6329 Wales St · New Orleans, LA 70126

$135,000

3 bd · 2.0 ba · 1,163 sqft · SingleFamily public records · 29 Days on market

Built 2000 5,662 sqft lot Est $141k · at est.

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Why this score? — see what drove the C+ 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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +9.3/15.0
• 1% rule +7.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Great for first time home buyer or investor. Won't last long,

Key facts

• 5,662 sq ft lot
• Parking
• Listed 29 days

Property features AI

Finance

• HOA & community: Nearby park

Exterior

• Parking: Open parking
• Utilities: Electric service by Entergy
• Home design: Single family residence; City street frontage
• Construction: Brick veneer, vinyl siding, block, brick, concrete, and frame construction materials; Asbestos shingle and composition roof
• Exterior features: Exterior lighting; Porch

Interior

• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Granite counters; Other interior features; Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 (-0.2%/yr); 224 active listings in the ZIP; 27 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).
• At $1,626/mo this rent would consume 47% of the median local household income ($42k/yr) (locally 1767% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 29 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% below list)

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: 1.20% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.50%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $140,723
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7909 Tarpon St	0.44mi	3/2.0	1,203 (+3%)	4mo	$182,000	$151	70
6401 Wales St	0.04mi	3/2.0	1,285 (+10%)	18mo	$156,000	$121	66
18 Curtis Dr	0.38mi	2/2.0 (-1)	1,296 (+11%)	8mo	$150,000	$116	52
50 Martin Dr	0.38mi	3/2.0	1,336 (+15%)	13mo	$180,000	$135	47
7933 Danube Rd	0.59mi	3/2.0	1,100 (-5%)	21mo	$119,900	$109	46
6050 Morrison Rd	0.47mi	3/1.0	1,067 (-8%)	20mo	$145,000	$136	43
7111 Downman Rd	0.66mi	3/1.0	1,250 (+8%)	12mo	$45,000	$36	43
8018 Trout Rd	0.66mi	2/1.0 (-1)	1,225 (+5%)	17mo	$156,000	$127	37
7922 Flounder St	0.70mi	2/1.0 (-1)	988 (-15%)	9mo	$115,000	$116	25

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: -4.2%
• Equity multiple: 0.85×
• Total profit: $-5,758
• Equity at exit: $20,129

10-year hold

• IRR: 1.5%
• Equity multiple: 1.09×
• Total profit: $3,573
• Equity at exit: $11,672

Cash invested: $37,800 (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 70126

• Home prices YoY: -17.0%
• Rents YoY: -0.2%
• Active inventory: 224
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$708
• Tax from tax record: −$126 /mo · $1,515/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $327

Break-even live

Break-even rent $1,211

Max offer price $135,000

Occupancy floor 75%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7710 Shelly St New Orleans, LA	2.0	1.0	800	$1,400	$1.75	2d	1	0.17mi
6032 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	23d	1	0.24mi
6030 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	23d	1	0.25mi
6027 Wales St New Orleans, LA	3.0	1.0	1146	$1,550	$1.35	23d	1	0.25mi
6025 Wales St New Orleans, LA	3.0	1.0	1147	$1,550	$1.35	23d	1	0.26mi
8003 W Laverne St Unit 8003 New Orleans, LA	2.0	1.5	1000	$1,275	$1.27	23d	1	0.29mi
7918 W Laverne St New Orleans, LA	3.0	2.0	1166	$1,750	$1.50	23d	1	0.31mi
7621 Alabama St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	23d	1	0.37mi
7611 Mayfair Pl New Orleans, LA	2.0	1.5	1440	$1,450	$1.01	3d	1	0.45mi
7702 Belcrest Pl New Orleans, LA	3.0	1.5	1150	$1,650	$1.43	23d	1	0.48mi
7404 Sussex Pl New Orleans, LA	2.0	1.5	1400	$1,450	$1.04	3d	1	0.55mi
8025 Pompano St New Orleans, LA	3.0	1.0	1131	$1,595	$1.41	16d	1	0.80mi
7909 Edward St New Orleans, LA	3.0	1.5	1073	$1,850	$1.72	3d	1	0.89mi
4908 Ray Ave New Orleans, LA	2.0	1.0	796	$1,200	$1.51	16d	1	0.97mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	3d	1	1.03mi
4718 Reynes St New Orleans, LA	2.0	1.5	890	$1,475	$1.66	23d	1	1.08mi
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	16d	1	1.09mi
4722 Shalimar Dr New Orleans, LA	3.0	2.0	1157	$1,400	$1.21	23d	1	1.10mi
6835 Mayo Blvd Unit C New Orleans, LA	2.0	1.5	840	$1,195	$1.42	23d	1	1.18mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	11d	1	1.22mi
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	23d	1	1.29mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	23d	1	1.29mi
4527 Shalimar Dr New Orleans, LA	3.0	1.5	1174	$1,550	$1.32	23d	1	1.29mi
4941 Pecan St Unit 1 New Orleans, LA	2.0	1.0	1000	$1,200	$1.20	23d	1	1.32mi
4211 Downman Rd New Orleans, LA	2.0	1.0	900	$1,250	$1.39	23d	1	1.36mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	23d	1	1.37mi
6881 Parc Brittany Blvd New Orleans, LA	1.0–2.0	1.0–2.0	741	$1,055	$1.42	2d	31	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $135,000 Active 29 DOM
2. 2026-06-17
   days on market $135,000 Active 28 DOM
3. 2026-06-16
   days on market $135,000 Active 27 DOM
4. 2026-06-15
   days on market $135,000 Active 26 DOM
5. 2026-06-13
   days on market $135,000 Active 24 DOM
6. 2026-06-10
   days on market $135,000 Active 21 DOM
7. 2026-06-09
   days on market $135,000 Active 20 DOM
8. 2026-06-08
   days on market $135,000 Active 19 DOM
9. 2026-06-07
   days on market $135,000 Active 18 DOM
10. 2026-06-05
    days on market $135,000 Active 15 DOM
11. 2026-06-03
    days on market $135,000 Active 14 DOM
12. 2026-06-02
    days on market $135,000 Active 13 DOM
13. 2026-06-01
    days on market $135,000 Active 12 DOM
14. 2026-05-31
    days on market $135,000 Active 11 DOM
15. 2014-01-30
    listed $110,000
16. 2014-01-30
    listed $110,000

ⓘ 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: $1,515 · $126/mo
• Projected year-2 tax: $1,515 · $126/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 · 22 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: $19,506
• − Mortgage interest: −$7,562
• − Property taxes: −$1,515
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$3,927
• Taxable income: $1,908
• Est. tax owed @ 24.0%: −$458
• After-tax cash flow: $3,469/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): 27,047
• Household income: $41,709
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1767.0

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 (85%)
• Race & ethnicity: Black 85% Hispanic / Latino 6% Two or more races 5% White 5%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 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: ▼ -36.35%
• Current HPI: 177.355
• Rent YoY: ▼ -0.24%
• 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

+22.7% since first listed

3 events — show timeline

• 2026-05-18 Listed $135,000 AcadianaMLS
• 2014-01-30 Listed $110,000 GSREIN
• 2014-01-30 Listed $110,000 AcadianaMLS

Property tax history

+2.7%/yr

Latest (2026): $1,515 · +1.1% YoY. Source: county tax records.