13028 Dwyer Blvd · New Orleans, LA 70129

$185,000

4 bd · 2.0 ba · 2,108 sqft · SingleFamily public records · 212 Days on market

Built 1978 6,538 sqft lot $88/sqft · at area comps Est $170k · 9% 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 +19.4/30.0
• DSCR +6.1/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• ARV discount +3.4/15.0
• 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

Welcome to 13028 Dwyer Blvd, a spacious and freshly updated two-story brick home offering flexibility and comfort in New Orleans East. This well-designed layout features two bedrooms downstairs, two additional bedrooms upstairs, and a bonus office or playroom on the main level, ideal for today's lifestyle needs. The interior has been freshly painted and offers no carpet throughout, making it both low-maintenance and allergy-friendly. Enjoy peace of mind with a newer roof, newer A/C and hot water heater, and energy-efficient Window World windows installed throughout the home. A large fully fenced backyard provides ample room for outdoor living, pets, gardening, or entertaining. Situated in Flood Zone C and surrounded by the conveniences of New Orleans East-including access to shopping, dining, parks, and major roadways...this home delivers both value and versatility. Move-in ready and easy to love! Seller will consider a bond for deed with acceptable terms.

Key facts

• Newer roof
• Newer a/c
• Hot water heater

Tags

• TWO STORY BRICK HOME
• FRESHLY UPDATED
• NEWER ROOF
• NEWER A/C
• HOT WATER HEATER
• ENERGY EFFICIENT WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/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 $180k (2.6% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 139 active listings in the ZIP; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).

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 212 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $10k (5%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (median comp): $169,605
• List price: $185,000
• Delta: 9.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13134 Dwyer Blvd	0.07mi	4/2.5	2,223 (+6%)	7mo	$63,000	$28	80
13010 Chateau Ct	0.21mi	3/2.5 (-1)	2,159 (+2%)	3mo	$155,000	$72	76
5170 Toulon St	0.23mi	4/2.0	2,180 (+3%)	13mo	$215,000	$99	73
13018 Deauville Ct	0.11mi	4/2.0	1,904 (-10%)	14mo	$75,000	$39	67
4827 Michoud Blvd	0.24mi	4/2.5	1,982 (-6%)	19mo	$94,000	$47	61
4919 Bergerac St	0.41mi	4/2.0	2,318 (+10%)	7mo	$160,000	$69	59
13110 Maplewood Dr	0.47mi	4/2.5	2,300 (+9%)	21mo	$235,000	$102	43
13734 Lourdes St	0.67mi	3/2.0 (-1)	2,294 (+9%)	8mo	$110,000	$48	42

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-21,097
• Equity at exit: $27,584

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-6,849
• 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 70129

• Active inventory: 139
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,802 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$171 /mo · $2,054/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $139

Break-even live

Break-even rent $1,626

Max offer price $185,000

Occupancy floor 87%

Sensitivity live

Price	-10% $244	-5% $191	+0% $139	+5% $87	+10% $34
Rent	-10% $-3	-5% $68	+0% $139	+5% $210	+10% $281
Rate	-1.0pp $232	-0.5pp $186	base $139	+0.5pp $91	+1.0pp $42

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: —

Listing history 30 events

1. 2026-06-21
   days on market $185,000 Active 212 DOM
2. 2026-06-18
   days on market $185,000 Active 209 DOM
3. 2026-06-17
   days on market $185,000 Active 208 DOM
4. 2026-06-16
   days on market $185,000 Active 207 DOM
5. 2026-06-15
   days on market $185,000 Active 206 DOM
6. 2026-06-13
   days on market $185,000 Active 204 DOM
7. 2026-06-10
   days on market $185,000 Active 201 DOM
8. 2026-06-09
   days on market $185,000 Active 200 DOM
9. 2026-06-08
   days on market $185,000 Active 199 DOM
10. 2026-06-07
    days on market $185,000 Active 198 DOM
11. 2026-06-05
    days on market $185,000 Active 195 DOM
12. 2026-06-03
    days on market $185,000 Active 194 DOM
13. 2026-06-02
    days on market $185,000 Active 193 DOM
14. 2026-06-01
    days on market $185,000 Active 192 DOM
15. 2026-05-31
    days on market $185,000 Active 191 DOM
16. 2026-03-07
    price $185,000 970-char remark

    Show marketing remark (979 chars)

    Welcome to 13028 Dwyer Blvd, a spacious and freshly updated two-story brick home offering flexibility and comfort in New Orleans East. This well-designed layout features two bedrooms downstairs, two additional bedrooms upstairs, and a bonus office or playroom on the main level, ideal for today’s lifestyle needs. The interior has been freshly painted and offers no carpet throughout, making it both low-maintenance and allergy-friendly. Enjoy peace of mind with a newer roof, newer A/C and hot water heater, and energy-efficient Window World windows installed throughout the home. A large fully fenced backyard provides ample room for outdoor living, pets, gardening, or entertaining. Situated in Flood Zone C and surrounded by the conveniences of New Orleans East-including access to shopping, dining, parks, and major roadways. .. this home delivers both value and versatility. Move-in ready and easy to love! Seller will consider a bond for deed with acceptable terms.

17. 2026-03-07
    price $185,000 979-char remark

    Show marketing remark (979 chars)

    Welcome to 13028 Dwyer Blvd, a spacious and freshly updated two-story brick home offering flexibility and comfort in New Orleans East. This well-designed layout features two bedrooms downstairs, two additional bedrooms upstairs, and a bonus office or playroom on the main level, ideal for today’s lifestyle needs. The interior has been freshly painted and offers no carpet throughout, making it both low-maintenance and allergy-friendly. Enjoy peace of mind with a newer roof, newer A/C and hot water heater, and energy-efficient Window World windows installed throughout the home. A large fully fenced backyard provides ample room for outdoor living, pets, gardening, or entertaining. Situated in Flood Zone C and surrounded by the conveniences of New Orleans East-including access to shopping, dining, parks, and major roadways. .. this home delivers both value and versatility. Move-in ready and easy to love! Seller will consider a bond for deed with acceptable terms.

18. 2025-11-21
    listed $195,000 Active 970-char remark

    Show marketing remark (979 chars)

    Welcome to 13028 Dwyer Blvd, a spacious and freshly updated two-story brick home offering flexibility and comfort in New Orleans East. This well-designed layout features two bedrooms downstairs, two additional bedrooms upstairs, and a bonus office or playroom on the main level, ideal for today’s lifestyle needs. The interior has been freshly painted and offers no carpet throughout, making it both low-maintenance and allergy-friendly. Enjoy peace of mind with a newer roof, newer A/C and hot water heater, and energy-efficient Window World windows installed throughout the home. A large fully fenced backyard provides ample room for outdoor living, pets, gardening, or entertaining. Situated in Flood Zone C and surrounded by the conveniences of New Orleans East-including access to shopping, dining, parks, and major roadways. .. this home delivers both value and versatility. Move-in ready and easy to love! Seller will consider a bond for deed with acceptable terms.

19. 2025-11-21
    listed $195,000 Active 979-char remark

    Show marketing remark (979 chars)

    Welcome to 13028 Dwyer Blvd, a spacious and freshly updated two-story brick home offering flexibility and comfort in New Orleans East. This well-designed layout features two bedrooms downstairs, two additional bedrooms upstairs, and a bonus office or playroom on the main level, ideal for today’s lifestyle needs. The interior has been freshly painted and offers no carpet throughout, making it both low-maintenance and allergy-friendly. Enjoy peace of mind with a newer roof, newer A/C and hot water heater, and energy-efficient Window World windows installed throughout the home. A large fully fenced backyard provides ample room for outdoor living, pets, gardening, or entertaining. Situated in Flood Zone C and surrounded by the conveniences of New Orleans East-including access to shopping, dining, parks, and major roadways. .. this home delivers both value and versatility. Move-in ready and easy to love! Seller will consider a bond for deed with acceptable terms.

20. 2021-10-12
    soldstatus $171,000
21. 2021-10-04
    historical
22. 2021-10-04
    soldstatus $171,000 Closed
23. 2021-08-25
    status Pending
24. 2021-08-17
    listed $175,000 Active
25. 2021-08-17
    listed $175,000
26. 2006-10-05
    soldstatus $63,000
27. 2001-10-31
    soldstatus $83,000
28. 2001-04-28
    listed $89,000
29. 2001-04-28
    listed $89,000
30. 1983-10-25
    soldstatus $69,771

ⓘ 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: $2,054 · $171/mo
• Projected year-2 tax: $2,054 · $171/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: $21,628
• − Mortgage interest: −$10,363
• − Property taxes: −$2,054
• − Insurance: −$1,722
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$5,382
• Taxable loss: −$1,354
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $1,992/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
• City population: 338,817
• Population (ZIP): 10,219

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 0.65)
• Race & ethnicity: Black 49% Asian 29% Hispanic / Latino 12% White 8% Two or more races 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 32% · Vietnam, Canada, Jamaica
• Languages at home: 63% English-only · Vietnamese 29% Spanish 8%

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: ▼ -80.58%
• Current HPI: 116.8578
• Rent YoY: —
• Metro: —
• 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

+165.2% since first listed

15 events — show timeline

• 2026-03-07 Price Changed $185,000 AcadianaMLS
• 2026-03-07 Price Changed $185,000 GSREIN
• 2025-11-21 Listed $195,000 GSREIN
• 2025-11-21 Listed $195,000 AcadianaMLS
• 2021-10-12 Sold (Public Records) $171,000 Public Records
• 2021-10-04 Listing Removed — GSREIN
• 2021-10-04 Sold (MLS) $171,000 GSREIN
• 2021-08-25 Pending — GSREIN
• 2021-08-17 Listed $175,000 AcadianaMLS
• 2021-08-17 Listed $175,000 GSREIN
• 2006-10-05 Sold (Public Records) $63,000 Public Records
• 2001-10-31 Sold (MLS) $83,000 GSREIN
• 2001-04-28 Listed $89,000 GSREIN
• 2001-04-28 Listed $89,000 AcadianaMLS
• 1983-10-25 Sold (Public Records) $69,771 Public Records

Property tax history

+3.0%/yr

Latest (2026): $2,054 · +1.1% YoY. Source: county tax records.