presents a rare opportunity to acquire a fully gutted, ready-to-build property at an unbeatable entry point of $89,000 with an ARV of $215,000-$235,000. The heavy lifting is done. Interior has been completely stripped to the studs, giving your contractor a clean slate with no hidden surprises. Solid brick exterior with excellent bones, existing plumbing and electrical rough-ins in place, and a spacious lot shaded by mature oak trees. Property is being sold as-is. Cash or hard money only. Do not miss this one. Deals with this kind of spread don't last.

Key facts

• Fully gutted
• Existing plumbing
• Spacious lot

Tags

• FULLY GUTTED
• READY TO BUILD
• SOLID BRICK EXTERIOR
• EXISTING PLUMBING
• EXISTING ELECTRICAL ROUGH INS
• SPACIOUS LOT

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Entry level: 1; Brick construction; Shingle roof
• Construction: Built with brick; Slab foundation
• Exterior features: Corner lot; City lot; Rectangular lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: Total of 3 rooms; Property reported in poor condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Cap rate 15.6% 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 falling (-9.2%/yr); 275 active listings in the ZIP; 18 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 32% of the median local income ($62k/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 $615 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 30y 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 $89,000

Questions for the listing agent

1. Built in 1960 — 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: 1.89% ✓
• Cap rate: 15.59%
• Cash-on-cash: 33.20%
• DSCR: 2.48
• GRM: 4.4

CMA / ARV

• ARV (median comp): $197,000
• List price: $89,000
• Delta: -49.75%
• 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
2501 Somerset Dr	0.20mi	4/2.0 (+1)	1,317 (-2%)	3mo	$229,000	$174	76
409 River Oaks Dr	0.31mi	3/2.0	1,400 (+4%)	2mo	$225,000	$161	73
2719 Somerset Dr	0.06mi	3/1.0	1,173 (-13%)	5mo	$195,000	$166	72
3101 Plymouth Pl	0.21mi	3/1.0	1,218 (-9%)	5mo	$185,000	$152	71
2644 Bristol Pl	0.07mi	3/2.0	1,517 (+13%)	6mo	$146,000	$96	66
2437 Hyman Pl	0.37mi	3/1.5	1,440 (+7%)	7mo	$155,000	$108	63
518 River Oaks Dr	0.18mi	3/1.0	1,150 (-14%)	6mo	$125,400	$109	62
2619 Somerset Dr	0.11mi	3/2.0	1,147 (-15%)	5mo	$199,000	$173	62
3410 Plymouth Pl	0.43mi	3/2.0	1,476 (+10%)	0mo	$135,000	$91	59
537 Huntlee Dr	0.15mi	4/3.0 (+1)	1,475 (+10%)	6mo	$255,000	$173	59
3546 Somerset Dr	0.57mi	3/2.0	1,539 (+15%)	7mo	$209,000	$136	39
3655 Somerset Dr	0.71mi	3/2.0	1,529 (+14%)	8mo	$97,000	$63	33

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: 20.9%
• Equity multiple: 1.82×
• Total profit: $20,412
• Equity at exit: $13,270

10-year hold

• IRR: 26.9%
• Equity multiple: 3.01×
• Total profit: $50,175
• Equity at exit: $7,695

Cash invested: $24,920 (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 70131

• Home prices YoY: -12.0%
• Rents YoY: -9.2%
• Active inventory: 275
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$467
• Tax from tax record: −$133 /mo · $1,592/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $623

Break-even live

Break-even rent $890

Max offer price $89,000

Occupancy floor 58%

Sensitivity live

Price	-10% $673	-5% $648	+0% $623	+5% $598	+10% $573
Rent	-10% $490	-5% $557	+0% $623	+5% $689	+10% $755
Rate	-1.0pp $668	-0.5pp $646	base $623	+0.5pp $600	+1.0pp $576

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3151 Plymouth Pl New Orleans, LA	3.0	1.0	1470	$1,700	$1.16	25d	1	0.22mi
3252 Kabel Dr New Orleans, LA	2.0	1.5	1080	$1,300	$1.20	21d	1	0.45mi
3320 Kabel Dr Unit C New Orleans, LA	3.0	2.0	999	$1,100	$1.10	4d	1	0.47mi
3307 Kabel Dr New Orleans, LA	2.0	1.5	1000	$1,250	$1.25	4d	1	0.49mi
3362 Kabel Dr New Orleans, LA	3.0	2.0	1000	$1,250	$1.25	25d	1	0.50mi
3315 Kabel Dr New Orleans, LA	2.0	1.5	975	$1,350	$1.38	25d	1	0.50mi
3317 Kabel Dr New Orleans, LA	2.0	1.5	975	$1,350	$1.38	25d	1	0.50mi
1812 River Oaks Dr New Orleans, LA	3.0	1.0	1148	$1,700	$1.48	4d	1	0.66mi
1812 River Oaks Dr New Orleans, LA	3.0	1.0	1148	$1,700	$1.48	4d	1	0.66mi
3751 Herald St New Orleans, LA	4.0	2.0	1624	$2,150	$1.32	25d	1	0.67mi
6021 Brighton Pl New Orleans, LA	4.0	3.0	1840	$3,100	$1.68	17d	1	0.71mi
3725 Macarthur Blvd Unit 2A New Orleans, LA	2.0	2.0	1200	$2,750	$2.29	20d	1	0.96mi
6121 Stratford Pl New Orleans, LA	3.0	2.0	1225	$1,800	$1.47	17d	1	1.15mi
4254 Maple Leaf Dr New Orleans, LA	1.0–3.0	1.0–2.5	1354	$1,687	$1.25	3d	8	1.23mi
735 Lees Ln Unit 2 New Orleans, LA	2.0	1.0	1000	$1,600	$1.60	25d	1	1.24mi
4020 Sullen Pl New Orleans, LA	4.0	2.5	1280	$1,400	$1.09	4d	1	1.30mi
3200 Lancaster St New Orleans, LA	4.0	2.0	1678	$2,200	$1.31	25d	1	1.46mi
4479 Woodland Dr Unit A New Orleans, LA	2.0	2.5	1300	$1,500	$1.15	25d	1	1.47mi

Listing history 28 events

1. 2026-06-21
   days on market $89,000 Active 4 DOM
2. 2026-06-18
   remarks 615-char remark
3. 2026-06-18
   pricedays on marketlisting id $89,000 Active 1 DOM
4. 2026-06-17
   days on market $99,000 Active 187 DOM
5. 2026-06-16
   days on market $99,000 Active 186 DOM

   Show marketing remark (615 chars)

   Investor special priced to move! This 3BR/1BA brick ranch presents a rare opportunity to acquire a fully gutted, ready-to-build property at an unbeatable entry point of $89,000 with an ARV of $215,000-$235,000. The heavy lifting is done. Interior has been completely stripped to the studs, giving your contractor a clean slate with no hidden surprises. Solid brick exterior with excellent bones, existing plumbing and electrical rough-ins in place, and a spacious lot shaded by mature oak trees. Property is being sold as-is. Cash or hard money only. Do not miss this one. Deals with this kind of spread don't last.

6. 2026-06-15
   days on market $99,000 Active 185 DOM
7. 2026-06-13
   days on market $99,000 Active 183 DOM
8. 2026-06-10
   days on market $99,000 Active 180 DOM
9. 2026-06-09
   days on market $99,000 Active 179 DOM
10. 2026-06-08
    days on market $99,000 Active 178 DOM
11. 2026-06-07
    days on market $99,000 Active 177 DOM
12. 2026-06-05
    days on market $99,000 Active 174 DOM
13. 2026-06-03
    days on market $99,000 Active 173 DOM
14. 2026-06-02
    days on market $99,000 Active 172 DOM
15. 2026-06-01
    days on market $99,000 Active 171 DOM
16. 2026-05-31
    days on market $99,000 Active 170 DOM
17. 2025-12-08
    listed $99,000 Active 171-char remark

    Show marketing remark (171 chars)

    Gutted home purchased as an investment and rehab. Plans created to add bathroom and bedroom. Selling to pay Uncle Sam. Bring your investors. Selling as is. No disclosures.

18. 2007-02-27
    soldstatus $115,000
19. 2007-02-16
    soldstatus $115,000
20. 2006-10-24
    listed $115,000
21. 2006-10-24
    listed $115,000
22. 2004-05-20
    soldstatus $116,000
23. 2004-03-26
    listed $115,000
24. 2004-03-26
    listed $115,000
25. 1996-11-14
    soldstatus $73,000
26. 1996-10-25
    soldstatus $73,000
27. 1996-08-02
    listed $76,000
28. 1996-08-02
    listed $76,000

ⓘ 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: $1,592 · $133/mo
• Projected year-2 tax: $1,592 · $133/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 · 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,139
• − Mortgage interest: −$4,985
• − Property taxes: −$1,592
• − Insurance: −$1,242
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$2,589
• Taxable income: $6,508
• Est. tax owed @ 24.0%: −$1,562
• After-tax cash flow: $5,913/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): 25,151
• Household income: $62,389
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 707.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 62% White 20% Hispanic / Latino 11% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 4% Hispanic 1%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 9% Vietnamese 2% 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: ▼ -28.08%
• Current HPI: 206.7552
• Rent YoY: ▼ -9.23%
• 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

+17.1% since first listed

14 events — show timeline

• 2026-06-16 Listed $89,000 GSREIN
• 2026-06-16 Listed $89,000 AcadianaMLS
• 2025-12-08 Listed $99,000 Fizber.com
• 2007-02-27 Sold (Public Records) $115,000 Public Records
• 2007-02-16 Sold (MLS) $115,000 GSREIN
• 2006-10-24 Listed $115,000 GSREIN
• 2006-10-24 Listed $115,000 AcadianaMLS
• 2004-05-20 Sold (MLS) $116,000 GSREIN
• 2004-03-26 Listed $115,000 AcadianaMLS
• 2004-03-26 Listed $115,000 GSREIN
• 1996-11-14 Sold (Public Records) $73,000 Public Records
• 1996-10-25 Sold (MLS) $73,000 GSREIN
• 1996-08-02 Listed $76,000 GSREIN
• 1996-08-02 Listed $76,000 AcadianaMLS

Property tax history

+10.8%/yr

Latest (2026): $1,592 · +0.0% YoY. Source: county tax records.