7808 Bass St · New Orleans, LA 70128

$79,000

3 bd · 2.0 ba · 1,070 sqft · Townhouse public records · 243 Days on market

Built 1979 2,500 sqft lot $74/sqft · 25% below area Est $104k · 24% 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

<p style="color:green"> Small, well-maintained home in the East for sale! Excellent as an investment property with strong rental income production or for a first-time homebuyer! Schedule your tour today!!!

Key facts

• 2,500 sq ft lot
• Parking
• Built 1979

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $79k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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.
• Zoned schools: Benjamin Franklin Elem. Math And Science (math 12% / reading 23%, grade F, #479 of 646 statewide, top 75%, 747 students, 98% FRL, charter) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 106 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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 $45k; list at $79k implies a 76% gain — meaningful room to come down on a strong offer.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.77% ✓
• Cap rate: 14.99%
• Cash-on-cash: 31.06%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (median comp): $103,891
• List price: $79,000
• Delta: -23.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7857 Sand St	0.14mi	4/2.0 (+1)	1,090 (+2%)	22mo	$90,000	$83	67

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: 25.9%
• Equity multiple: 2.07×
• Total profit: $23,676
• Equity at exit: $11,779

10-year hold

• IRR: 33.5%
• Equity multiple: 4.06×
• Total profit: $67,620
• Equity at exit: $6,830

Cash invested: $22,120 (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 70128

• Home prices YoY: -5.9%
• Active inventory: 106
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$414
• Tax from tax record: −$83 /mo · $1,001/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $573

Break-even live

Break-even rent $672

Max offer price $79,000

Occupancy floor 54%

Sensitivity live

Price	-10% $617	-5% $595	+0% $573	+5% $550	+10% $528
Rent	-10% $462	-5% $517	+0% $573	+5% $628	+10% $683
Rate	-1.0pp $612	-0.5pp $593	base $573	+0.5pp $552	+1.0pp $531

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14724 Emory Rd New Orleans, LA	3.0	2.0	1400	$1,500	$1.07	25d	1	0.09mi
7843 Sail St New Orleans, LA	3.0	1.5	1500	$1,200	$0.80	25d	1	0.11mi
7849 Sail St New Orleans, LA	3.0	2.0	1395	$1,200	$0.86	25d	1	0.12mi
14509 Duane Rd New Orleans, LA	2.0	1.0	1150	$1,518	$1.32	25d	1	0.12mi
7851 Sail St New Orleans, LA	3.0	2.0	1395	$1,200	$0.86	25d	1	0.12mi
14900 Curran Rd New Orleans, LA	3.0	2.0	1221	$1,250	$1.02	25d	1	0.14mi
7808 Sun St New Orleans, LA	4.0	1.5	1500	$1,950	$1.30	25d	1	0.15mi
14530 Duane Rd New Orleans, LA	3.0	1.0	1150	$1,450	$1.26	4d	1	0.16mi
14530 Duane Rd New Orleans, LA	3.0	1.0	1150	$1,450	$1.26	5d	1	0.16mi
7825 Star St New Orleans, LA	2.0	1.0	982	$1,250	$1.27	25d	1	0.23mi
14031 Linden St New Orleans, LA	3.0	2.0	1200	$1,400	$1.17	25d	1	0.35mi
7501 Briarwood Dr New Orleans, LA	3.0	2.0	1500	$1,850	$1.23	25d	1	0.72mi
12345 I 10 Service Rd New Orleans, LA	1.0–2.0	1.0–2.0	746	$1,125	$1.51	3d	200	1.44mi

Listing history 24 events

1. 2026-06-21
   days on market $79,000 Active 243 DOM
2. 2026-06-18
   days on market $79,000 Active 240 DOM
3. 2026-06-17
   days on market $79,000 Active 239 DOM
4. 2026-06-16
   days on market $79,000 Active 238 DOM
5. 2026-06-15
   days on market $79,000 Active 237 DOM
6. 2026-06-13
   days on market $79,000 Active 235 DOM
7. 2026-06-10
   days on market $79,000 Active 232 DOM
8. 2026-06-09
   days on market $79,000 Active 231 DOM
9. 2026-06-08
   days on market $79,000 Active 230 DOM
10. 2026-06-07
    days on market $79,000 Active 229 DOM
11. 2026-06-05
    days on market $79,000 Active 226 DOM
12. 2026-06-03
    days on market $79,000 Active 225 DOM
13. 2026-06-02
    days on market $79,000 Active 224 DOM
14. 2026-06-01
    days on market $79,000 Active 223 DOM
15. 2026-05-31
    days on market $79,000 Active 222 DOM
16. 2026-04-21
    status Active 205-char remark

    Show marketing remark (181 chars)

    Small, well-maintained home in the East for sale! Excellent as an investment property with strong rental income production or for a first-time homebuyer! Schedule your tour today!!!

17. 2026-04-21
    status Active 181-char remark

    Show marketing remark (181 chars)

    Small, well-maintained home in the East for sale! Excellent as an investment property with strong rental income production or for a first-time homebuyer! Schedule your tour today!!!

18. 2026-04-21
    historical 181-char remark

    Show marketing remark (181 chars)

    Small, well-maintained home in the East for sale! Excellent as an investment property with strong rental income production or for a first-time homebuyer! Schedule your tour today!!!

19. 2026-01-21
    status Active 181-char remark

    Show marketing remark (181 chars)

    Small, well-maintained home in the East for sale! Excellent as an investment property with strong rental income production or for a first-time homebuyer! Schedule your tour today!!!

20. 2025-12-02
    historical Active Under Contract 181-char remark

    Show marketing remark (181 chars)

    Small, well-maintained home in the East for sale! Excellent as an investment property with strong rental income production or for a first-time homebuyer! Schedule your tour today!!!

21. 2025-10-20
    listed $79,000 Active 205-char remark

    Show marketing remark (181 chars)

    Small, well-maintained home in the East for sale! Excellent as an investment property with strong rental income production or for a first-time homebuyer! Schedule your tour today!!!

22. 2025-10-20
    listed $79,000 Active 181-char remark

    Show marketing remark (181 chars)

    Small, well-maintained home in the East for sale! Excellent as an investment property with strong rental income production or for a first-time homebuyer! Schedule your tour today!!!

23. 2021-02-22
    listed $50,000
24. 1983-02-28
    soldstatus $45,000

ⓘ 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: $1,001 · $83/mo
• Projected year-2 tax: $1,001 · $83/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,757
• − Mortgage interest: −$4,425
• − Property taxes: −$1,001
• − Insurance: −$395
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$2,298
• Taxable income: $5,956
• Est. tax owed @ 24.0%: −$1,430
• After-tax cash flow: $5,441/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
• City population: 338,817
• Population (ZIP): 22,973

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 (86%)
• Race & ethnicity: Black 86% Asian 5% White 4% Two or more races 3%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 95% English-only · Vietnamese 4% Spanish 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: ▼ -15.51%
• Current HPI: 247.7131
• Rent YoY: —
• Metro: —
• 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

+75.6% since first listed

9 events — show timeline

• 2026-04-21 Relisted — AcadianaMLS
• 2026-04-21 Relisted — GSREIN
• 2026-04-21 Listing Removed — GSREIN
• 2026-01-21 Relisted — GSREIN
• 2025-12-02 Contingent — GSREIN
• 2025-10-20 Listed $79,000 GSREIN
• 2025-10-20 Listed $79,000 AcadianaMLS
• 2021-02-22 Listed $50,000 AcadianaMLS
• 1983-02-28 Sold (Public Records) $45,000 Public Records

Property tax history

+3.4%/yr

Latest (2026): $1,001 · +1.1% YoY. Source: county tax records.