4835 Gabriel Dr · New Orleans, LA 70127

$165,000

3 bd · 2.0 ba · 1,309 sqft · SingleFamily public records · 14 Days on market

Built 1976 5,458 sqft lot $126/sqft · 10% below area Est $215k · 23% under

---

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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.0/10.0
• 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

This beautifully updated 3-bedroom, 2-bathroom home features fresh paint and stylish vinyl plank flooring throughout, offering a modern and cohesive aesthetic. The interior is highlighted by a brand-new kitchen and sleek bathroom vanities, all finished with premium quartz countertops, while the layout includes a private ensuite primary suite and a spacious den situated just off the kitchen for effortless entertaining. Equipped with central AC and heating for year-round comfort, this turnkey property is also eligible for 100% financing with no down payment required, making it an incredible opportunity for qualified buyers.

Key facts

• Central ac
• Quartz countertops
• Bathroom vanities

Tags

• UPDATED KITCHEN
• BATHROOM VANITIES
• QUARTZ COUNTERTOPS
• PRIVATE ENSUITE
• SPACIOUS DEN
• CENTRAL AC

Property features AI

Finance

• Other: Includes insulation and energy-efficient windows

Exterior

• Parking: Driveway; Off-street parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Shingle/asphalt roof; Slab foundation; Property in excellent condition
• Construction: Built with brick; Asphalt shingle roof; Slab foundation
• Exterior features: Fenced yard; Shed(s); City lot; Rectangular lot; Lot dimensions approximately 60 x 91

Interior

• Kitchen: Stone counters
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans; Stone countertops; Smoke detectors
• Laundry & utility: Washer hookup; Dryer hookup; Water heater (energy-efficient feature)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $69 ($825/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (9.5% below list).
• Recommended offer: $149k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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.
• Market conditions: 130 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 44% of the median local income ($41k/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 $5k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $110k; list at $165k implies a 50% gain — meaningful room to come down on a strong offer.

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 $149,288 (9.5% below list)

Questions for the listing agent

1. Built in 1976 — 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: 0.90% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (median comp): $214,638
• List price: $165,000
• Delta: -23.13%
• 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
4734 Galahad Dr	0.37mi	3/1.0	1,332 (+2%)	5mo	$105,000	$79	71
4736 Crowder Blvd	0.50mi	3/2.0	1,343 (+3%)	12mo	$157,000	$117	62
4650 Cerise Ave	0.24mi	3/2.0	1,144 (-13%)	8mo	$178,000	$156	62
4790 Gawain Dr	0.40mi	3/2.0	1,144 (-13%)	1mo	$165,000	$144	60
4718 Lancelot Dr	0.34mi	3/2.0	1,144 (-13%)	4mo	$167,000	$146	59
4726 Knight Dr	0.23mi	3/2.0	1,468 (+12%)	14mo	$164,800	$112	57
4818 Sandalwood St	0.62mi	4/2.0 (+1)	1,297 (-1%)	12mo	$170,000	$131	55
4651 Lurline St	0.62mi	3/2.0	1,224 (-6%)	11mo	$158,000	$129	51
4691 Galahad Dr	0.37mi	3/2.0	1,497 (+14%)	17mo	$179,000	$120	44
4675 Dodt Ave	0.68mi	3/2.0	1,445 (+10%)	18mo	$42,128	$29	36
4927 Sandalwood St	0.65mi	4/2.5 (+1)	1,481 (+13%)	7mo	$260,000	$176	35
4900 Redwood St	0.67mi	3/2.0	1,504 (+15%)	16mo	$180,000	$120	31

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: -13.5%
• Equity multiple: 0.52×
• Total profit: $-22,353
• Equity at exit: $24,602

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-13,808
• Equity at exit: $14,266

Cash invested: $46,200 (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 70127

• Home prices YoY: -29.2%
• Active inventory: 130
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,493 high
• Mortgage (P&I): −$865
• Tax from tax record: −$110 /mo · $1,321/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $69

Break-even live

Break-even rent $1,406

Max offer price $165,000

Occupancy floor 90%

Sensitivity live

Price	-10% $162	-5% $115	+0% $69	+5% $22	+10% $-25
Rent	-10% $-49	-5% $10	+0% $69	+5% $128	+10% $187
Rate	-1.0pp $152	-0.5pp $111	base $69	+0.5pp $26	+1.0pp $-17

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5131 Bundy Rd New Orleans, LA	1.0–3.0	1.0–2.0	1000	$1,314	$1.31	3d	21	0.29mi
4923 Eastview Dr New Orleans, LA	3.0	2.0	912	$1,400	$1.54	25d	1	0.70mi
4828 Eastview Dr New Orleans, LA	4.0	2.0	1260	$1,675	$1.33	25d	1	0.73mi
9022 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	25d	1	0.80mi
9040 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	17d	1	0.80mi
9020 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	25d	1	0.80mi
9042 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	17d	1	0.80mi
4901 Bonita Dr New Orleans, LA	2.0	1.0	900	$1,100	$1.22	25d	1	0.82mi
6910 Bunker Hill Rd New Orleans, LA	3.0	2.5	1785	$1,400	$0.78	21d	1	0.83mi
5000 Cardenas Dr New Orleans, LA	3.0	2.0	1800	$1,920	$1.07	25d	1	0.92mi
7019 Crowder Blvd Unit 126 New Orleans, LA	2.0	1.5	952	$982	$1.03	25d	1	0.94mi
4880 Viola St New Orleans, LA	3.0	2.0	1150	$1,595	$1.39	25d	1	0.95mi
4808 Viola St New Orleans, LA	3.0	2.0	1130	$1,500	$1.33	25d	1	0.95mi
7063 Boston Dr New Orleans, LA	4.0	2.5	1750	$1,900	$1.09	17d	1	0.96mi
7019 Huntington Park Dr New Orleans, LA	2.0	1.5	952	$986	$1.04	25d	1	1.05mi
7019 Huntington Park Dr Unit 21 New Orleans, LA	2.0	1.5	952	$982	$1.03	25d	1	1.05mi
7201 Salem Dr New Orleans, LA	3.0	2.5	1764	$1,650	$0.94	25d	1	1.07mi
7230 Yorktown Dr New Orleans, LA	3.0	2.0	1550	$1,600	$1.03	25d	1	1.11mi
7230 Yorktown Dr New Orleans, LA	3.0	2.0	1550	$1,600	$1.03	17d	1	1.11mi
9002 Morrison Rd New Orleans, LA	2.0	1.5	1050	$1,150	$1.10	21d	1	1.17mi
8802 Morrison Rd New Orleans, LA	2.0	1.0	1071	$1,275	$1.19	25d	1	1.18mi
4745 Tulip St New Orleans, LA	3.0	1.0	1125	$1,750	$1.56	21d	1	1.32mi
10704 Roger Dr Unit D New Orleans, LA	2.0	1.5	1050	$950	$0.90	25d	1	1.33mi
4941 Pecan St Unit 1 New Orleans, LA	2.0	1.0	1000	$1,200	$1.20	25d	1	1.34mi
7502 Chef Menteur Hwy New Orleans, LA	3.0	1.0	1000	$1,500	$1.50	25d	1	1.34mi
10821 Roger Dr Unit A New Orleans, LA	2.0	1.5	1200	$1,400	$1.17	25d	1	1.41mi
10940 Roger Dr Unit A New Orleans, LA	2.0	2.0	1000	$900	$0.90	25d	1	1.47mi
4452 Plum Orchard Ave New Orleans, LA	2.0	1.0	1100	$1,250	$1.14	4d	1	1.47mi
7500 Symmes Ave New Orleans, LA	4.0	2.0	1400	$2,100	$1.50	25d	1	1.49mi

Listing history 8 events

1. 2026-05-15
   listed $165,000 Active 629-char remark

   Show marketing remark (629 chars)

   This beautifully updated 3-bedroom, 2-bathroom home features fresh paint and stylish vinyl plank flooring throughout, offering a modern and cohesive aesthetic. The interior is highlighted by a brand-new kitchen and sleek bathroom vanities, all finished with premium quartz countertops, while the layout includes a private ensuite primary suite and a spacious den situated just off the kitchen for effortless entertaining. Equipped with central AC and heating for year-round comfort, this turnkey property is also eligible for 100% financing with no down payment required, making it an incredible opportunity for qualified buyers.

2. 2026-05-15
   listed $165,000 Active 629-char remark

   Show marketing remark (629 chars)

   This beautifully updated 3-bedroom, 2-bathroom home features fresh paint and stylish vinyl plank flooring throughout, offering a modern and cohesive aesthetic. The interior is highlighted by a brand-new kitchen and sleek bathroom vanities, all finished with premium quartz countertops, while the layout includes a private ensuite primary suite and a spacious den situated just off the kitchen for effortless entertaining. Equipped with central AC and heating for year-round comfort, this turnkey property is also eligible for 100% financing with no down payment required, making it an incredible opportunity for qualified buyers.

3. 2021-06-14
   soldstatus $110,000
4. 2021-06-09
   soldstatus $110,000 Closed
5. 2021-03-16
   status Pending
6. 2021-03-08
   listed $110,000 Active
7. 2021-03-08
   listed $110,000
8. 1983-11-21
   soldstatus $64,500

ⓘ 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: $1,321 · $110/mo
• Projected year-2 tax: $1,321 · $110/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 · 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: $17,915
• − Mortgage interest: −$9,243
• − Property taxes: −$1,321
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$4,800
• Taxable loss: −$1,938
• Est. tax savings @ 24.0%: +$465
• After-tax cash flow: $1,290/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): 23,107
• Household income: $40,765
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2030.0

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 (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 4% Two or more races 4% White 2%
• Common ancestry: Lithuanian 1% Hispanic 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -72.43%
• Current HPI: 175.4465
• Rent YoY: —
• 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

+155.8% since first listed

10 events — show timeline

• 2026-05-29 Pending — AcadianaMLS
• 2026-05-29 Pending — GSREIN
• 2026-05-15 Listed $165,000 GSREIN
• 2026-05-15 Listed $165,000 AcadianaMLS
• 2021-06-14 Sold (Public Records) $110,000 Public Records
• 2021-06-09 Sold (MLS) $110,000 GSREIN
• 2021-03-16 Pending — GSREIN
• 2021-03-08 Listed $110,000 GSREIN
• 2021-03-08 Listed $110,000 AcadianaMLS
• 1983-11-21 Sold (Public Records) $64,500 Public Records

Property tax history

+12.7%/yr

Latest (2026): $1,321 · +1.1% YoY. Source: county tax records.