4401 America St · New Orleans, LA 70126

$60,000

2 bd · 1.0 ba · 950 sqft · SingleFamily public records · 51 Days on market

Built 1960 $63/sqft · 55% below area ↓ 33% since listing

---

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
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity! This 2-bedroom, 1-bath home sits on a prime corner lot with excellent visibility and easy interstate access--great for homeowners seeking convenience or investors looking for potential.

Key facts

• Excellent visibility
• Corner lot
• Built 1960

Tags

• CORNER LOT
• EXCELLENT VISIBILITY
• EASY INTERSTATE ACCESS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story; Entry on main level
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built in average condition
• Exterior features: City lot; Rectangular lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Window heating unit; Window cooling unit
• Interior features: Total of 2 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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: Rents soft (-0.2%/yr); 224 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 39% of the median local income ($42k/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 $415 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 + 0.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $30k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.29% ✓
• Cap rate: 19.28%
• Cash-on-cash: 46.38%
• DSCR: 3.06
• GRM: 3.6

CMA / ARV

• ARV (median comp): $132,672
• List price: $60,000
• Delta: -54.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4521 America St	0.13mi	2/2.0	1,000 (+5%)	19mo	$130,000	$130	65
4631 America St	0.25mi	3/2.0 (+1)	1,054 (+11%)	2mo	$60,000	$57	60
4718 Reynes St	0.36mi	2/1.5	890 (-6%)	15mo	$75,000	$84	58
4423 Majestic Oaks Dr	0.40mi	3/1.0 (+1)	1,034 (+9%)	23mo	$145,000	$140	43

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: 34.5%
• Equity multiple: 2.40×
• Total profit: $23,448
• Equity at exit: $8,946

10-year hold

• IRR: 39.6%
• Equity multiple: 4.15×
• Total profit: $52,968
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,373 high
• Mortgage (P&I): −$315
• Tax from tax record: −$96 /mo · $1,148/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $583

Break-even live

Break-even rent $635

Max offer price $60,000

Occupancy floor 53%

Sensitivity live

Price	-10% $617	-5% $600	+0% $583	+5% $566	+10% $549
Rent	-10% $474	-5% $529	+0% $583	+5% $637	+10% $691
Rate	-1.0pp $613	-0.5pp $598	base $583	+0.5pp $567	+1.0pp $551

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4542 Lafon Dr New Orleans, LA	2.0	1.0	860	$1,500	$1.74	25d	1	0.24mi
4452 Plum Orchard Ave New Orleans, LA	2.0	1.0	1100	$1,250	$1.14	5d	1	0.34mi
7225 Chef Menteur Hwy New Orleans, LA	1.0–2.0	1.0–2.0	739	$994	$1.35	4d	10	0.35mi
4718 Reynes St New Orleans, LA	2.0	1.5	890	$1,475	$1.66	25d	1	0.38mi
4323 Plum Orchard Ave New Orleans, LA	1.0	1.0	800	$1,000	$1.25	25d	1	0.39mi
4745 Tulip St New Orleans, LA	3.0	1.0	1125	$1,750	$1.56	22d	1	0.49mi
4908 Ray Ave New Orleans, LA	2.0	1.0	796	$1,200	$1.51	18d	1	0.49mi
4941 Pecan St Unit 1 New Orleans, LA	2.0	1.0	1000	$1,200	$1.20	25d	1	0.57mi
7502 Chef Menteur Hwy New Orleans, LA	3.0	1.0	1000	$1,500	$1.50	25d	1	0.59mi
4701 Rosemont Pl New Orleans, LA	3.0	1.0	843	$1,450	$1.72	25d	1	0.63mi
4211 Downman Rd New Orleans, LA	2.0	1.0	900	$1,250	$1.39	25d	1	0.72mi
6835 Mayo Blvd Unit C New Orleans, LA	2.0	1.5	840	$1,195	$1.42	25d	1	0.94mi
4901 Bonita Dr New Orleans, LA	2.0	1.0	900	$1,100	$1.22	25d	1	1.03mi
4574 Dodt Ave Unit A New Orleans, LA	2.0	1.0	831	$1,050	$1.26	25d	1	1.08mi
4761 Eastview Dr New Orleans, LA	3.0	1.0	864	$1,550	$1.79	23d	1	1.10mi
6881 Parc Brittany Blvd New Orleans, LA	1.0–2.0	1.0–2.0	741	$1,055	$1.42	4d	31	1.13mi
4923 Eastview Dr New Orleans, LA	3.0	2.0	912	$1,400	$1.54	25d	1	1.15mi
7621 Alabama St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	25d	1	1.41mi
7710 Shelly St New Orleans, LA	2.0	1.0	800	$1,400	$1.75	4d	1	1.41mi

Listing history 25 events

1. 2026-06-21
   days on market $60,000 Active 51 DOM
2. 2026-06-18
   days on market $60,000 Active 48 DOM
3. 2026-06-17
   days on market $60,000 Active 47 DOM
4. 2026-06-16
   days on market $60,000 Active 46 DOM
5. 2026-06-15
   days on market $60,000 Active 45 DOM
6. 2026-06-13
   days on market $60,000 Active 43 DOM
7. 2026-06-10
   days on market $60,000 Active 40 DOM
8. 2026-06-09
   days on market $60,000 Active 39 DOM
9. 2026-06-08
   days on market $60,000 Active 38 DOM
10. 2026-06-07
    days on market $60,000 Active 37 DOM
11. 2026-06-05
    days on market $60,000 Active 34 DOM
12. 2026-06-03
    days on market $60,000 Active 33 DOM
13. 2026-06-02
    days on market $60,000 Active 32 DOM
14. 2026-06-01
    days on market $60,000 Active 31 DOM
15. 2026-05-31
    days on market $60,000 Active 30 DOM
16. 2026-05-16
    price $60,000 204-char remark

    Show marketing remark (204 chars)

    Great opportunity! This 2-bedroom, 1-bath home sits on a prime corner lot with excellent visibility and easy interstate access--great for homeowners seeking convenience or investors looking for potential.

17. 2026-05-16
    price $60,000 209-char remark

    Show marketing remark (204 chars)

    Great opportunity! This 2-bedroom, 1-bath home sits on a prime corner lot with excellent visibility and easy interstate access--great for homeowners seeking convenience or investors looking for potential.

18. 2026-05-16
    status Active 204-char remark

    Show marketing remark (204 chars)

    Great opportunity! This 2-bedroom, 1-bath home sits on a prime corner lot with excellent visibility and easy interstate access--great for homeowners seeking convenience or investors looking for potential.

19. 2026-05-15
    status Active 209-char remark
20. 2026-05-11
    status Pending 204-char remark

    Show marketing remark (204 chars)

    Great opportunity! This 2-bedroom, 1-bath home sits on a prime corner lot with excellent visibility and easy interstate access--great for homeowners seeking convenience or investors looking for potential.

21. 2026-05-11
    status Pending 209-char remark

    Show marketing remark (204 chars)

    Great opportunity! This 2-bedroom, 1-bath home sits on a prime corner lot with excellent visibility and easy interstate access--great for homeowners seeking convenience or investors looking for potential.

22. 2026-05-07
    price $45,000 204-char remark

    Show marketing remark (204 chars)

    Great opportunity! This 2-bedroom, 1-bath home sits on a prime corner lot with excellent visibility and easy interstate access--great for homeowners seeking convenience or investors looking for potential.

23. 2026-05-07
    price $45,000 209-char remark

    Show marketing remark (204 chars)

    Great opportunity! This 2-bedroom, 1-bath home sits on a prime corner lot with excellent visibility and easy interstate access--great for homeowners seeking convenience or investors looking for potential.

24. 2026-04-23
    listed $90,000 Active 204-char remark

    Show marketing remark (204 chars)

    Great opportunity! This 2-bedroom, 1-bath home sits on a prime corner lot with excellent visibility and easy interstate access--great for homeowners seeking convenience or investors looking for potential.

25. 2026-04-23
    listed $90,000 Active 209-char remark

    Show marketing remark (204 chars)

    Great opportunity! This 2-bedroom, 1-bath home sits on a prime corner lot with excellent visibility and easy interstate access--great for homeowners seeking convenience or investors looking for potential.

ⓘ 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: $1,148 · $96/mo
• Projected year-2 tax: $1,148 · $96/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 21 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: $16,475
• − Mortgage interest: −$3,361
• − Property taxes: −$1,148
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$1,745
• Taxable income: $6,487
• Est. tax owed @ 24.0%: −$1,557
• After-tax cash flow: $5,437/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

-33.3% since first listed

10 events — show timeline

• 2026-05-16 Price Changed $60,000 AcadianaMLS
• 2026-05-16 Price Changed $60,000 GSREIN
• 2026-05-16 Relisted — AcadianaMLS
• 2026-05-15 Relisted — GSREIN
• 2026-05-11 Pending — AcadianaMLS
• 2026-05-11 Pending — GSREIN
• 2026-05-07 Price Changed $45,000 AcadianaMLS
• 2026-05-07 Price Changed $45,000 GSREIN
• 2026-04-23 Listed $90,000 GSREIN
• 2026-04-23 Listed $90,000 AcadianaMLS

Property tax history

+22.4%/yr

Latest (2026): $1,148 · +1.1% YoY. Source: county tax records.