4839 Babylon St · New Orleans, LA 70126

$185,000

3 bd · 1.0 ba · 1,123 sqft · SingleFamily public records · 24 Days on market

Built 1956 Est $146k · 27% over

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Why this score? — see what drove the D- 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 +17.7/30.0
• DSCR +5.5/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable Luxury in Pines Village! Fully Renovated Brick Home on an Oversized Corner Lot. The home has been fully renovated in 2026 w/ new roof, electrical, plumbing, HVAC, flooring, windows, kitchen, and bathroom. Smart, open floor plan between living, dining, and kitchen area. Chef's kitchen with all stainless steel appliances, blue shaker cabinets, granite counters, tile backsplash, and gas range/oven. Interior features 3 bedrooms, 1 luxe bath, and a pantry/utility/laundry center. Exterior features tons of parking, and an enormous backyard. This property is on a special piece of land and has been well renovated with great attention paid to each and every detail.

Key facts

• Oversized corner lot
• Fully renovated
• Blue shaker cabinets

Tags

• FULLY RENOVATED
• OVERSIZED CORNER LOT
• SMART OPEN FLOOR PLAN
• CHEF'S KITCHEN
• STAINLESS STEEL APPLIANCES
• BLUE SHAKER CABINETS

Property features AI

Finance

• Other: Corner/oversized lot dimensions vary (over 82x87 over 125)

Exterior

• Parking: Carport; Three or more parking spaces
• Utilities: Public water; Public sewer; Electric service available
• Home design: Single-story; Property fully renovated; Brick construction; Facing information not provided; Entry level not provided
• Construction: Built with brick; Shingle roof; Slab foundation; Property condition: excellent
• Exterior features: Fence; Corner lot; City lot; Oversized lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Ceiling fan(s); Granite counters; Pull-down attic stairs; Stainless steel appliances
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $83 ($996/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 $160k (13.2% below list).
• Recommended offer: $160k (13.2% 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.
• 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; 36 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).
• At $1,605/mo this rent would consume 46% 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 $1k of loan paydown is wiped out by about $6k 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 24 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 32y 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 $51k; list at $185k implies a 263% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $160,492 (13.2% below list)

Questions for the listing agent

1. Built in 1956 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.46%
• DSCR: 1.15
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $145,990
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4631 America St	0.60mi	3/2.0	1,054 (-6%)	2mo	$60,000	$57	56
7111 Downman Rd	0.44mi	3/1.0	1,250 (+11%)	12mo	$45,000	$36	50
6050 Morrison Rd	0.56mi	3/1.0	1,067 (-5%)	20mo	$145,000	$136	49
4423 Majestic Oaks Dr	0.45mi	3/1.0	1,034 (-8%)	23mo	$145,000	$140	47
4521 America St	0.64mi	2/2.0 (-1)	1,000 (-11%)	19mo	$130,000	$130	27

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: -16.5%
• Equity multiple: 0.43×
• Total profit: $-29,429
• Equity at exit: $27,584

10-year hold

• IRR: -14.3%
• Equity multiple: 0.28×
• Total profit: $-37,131
• Equity at exit: $15,995

Cash invested: $51,800 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,605 high
• Mortgage (P&I): −$970
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $83

Break-even live

Break-even rent $1,500

Max offer price $185,000

Occupancy floor 90%

Sensitivity live

Price	-10% $188	-5% $135	+0% $83	+5% $31	+10% $-22
Rent	-10% $-44	-5% $20	+0% $83	+5% $146	+10% $210
Rate	-1.0pp $176	-0.5pp $130	base $83	+0.5pp $35	+1.0pp $-14

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4722 Shalimar Dr New Orleans, LA	3.0	2.0	1157	$1,400	$1.21	25d	1	0.14mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	5d	1	0.28mi
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	17d	1	0.30mi
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	25d	1	0.33mi
4527 Shalimar Dr New Orleans, LA	3.0	1.5	1174	$1,550	$1.32	25d	1	0.33mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	25d	1	0.33mi
4908 Ray Ave New Orleans, LA	2.0	1.0	796	$1,200	$1.51	17d	1	0.36mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	25d	1	0.41mi
4211 Downman Rd New Orleans, LA	2.0	1.0	900	$1,250	$1.39	25d	1	0.41mi
4718 Reynes St New Orleans, LA	2.0	1.5	890	$1,475	$1.66	25d	1	0.44mi
7404 Sussex Pl New Orleans, LA	2.0	1.5	1400	$1,450	$1.04	4d	1	0.69mi
7621 Alabama St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	25d	1	0.78mi
7611 Mayfair Pl New Orleans, LA	2.0	1.5	1440	$1,450	$1.01	5d	1	0.80mi
7710 Shelly St New Orleans, LA	2.0	1.0	800	$1,400	$1.75	3d	1	0.85mi
7702 Belcrest Pl New Orleans, LA	3.0	1.5	1150	$1,650	$1.43	25d	1	0.86mi
4542 Lafon Dr New Orleans, LA	2.0	1.0	860	$1,500	$1.74	25d	1	0.89mi
6027 Wales St New Orleans, LA	3.0	1.0	1146	$1,550	$1.35	25d	1	0.95mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	13d	1	0.95mi
6025 Wales St New Orleans, LA	3.0	1.0	1147	$1,550	$1.35	25d	1	0.95mi
4941 Pecan St Unit 1 New Orleans, LA	2.0	1.0	1000	$1,200	$1.20	25d	1	0.95mi
7918 W Laverne St New Orleans, LA	3.0	2.0	1166	$1,750	$1.50	25d	1	0.97mi
6032 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	25d	1	0.98mi
6030 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	25d	1	0.98mi
4452 Plum Orchard Ave New Orleans, LA	2.0	1.0	1100	$1,250	$1.14	5d	1	0.99mi
8003 W Laverne St Unit 8003 New Orleans, LA	2.0	1.5	1000	$1,275	$1.27	25d	1	1.00mi
4745 Tulip St New Orleans, LA	3.0	1.0	1125	$1,750	$1.56	22d	1	1.02mi
7225 Chef Menteur Hwy New Orleans, LA	1.0–2.0	1.0–2.0	739	$994	$1.35	4d	10	1.04mi
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	25d	1	1.07mi
6835 Mayo Blvd Unit C New Orleans, LA	2.0	1.5	840	$1,195	$1.42	25d	1	1.13mi
4701 Rosemont Pl New Orleans, LA	3.0	1.0	843	$1,450	$1.72	25d	1	1.15mi
7502 Chef Menteur Hwy New Orleans, LA	3.0	1.0	1000	$1,500	$1.50	25d	1	1.27mi
4808 Viola St New Orleans, LA	3.0	2.0	1130	$1,500	$1.33	25d	1	1.35mi
4880 Viola St New Orleans, LA	3.0	2.0	1150	$1,595	$1.39	25d	1	1.35mi
6881 Parc Brittany Blvd New Orleans, LA	1.0–2.0	1.0–2.0	741	$1,055	$1.42	3d	31	1.42mi
4901 Bonita Dr New Orleans, LA	2.0	1.0	900	$1,100	$1.22	25d	1	1.48mi
8025 Pompano St New Orleans, LA	3.0	1.0	1131	$1,595	$1.41	17d	1	1.49mi

Listing history 22 events

1. 2026-06-21
   days on market $185,000 Active 24 DOM
2. 2026-06-18
   days on market $185,000 Active 21 DOM
3. 2026-06-17
   days on market $185,000 Active 20 DOM
4. 2026-06-16
   days on market $185,000 Active 19 DOM
5. 2026-06-15
   days on market $185,000 Active 18 DOM
6. 2026-06-13
   days on market $185,000 Active 16 DOM
7. 2026-06-10
   days on market $185,000 Active 13 DOM
8. 2026-06-09
   days on market $185,000 Active 12 DOM
9. 2026-06-08
   days on market $185,000 Active 11 DOM
10. 2026-06-07
    days on market $185,000 Active 10 DOM
11. 2026-06-05
    days on market $185,000 Active 7 DOM
12. 2026-06-03
    days on market $185,000 Active 6 DOM
13. 2026-06-02
    days on market $185,000 Active 5 DOM
14. 2026-06-01
    days on market $185,000 Active 4 DOM
15. 2026-05-31
    days on market $185,000 Active 3 DOM
16. 2026-05-28
    listed $185,000 Active

    Show marketing remark (674 chars)

    Affordable Luxury in Pines Village! Fully Renovated Brick Home on an Oversized Corner Lot. The home has been fully renovated in 2026 w/ new roof, electrical, plumbing, HVAC, flooring, windows, kitchen, and bathroom. Smart, open floor plan between living, dining, and kitchen area. Chef's kitchen with all stainless steel appliances, blue shaker cabinets, granite counters, tile backsplash, and gas range/oven. Interior features 3 bedrooms, 1 luxe bath, and a pantry/utility/laundry center. Exterior features tons of parking, and an enormous backyard. This property is on a special piece of land and has been well renovated with great attention paid to each and every detail.

17. 2026-05-28
    listed $185,000 Active 674-char remark

    Show marketing remark (674 chars)

    Affordable Luxury in Pines Village! Fully Renovated Brick Home on an Oversized Corner Lot. The home has been fully renovated in 2026 w/ new roof, electrical, plumbing, HVAC, flooring, windows, kitchen, and bathroom. Smart, open floor plan between living, dining, and kitchen area. Chef's kitchen with all stainless steel appliances, blue shaker cabinets, granite counters, tile backsplash, and gas range/oven. Interior features 3 bedrooms, 1 luxe bath, and a pantry/utility/laundry center. Exterior features tons of parking, and an enormous backyard. This property is on a special piece of land and has been well renovated with great attention paid to each and every detail.

18. 2026-03-03
    soldstatus $51,000
19. 1994-11-26
    soldstatus $52,500
20. 1994-11-23
    soldstatus $50,000
21. 1994-11-21
    listed $53,500
22. 1994-11-21
    listed $53,500

ⓘ 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: $854 · $71/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$163/yr (+$14/mo · 19.1%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme 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: $19,259
• − Mortgage interest: −$10,363
• − Property taxes: −$854
• − Insurance: −$1,722
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$5,382
• Taxable loss: −$2,144
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $1,510/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

+245.8% since first listed

7 events — show timeline

• 2026-05-28 Listed $185,000 AcadianaMLS
• 2026-05-28 Listed $185,000 GSREIN
• 2026-03-03 Sold (Public Records) $51,000 Public Records
• 1994-11-26 Sold (MLS) $52,500 GSREIN
• 1994-11-23 Sold (Public Records) $50,000 Public Records
• 1994-11-21 Listed $53,500 AcadianaMLS
• 1994-11-21 Listed $53,500 GSREIN

Property tax history

+23.6%/yr

Latest (2026): $854 · +1059.6% YoY. Source: county tax records.