4401 Alba Rd · New Orleans, LA 70129

$299,000

2 bd · 2.0 ba · 1,924 sqft · SingleFamily public records · 58 Days on market

Built 1981 0.28 ac lot $155/sqft · 24% above area Est $349k · 14% under

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Why this score? — see what drove the F 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).

• ARV discount +14.0/15.0
• Cash flow +4.0/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious waterfront home with an open floor plan and soaring 15 foot ceilings in the living room. This 3 bedroom 2 bath property features a large living room, built-in shelving, and a generously sized kitchen with stainless steel appliances and a 6 burner stove for those family gatherings. Enjoy peaceful water views from the sunroom overlooking the canal that provides access to Lake Pontchartrain, Lake Catherine and the Rigolets. Fish right off your private deck or relax under the covered patio. Additional highlights include a tankless water heater, newer roof, covered boat lift with outdoor sink, and an attached garage with loft storage. Whether you are looking for a primary residence or weekend retreat just minutes form the city, this home offer a blend of comfort and waterfront living just minutes from downtown New Orleans. Roof is 4 years old Exclusions are Refrigerator, Freezer, Washer and Dryer Sunroom is included in the living area square footage

Key facts

• Open floor plan
• Waterfront home
• 15 foot ceilings

Tags

• WATERFRONT HOME
• OPEN FLOOR PLAN
• 15 FOOT CEILINGS
• BUILT-IN SHELVING
• STAINLESS STEEL APPLIANCES
• 6 BURNER STOVE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $77k (74.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (54.9% below list).
• Recommended offer: $77k (74.3% below list) — sets the bar for cash-flow.
• Cap rate 3.0% vs local median 4.4% in New Orleans — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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 $2k of loan paydown is wiped out by about $9k 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 58 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y 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 $100k; list at $299k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,760 (74.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 74% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.45% ✗
• Cap rate: 2.96%
• Cash-on-cash: -11.92%
• DSCR: 0.47
• GRM: 18.5

CMA / ARV

• ARV (median comp): $349,086
• List price: $299,000
• Delta: -14.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20201 Old Spanish Trail Trl	0.40mi	2/2.5	1,800 (-6%)	3mo	$126,700	$70	66
4354 Genoa Rd	0.21mi	3/2.5 (+1)	1,800 (-6%)	14mo	$240,000	$133	60

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: -52.4%
• Equity multiple: -0.53×
• Total profit: $-128,398
• Equity at exit: $44,582

10-year hold

• IRR: —
• Equity multiple: -1.56×
• Total profit: $-214,255
• Equity at exit: $25,852

Cash invested: $83,720 (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: 18.5×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$205 /mo · $2,461/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-1,258

Break-even live

Break-even rent $2,942

Max offer price $76,760

Occupancy floor —

Sensitivity live

Price	-10% $-1,089	-5% $-1,173	+0% $-1,258	+5% $-1,343	+10% $-1,427
Rent	-10% $-1,365	-5% $-1,311	+0% $-1,258	+5% $-1,205	+10% $-1,151
Rate	-1.0pp $-1,107	-0.5pp $-1,182	base $-1,258	+0.5pp $-1,336	+1.0pp $-1,414

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $299,000 Active 58 DOM
2. 2026-06-17
   days on market $299,000 Active 57 DOM
3. 2026-06-16
   days on market $299,000 Active 56 DOM
4. 2026-06-15
   days on market $299,000 Active 55 DOM
5. 2026-06-13
   days on market $299,000 Active 53 DOM
6. 2026-06-10
   days on market $299,000 Active 50 DOM
7. 2026-06-09
   days on market $299,000 Active 49 DOM
8. 2026-06-08
   days on market $299,000 Active 48 DOM
9. 2026-06-07
   days on market $299,000 Active 47 DOM
10. 2026-06-05
    days on market $299,000 Active 44 DOM
11. 2026-06-03
    days on market $299,000 Active 43 DOM
12. 2026-06-02
    days on market $299,000 Active 42 DOM
13. 2026-06-01
    days on market $299,000 Active 41 DOM
14. 2026-05-31
    days on market $299,000 Active 40 DOM
15. 2026-05-11
    status Pending 967-char remark

    Show marketing remark (969 chars)

    Spacious waterfront home with an open floor plan and soaring 15 foot ceilings in the living room. This 3 bedroom 2 bath property features a large living room, built-in shelving, and a generously sized kitchen with stainless steel appliances and a 6 burner stove for those family gatherings. Enjoy peaceful water views from the sunroom overlooking the canal that provides access to Lake Pontchartrain, Lake Catherine and the Rigolets. Fish right off your private deck or relax under the covered patio. Additional highlights include a tankless water heater, newer roof, covered boat lift with outdoor sink, and an attached garage with loft storage. Whether you are looking for a primary residence or weekend retreat just minutes form the city, this home offer a blend of comfort and waterfront living just minutes from downtown New Orleans. Roof is 4 years old Exclusions are Refrigerator, Freezer, Washer and Dryer Sunroom is included in the living area square footage

16. 2026-05-11
    status Pending 969-char remark

    Show marketing remark (969 chars)

    Spacious waterfront home with an open floor plan and soaring 15 foot ceilings in the living room. This 3 bedroom 2 bath property features a large living room, built-in shelving, and a generously sized kitchen with stainless steel appliances and a 6 burner stove for those family gatherings. Enjoy peaceful water views from the sunroom overlooking the canal that provides access to Lake Pontchartrain, Lake Catherine and the Rigolets. Fish right off your private deck or relax under the covered patio. Additional highlights include a tankless water heater, newer roof, covered boat lift with outdoor sink, and an attached garage with loft storage. Whether you are looking for a primary residence or weekend retreat just minutes form the city, this home offer a blend of comfort and waterfront living just minutes from downtown New Orleans. Roof is 4 years old Exclusions are Refrigerator, Freezer, Washer and Dryer Sunroom is included in the living area square footage

17. 2026-04-06
    listed $299,000 Active 967-char remark

    Show marketing remark (969 chars)

    Spacious waterfront home with an open floor plan and soaring 15 foot ceilings in the living room. This 3 bedroom 2 bath property features a large living room, built-in shelving, and a generously sized kitchen with stainless steel appliances and a 6 burner stove for those family gatherings. Enjoy peaceful water views from the sunroom overlooking the canal that provides access to Lake Pontchartrain, Lake Catherine and the Rigolets. Fish right off your private deck or relax under the covered patio. Additional highlights include a tankless water heater, newer roof, covered boat lift with outdoor sink, and an attached garage with loft storage. Whether you are looking for a primary residence or weekend retreat just minutes form the city, this home offer a blend of comfort and waterfront living just minutes from downtown New Orleans. Roof is 4 years old Exclusions are Refrigerator, Freezer, Washer and Dryer Sunroom is included in the living area square footage

18. 2026-04-06
    listed $299,000 Active 969-char remark

    Show marketing remark (969 chars)

    Spacious waterfront home with an open floor plan and soaring 15 foot ceilings in the living room. This 3 bedroom 2 bath property features a large living room, built-in shelving, and a generously sized kitchen with stainless steel appliances and a 6 burner stove for those family gatherings. Enjoy peaceful water views from the sunroom overlooking the canal that provides access to Lake Pontchartrain, Lake Catherine and the Rigolets. Fish right off your private deck or relax under the covered patio. Additional highlights include a tankless water heater, newer roof, covered boat lift with outdoor sink, and an attached garage with loft storage. Whether you are looking for a primary residence or weekend retreat just minutes form the city, this home offer a blend of comfort and waterfront living just minutes from downtown New Orleans. Roof is 4 years old Exclusions are Refrigerator, Freezer, Washer and Dryer Sunroom is included in the living area square footage

19. 2025-10-01
    listed $299,000 Active
20. 2025-03-04
    listed $375,000 Active
21. 2025-01-12
    price $395,000
22. 2025-01-08
    price $395,000
23. 2024-08-28
    listed $415,000 Active
24. 2006-02-17
    soldstatus $100,000
25. 2005-01-03
    listed $110,000
26. 2005-01-03
    listed $110,000
27. 2003-12-11
    soldstatus $162,000
28. 2002-12-09
    listed $164,500
29. 2002-12-09
    listed $164,500

ⓘ 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: $2,461 · $205/mo
• Projected year-2 tax: $2,461 · $205/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,195
• − Mortgage interest: −$16,749
• − Property taxes: −$2,461
• − Insurance: −$6,614
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$8,698
• Taxable loss: −$20,918
• Est. tax savings @ 24.0%: +$5,020
• After-tax cash flow: $-10,076/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

+81.8% since first listed

15 events — show timeline

• 2026-05-11 Pending — AcadianaMLS
• 2026-05-11 Pending — GSREIN
• 2026-04-06 Listed $299,000 GSREIN
• 2026-04-06 Listed $299,000 AcadianaMLS
• 2025-10-01 Listed $299,000 AcadianaMLS
• 2025-03-04 Listed $375,000 AcadianaMLS
• 2025-01-12 Price Changed $395,000 AcadianaMLS
• 2025-01-08 Price Changed $395,000 GSREIN
• 2024-08-28 Listed $415,000 AcadianaMLS
• 2006-02-17 Sold (MLS) $100,000 GSREIN
• 2005-01-03 Listed $110,000 GSREIN
• 2005-01-03 Listed $110,000 AcadianaMLS
• 2003-12-11 Sold (MLS) $162,000 GSREIN
• 2002-12-09 Listed $164,500 AcadianaMLS
• 2002-12-09 Listed $164,500 GSREIN

Property tax history

+0.8%/yr

Latest (2026): $2,461 · +1.1% YoY. Source: county tax records.