5420 Lacour Monique St · New Orleans, LA 70131

$150,000

4 bd · 2.5 ba · 2,441 sqft · SingleFamily public records · 27 Days on market

Built 1969 7,474 sqft lot $61/sqft · 56% 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

Nestled in the established Bocage neighborhood of Algiers, this spacious home offers a perfect blend of comfort and versatility. Featured on the first floor is a formal Living room, formal Dining, Kitchen, Dinette with bay window overlooking the rear yard, Den and Laundry room. Also on the first floor are the Primary Bedroom suite with whirlpool garden tub and double sinks plus a 2nd Bedroom and 1/2 Bathroom. The second floor features 3 Bedrooms and 1 full bathroom. The detached 2 car garage has an unfinshed add-on which could serve as a fan cave or crafting space. Even with the ample driveway and patio space, there is still a good amount of green space in the back yard. Bring your elbow grease and ideas and schedule your appointment today!

Key facts

• Formal dining
• Kitchen
• Bocage neighborhood

Tags

• BOCAGE NEIGHBORHOOD
• FORMAL LIVING ROOM
• FORMAL DINING
• KITCHEN
• DINETTE WITH BAY WINDOW
• DEN

Property features AI

Exterior

• Parking: Detached garage with two spaces
• Utilities: Public water; Public sewer
• Home design: 2-story property; Entry level on slab foundation
• Construction: Brick and vinyl siding exterior; Asphalt shingle roof; Built on a slab foundation
• Exterior features: Concrete patio/porch; City lot; Rectangular lot; Lot dimensions approximately 65 x 115

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 12 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% 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); 274 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 44% 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 $1k 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

• It's been on market 27 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — 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: 1.53% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.62%
• DSCR: 1.92
• GRM: 5.4

CMA / ARV

• ARV (median comp): $326,205
• List price: $150,000
• Delta: -54.02%
• 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
5401 Wimbledon Ct	0.23mi	4/2.5	2,290 (-6%)	1mo	$259,000	$113	78
3030 Hudson Pl	0.36mi	3/2.0 (-1)	2,412 (-1%)	2mo	$150,000	$62	73
5858 Rhodes Ave	0.38mi	4/3.0	2,388 (-2%)	6mo	$241,000	$101	72
3631 Rue Andree Dr	0.26mi	4/3.0	2,562 (+5%)	7mo	$160,000	$62	72
5942 Warwick Ct	0.50mi	3/2.0 (-1)	2,420 (-1%)	4mo	$219,000	$90	65
6130 Shetland Dr	0.50mi	4/2.0	2,235 (-8%)	1mo	$325,000	$145	60
5721 Abbey Dr	0.60mi	4/2.5	2,288 (-6%)	6mo	$315,000	$138	57
3858 S Inwood Ave	0.74mi	4/3.0	2,615 (+7%)	1mo	$265,500	$102	50
2744 Somerset Dr	0.57mi	5/2.0 (+1)	2,678 (+10%)	0mo	$120,000	$45	50
3500 Pin Oak Ave	0.56mi	3/3.5 (-1)	2,656 (+9%)	1mo	$318,000	$120	49
5936 Brighton Pl	0.55mi	4/3.0	2,141 (-12%)	7mo	$269,000	$126	46
2534 Danbury Dr	0.71mi	4/2.5	2,743 (+12%)	1mo	$310,000	$113	45

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: -8.0%
• Equity multiple: 0.72×
• Total profit: $-11,917
• Equity at exit: $22,365

10-year hold

• IRR: -4.9%
• Equity multiple: 0.74×
• Total profit: $-10,883
• Equity at exit: $12,969

Cash invested: $42,000 (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: 274
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,302 high
• Mortgage (P&I): −$787
• Tax from tax record: −$248 /mo · $2,973/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $295

Break-even live

Break-even rent $1,928

Max offer price $150,000

Occupancy floor 82%

Sensitivity live

Price	-10% $380	-5% $338	+0% $295	+5% $253	+10% $210
Rent	-10% $113	-5% $204	+0% $295	+5% $386	+10% $477
Rate	-1.0pp $371	-0.5pp $333	base $295	+0.5pp $256	+1.0pp $217

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3738 Somerset Dr New Orleans, LA	4.0	2.0	2247	$3,000	$1.34	15d	1	0.37mi
3751 Herald St New Orleans, LA	4.0	2.0	1624	$2,150	$1.32	24d	1	0.41mi
6015 Carlisle Ct New Orleans, LA	3.0	2.0	2300	$1,800	$0.78	16d	1	0.44mi
6021 Brighton Pl New Orleans, LA	4.0	3.0	1840	$3,100	$1.68	16d	1	0.58mi
2741 Chelsea Dr New Orleans, LA	4.0	2.5	2382	$2,500	$1.05	16d	1	0.60mi
4254 Maple Leaf Dr New Orleans, LA	1.0–3.0	1.0–2.5	1354	$1,687	$1.25	2d	8	0.62mi
3511 Hyman Pl New Orleans, LA	3.0	2.0	1975	$2,700	$1.37	2d	1	0.63mi
5801 Albany Ct New Orleans, LA	4.0	2.5	2160	$2,000	$0.93	24d	1	0.68mi
5823 Tullis Dr New Orleans, LA	3.0	1.5	1637	$1,600	$0.98	24d	1	0.95mi
3619 Pittari Pl New Orleans, LA	4.0	2.0	2000	$2,200	$1.10	24d	1	1.01mi
1410 Kabel Dr New Orleans, LA	3.0	2.0	2200	$2,200	$1.00	24d	1	1.09mi
3200 Lancaster St New Orleans, LA	4.0	2.0	1678	$2,200	$1.31	24d	1	1.13mi
3653 Timber Bluff Ln New Orleans, LA	4.0	2.0	1800	$2,500	$1.39	44d	1	1.30mi
103 Danny Dr New Orleans, LA	4.0	2.0	2040	$2,400	$1.18	24d	1	1.36mi
2001 Saint Nick Dr New Orleans, LA	4.0	2.5	2400	$2,300	$0.96	24d	1	1.41mi

Listing history 13 events

1. 2026-06-08
   statusdays on market $150,000 Pending 27 DOM

   Show marketing remark (750 chars)

   Nestled in the established Bocage neighborhood of Algiers, this spacious home offers a perfect blend of comfort and versatility. Featured on the first floor is a formal Living room, formal Dining, Kitchen, Dinette with bay window overlooking the rear yard, Den and Laundry room. Also on the first floor are the Primary Bedroom suite with whirlpool garden tub and double sinks plus a 2nd Bedroom and 1/2 Bathroom. The second floor features 3 Bedrooms and 1 full bathroom. The detached 2 car garage has an unfinshed add-on which could serve as a fan cave or crafting space. Even with the ample driveway and patio space, there is still a good amount of green space in the back yard. Bring your elbow grease and ideas and schedule your appointment today!

2. 2026-06-07
   statusdays on market $150,000 Active 26 DOM
3. 2026-06-05
   days on market $150,000 Active Under Contract 23 DOM

   Show marketing remark (750 chars)

   Nestled in the established Bocage neighborhood of Algiers, this spacious home offers a perfect blend of comfort and versatility. Featured on the first floor is a formal Living room, formal Dining, Kitchen, Dinette with bay window overlooking the rear yard, Den and Laundry room. Also on the first floor are the Primary Bedroom suite with whirlpool garden tub and double sinks plus a 2nd Bedroom and 1/2 Bathroom. The second floor features 3 Bedrooms and 1 full bathroom. The detached 2 car garage has an unfinshed add-on which could serve as a fan cave or crafting space. Even with the ample driveway and patio space, there is still a good amount of green space in the back yard. Bring your elbow grease and ideas and schedule your appointment today!

4. 2026-06-03
   days on market $150,000 Active Under Contract 22 DOM
5. 2026-06-02
   days on market $150,000 Active Under Contract 21 DOM
6. 2026-06-01
   days on market $150,000 Active Under Contract 20 DOM
7. 2026-05-31
   days on market $150,000 Active Under Contract 19 DOM
8. 2026-05-12
   listed $150,000 Active 750-char remark

   Show marketing remark (750 chars)

   Nestled in the established Bocage neighborhood of Algiers, this spacious home offers a perfect blend of comfort and versatility. Featured on the first floor is a formal Living room, formal Dining, Kitchen, Dinette with bay window overlooking the rear yard, Den and Laundry room. Also on the first floor are the Primary Bedroom suite with whirlpool garden tub and double sinks plus a 2nd Bedroom and 1/2 Bathroom. The second floor features 3 Bedrooms and 1 full bathroom. The detached 2 car garage has an unfinshed add-on which could serve as a fan cave or crafting space. Even with the ample driveway and patio space, there is still a good amount of green space in the back yard. Bring your elbow grease and ideas and schedule your appointment today!

9. 2026-05-12
   listed $150,000 Active 750-char remark

   Show marketing remark (750 chars)

   Nestled in the established Bocage neighborhood of Algiers, this spacious home offers a perfect blend of comfort and versatility. Featured on the first floor is a formal Living room, formal Dining, Kitchen, Dinette with bay window overlooking the rear yard, Den and Laundry room. Also on the first floor are the Primary Bedroom suite with whirlpool garden tub and double sinks plus a 2nd Bedroom and 1/2 Bathroom. The second floor features 3 Bedrooms and 1 full bathroom. The detached 2 car garage has an unfinshed add-on which could serve as a fan cave or crafting space. Even with the ample driveway and patio space, there is still a good amount of green space in the back yard. Bring your elbow grease and ideas and schedule your appointment today!

10. 2007-04-04
    soldstatus $219,000

    Show marketing remark (277 chars)

    Lovely, updated 5 bedroom home w/ 2.5 baths. 2 bedrooms down, 3 bedrooms up. , newer kitchen cabinets, newer prego flooring and tile on the 1st floor. Master has jacuzzi tub. 2 car detached garage with attached bonus room. Large above ground pool. Home is in move-in condition.

11. 2006-04-17
    listed $219,000

    Show marketing remark (277 chars)

    Lovely, updated 5 bedroom home w/ 2.5 baths. 2 bedrooms down, 3 bedrooms up. , newer kitchen cabinets, newer prego flooring and tile on the 1st floor. Master has jacuzzi tub. 2 car detached garage with attached bonus room. Large above ground pool. Home is in move-in condition.

12. 2006-04-17
    listed $219,000

    Show marketing remark (277 chars)

    Lovely, updated 5 bedroom home w/ 2.5 baths. 2 bedrooms down, 3 bedrooms up. , newer kitchen cabinets, newer prego flooring and tile on the 1st floor. Master has jacuzzi tub. 2 car detached garage with attached bonus room. Large above ground pool. Home is in move-in condition.

13. 1991-07-17
    soldstatus $112,900

ⓘ 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: $2,973 · $248/mo
• Projected year-2 tax: $2,973 · $248/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 AE · 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: $27,624
• − Mortgage interest: −$8,402
• − Property taxes: −$2,973
• − Insurance: −$5,868
• − Repairs & maintenance: −$2,210
• − Management: −$2,210
• − Depreciation: −$4,364
• Taxable income: $1,597
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $3,159/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

+32.9% since first listed

12 events — show timeline

• 2026-06-08 Pending — AcadianaMLS
• 2026-06-08 Pending — GSREIN
• 2026-06-05 Relisted — AcadianaMLS
• 2026-06-05 Relisted — GSREIN
• 2026-05-29 Pending — AcadianaMLS
• 2026-05-29 Contingent — GSREIN
• 2026-05-12 Listed $150,000 GSREIN
• 2026-05-12 Listed $150,000 AcadianaMLS
• 2007-04-04 Sold (MLS) $219,000 GSREIN
• 2006-04-17 Listed $219,000 AcadianaMLS
• 2006-04-17 Listed $219,000 GSREIN
• 1991-07-17 Sold (Public Records) $112,900 Public Records

Property tax history

+0.8%/yr

Latest (2026): $2,973 · +0.0% YoY. Source: county tax records.