8041 Pebble Dr · New Orleans, LA 70128

$124,999

3 bd · 2.0 ba · 2,271 sqft · SingleFamily public records · 278 Days on market

Built 1977 6,965 sqft lot Est $225k · 44% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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 charming ranch-style home offers comfortable single-level living spaces. This home features three comfortable bedrooms and two full bathrooms, providing ample space for daily living. The single-story design offers convenient accessibility throughout the residence. The property sits on a nicely sized lot creating a peaceful environment for relaxation and everyday activities. Schedule your private showing today and discover the comfort this ranch home offers. Property will be included the next Auction. Buyers must sign up and place bids though www.xome.com. All auction properties are subject to a 5% buyer s premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers agent to verify any and all info. Occupants are not to be disturbed. This property has been placed in an upcoming event. All bids should be submitted at www.xome.com/auctions (void where prohibited). Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. All offers will be reviewed and responded to within 3 business days. All properties are subject to a 5% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply). Please contact listing agent for details and commission paid on this property. Cash, Hard Money or ReHab offers only...

Key facts

• 6,965 sq ft lot
• 2 parking spots
• Pool

Property features AI

Exterior

• Parking: Attached parking for two vehicles
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick veneer exterior; Shingle roof; Slab foundation
• Construction: Built with brick veneer construction
• Exterior features: Fence; In-ground pool; City lot; Rectangular lot; Lot dimensions approximately 64 x 108

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 6 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: 105 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $864 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $90k (42%) 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 $109,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 278 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 1977 — 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. 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: 1.46% ✓
• Cap rate: 12.32%
• Cash-on-cash: 21.54%
• DSCR: 1.96
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $224,829
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8040 Sandpiper Dr	0.18mi	4/2.0 (+1)	2,300 (+1%)	3mo	$162,000	$70	82
7951 Sandpiper Dr	0.21mi	3/2.0	2,032 (-10%)	4mo	$217,000	$107	70
7824 Briarwood Dr	0.55mi	3/2.0	2,197 (-3%)	11mo	$185,000	$84	60
7910 Windward Ct	0.16mi	3/2.0	2,007 (-12%)	16mo	$199,000	$99	60
12940 Chanelle Ct	0.72mi	4/2.0 (+1)	2,223 (-2%)	0mo	$185,000	$83	57
7470 Briarheath Dr	0.60mi	4/2.0 (+1)	2,376 (+5%)	11mo	$245,000	$103	50
7350 Beauvoir Ct	0.53mi	3/2.0	1,974 (-13%)	15mo	$235,000	$119	41
12931 Parlange Ct	0.70mi	4/2.0 (+1)	2,086 (-8%)	14mo	$228,965	$110	37
7563 Briarheath Dr	0.72mi	3/2.0	1,978 (-13%)	23mo	$195,000	$99	26

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: 1.44×
• Total profit: $15,557
• Equity at exit: $18,638

10-year hold

• IRR: 20.3%
• Equity multiple: 2.71×
• Total profit: $59,765
• Equity at exit: $10,808

Cash invested: $35,000 (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 70128

• Home prices YoY: -5.9%
• Active inventory: 105
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,826 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$107 /mo · $1,284/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $562

Break-even live

Break-even rent $1,115

Max offer price $124,999

Occupancy floor 64%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7505 Shorewood Blvd New Orleans, LA	4.0	2.0	1700	$1,800	$1.06	23d	1	1.24mi
10951 Roger Dr Unit B New Orleans, LA	3.0	2.5	2048	$1,850	$0.90	23d	1	1.35mi

Listing history 32 events

1. 2026-06-18
   days on market $124,999 Active 278 DOM
2. 2026-06-17
   days on market $124,999 Active 277 DOM
3. 2026-06-16
   pricedays on market $124,999 Active 276 DOM
4. 2026-06-15
   days on market $150,000 Active 275 DOM
5. 2026-06-13
   days on market $150,000 Active 273 DOM
6. 2026-06-10
   pricedays on market $150,000 Active 270 DOM
7. 2026-06-09
   days on market $172,000 Active 269 DOM
8. 2026-06-08
   days on market $172,000 Active 268 DOM
9. 2026-06-07
   days on market $172,000 Active 267 DOM
10. 2026-06-05
    days on market $172,000 Active 264 DOM
11. 2026-06-03
    days on market $172,000 Active 263 DOM
12. 2026-06-02
    days on market $172,000 Active 262 DOM
13. 2026-06-01
    days on market $172,000 Active 261 DOM
14. 2026-05-31
    days on market $172,000 Active 260 DOM
15. 2026-04-21
    status Pending 1443-char remark

    Show marketing remark (1443 chars)

    This charming ranch-style home offers comfortable single-level living spaces. This home features three comfortable bedrooms and two full bathrooms, providing ample space for daily living. The single-story design offers convenient accessibility throughout the residence. The property sits on a nicely sized lot creating a peaceful environment for relaxation and everyday activities. Schedule your private showing today and discover the comfort this ranch home offers. Property will be included the next Auction. Buyers must sign up and place bids though www.xome.com. All auction properties are subject to a 5% buyer s premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers agent to verify any and all info. Occupants are not to be disturbed. This property has been placed in an upcoming event. All bids should be submitted at www.xome.com/auctions (void where prohibited). Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. All offers will be reviewed and responded to within 3 business days. All properties are subject to a 5% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply). Please contact listing agent for details and commission paid on this property. Cash, Hard Money or ReHab offers only...

16. 2026-04-20
    historical Active Under Contract
17. 2026-04-01
    status Active 1443-char remark

    Show marketing remark (1443 chars)

    This charming ranch-style home offers comfortable single-level living spaces. This home features three comfortable bedrooms and two full bathrooms, providing ample space for daily living. The single-story design offers convenient accessibility throughout the residence. The property sits on a nicely sized lot creating a peaceful environment for relaxation and everyday activities. Schedule your private showing today and discover the comfort this ranch home offers. Property will be included the next Auction. Buyers must sign up and place bids though www.xome.com. All auction properties are subject to a 5% buyer s premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers agent to verify any and all info. Occupants are not to be disturbed. This property has been placed in an upcoming event. All bids should be submitted at www.xome.com/auctions (void where prohibited). Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. All offers will be reviewed and responded to within 3 business days. All properties are subject to a 5% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply). Please contact listing agent for details and commission paid on this property. Cash, Hard Money or ReHab offers only...

18. 2026-04-01
    status Active

    Show marketing remark (1443 chars)

    This charming ranch-style home offers comfortable single-level living spaces. This home features three comfortable bedrooms and two full bathrooms, providing ample space for daily living. The single-story design offers convenient accessibility throughout the residence. The property sits on a nicely sized lot creating a peaceful environment for relaxation and everyday activities. Schedule your private showing today and discover the comfort this ranch home offers. Property will be included the next Auction. Buyers must sign up and place bids though www.xome.com. All auction properties are subject to a 5% buyer s premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers agent to verify any and all info. Occupants are not to be disturbed. This property has been placed in an upcoming event. All bids should be submitted at www.xome.com/auctions (void where prohibited). Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. All offers will be reviewed and responded to within 3 business days. All properties are subject to a 5% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply). Please contact listing agent for details and commission paid on this property. Cash, Hard Money or ReHab offers only...

19. 2026-01-04
    historical Active Under Contract
20. 2025-11-29
    price $172,000 1443-char remark

    Show marketing remark (1443 chars)

    This charming ranch-style home offers comfortable single-level living spaces. This home features three comfortable bedrooms and two full bathrooms, providing ample space for daily living. The single-story design offers convenient accessibility throughout the residence. The property sits on a nicely sized lot creating a peaceful environment for relaxation and everyday activities. Schedule your private showing today and discover the comfort this ranch home offers. Property will be included the next Auction. Buyers must sign up and place bids though www.xome.com. All auction properties are subject to a 5% buyer s premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers agent to verify any and all info. Occupants are not to be disturbed. This property has been placed in an upcoming event. All bids should be submitted at www.xome.com/auctions (void where prohibited). Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. All offers will be reviewed and responded to within 3 business days. All properties are subject to a 5% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply). Please contact listing agent for details and commission paid on this property. Cash, Hard Money or ReHab offers only...

21. 2025-11-29
    price $172,000

    Show marketing remark (1443 chars)

    This charming ranch-style home offers comfortable single-level living spaces. This home features three comfortable bedrooms and two full bathrooms, providing ample space for daily living. The single-story design offers convenient accessibility throughout the residence. The property sits on a nicely sized lot creating a peaceful environment for relaxation and everyday activities. Schedule your private showing today and discover the comfort this ranch home offers. Property will be included the next Auction. Buyers must sign up and place bids though www.xome.com. All auction properties are subject to a 5% buyer s premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers agent to verify any and all info. Occupants are not to be disturbed. This property has been placed in an upcoming event. All bids should be submitted at www.xome.com/auctions (void where prohibited). Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. All offers will be reviewed and responded to within 3 business days. All properties are subject to a 5% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply). Please contact listing agent for details and commission paid on this property. Cash, Hard Money or ReHab offers only...

22. 2025-11-01
    price $181,900 1443-char remark

    Show marketing remark (1443 chars)

    This charming ranch-style home offers comfortable single-level living spaces. This home features three comfortable bedrooms and two full bathrooms, providing ample space for daily living. The single-story design offers convenient accessibility throughout the residence. The property sits on a nicely sized lot creating a peaceful environment for relaxation and everyday activities. Schedule your private showing today and discover the comfort this ranch home offers. Property will be included the next Auction. Buyers must sign up and place bids though www.xome.com. All auction properties are subject to a 5% buyer s premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers agent to verify any and all info. Occupants are not to be disturbed. This property has been placed in an upcoming event. All bids should be submitted at www.xome.com/auctions (void where prohibited). Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. All offers will be reviewed and responded to within 3 business days. All properties are subject to a 5% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply). Please contact listing agent for details and commission paid on this property. Cash, Hard Money or ReHab offers only...

23. 2025-10-31
    price $181,900
24. 2025-09-30
    price $188,500 1443-char remark

    Show marketing remark (1443 chars)

    This charming ranch-style home offers comfortable single-level living spaces. This home features three comfortable bedrooms and two full bathrooms, providing ample space for daily living. The single-story design offers convenient accessibility throughout the residence. The property sits on a nicely sized lot creating a peaceful environment for relaxation and everyday activities. Schedule your private showing today and discover the comfort this ranch home offers. Property will be included the next Auction. Buyers must sign up and place bids though www.xome.com. All auction properties are subject to a 5% buyer s premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers agent to verify any and all info. Occupants are not to be disturbed. This property has been placed in an upcoming event. All bids should be submitted at www.xome.com/auctions (void where prohibited). Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. All offers will be reviewed and responded to within 3 business days. All properties are subject to a 5% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply). Please contact listing agent for details and commission paid on this property. Cash, Hard Money or ReHab offers only...

25. 2025-09-30
    price $188,500

    Show marketing remark (1443 chars)

    This charming ranch-style home offers comfortable single-level living spaces. This home features three comfortable bedrooms and two full bathrooms, providing ample space for daily living. The single-story design offers convenient accessibility throughout the residence. The property sits on a nicely sized lot creating a peaceful environment for relaxation and everyday activities. Schedule your private showing today and discover the comfort this ranch home offers. Property will be included the next Auction. Buyers must sign up and place bids though www.xome.com. All auction properties are subject to a 5% buyer s premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers agent to verify any and all info. Occupants are not to be disturbed. This property has been placed in an upcoming event. All bids should be submitted at www.xome.com/auctions (void where prohibited). Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. All offers will be reviewed and responded to within 3 business days. All properties are subject to a 5% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply). Please contact listing agent for details and commission paid on this property. Cash, Hard Money or ReHab offers only...

26. 2025-09-13
    listed $215,000 Active 1443-char remark

    Show marketing remark (1443 chars)

    This charming ranch-style home offers comfortable single-level living spaces. This home features three comfortable bedrooms and two full bathrooms, providing ample space for daily living. The single-story design offers convenient accessibility throughout the residence. The property sits on a nicely sized lot creating a peaceful environment for relaxation and everyday activities. Schedule your private showing today and discover the comfort this ranch home offers. Property will be included the next Auction. Buyers must sign up and place bids though www.xome.com. All auction properties are subject to a 5% buyer s premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers agent to verify any and all info. Occupants are not to be disturbed. This property has been placed in an upcoming event. All bids should be submitted at www.xome.com/auctions (void where prohibited). Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. All offers will be reviewed and responded to within 3 business days. All properties are subject to a 5% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply). Please contact listing agent for details and commission paid on this property. Cash, Hard Money or ReHab offers only...

27. 2025-09-13
    listed $215,000 Active

    Show marketing remark (1443 chars)

    This charming ranch-style home offers comfortable single-level living spaces. This home features three comfortable bedrooms and two full bathrooms, providing ample space for daily living. The single-story design offers convenient accessibility throughout the residence. The property sits on a nicely sized lot creating a peaceful environment for relaxation and everyday activities. Schedule your private showing today and discover the comfort this ranch home offers. Property will be included the next Auction. Buyers must sign up and place bids though www.xome.com. All auction properties are subject to a 5% buyer s premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers agent to verify any and all info. Occupants are not to be disturbed. This property has been placed in an upcoming event. All bids should be submitted at www.xome.com/auctions (void where prohibited). Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. All offers will be reviewed and responded to within 3 business days. All properties are subject to a 5% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply). Please contact listing agent for details and commission paid on this property. Cash, Hard Money or ReHab offers only...

28. 2025-09-13
    listed $215,000 Active

    Show marketing remark (1443 chars)

    This charming ranch-style home offers comfortable single-level living spaces. This home features three comfortable bedrooms and two full bathrooms, providing ample space for daily living. The single-story design offers convenient accessibility throughout the residence. The property sits on a nicely sized lot creating a peaceful environment for relaxation and everyday activities. Schedule your private showing today and discover the comfort this ranch home offers. Property will be included the next Auction. Buyers must sign up and place bids though www.xome.com. All auction properties are subject to a 5% buyer s premium pursuant to the Event Agreement and Auction Terms & Conditions minimums will apply . Buyers and buyers agent to verify any and all info. Occupants are not to be disturbed. This property has been placed in an upcoming event. All bids should be submitted at www.xome.com/auctions (void where prohibited). Please submit any pre-auction offer received through the property details page on Xome.com. Any post-auction offers will need to be submitted directly to the listing agent. All offers will be reviewed and responded to within 3 business days. All properties are subject to a 5% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply). Please contact listing agent for details and commission paid on this property. Cash, Hard Money or ReHab offers only...

29. 2006-06-20
    soldstatus $143,000
30. 2005-10-16
    listed $147,000
31. 2005-10-16
    listed $147,000
32. 1977-12-14
    soldstatus $53,000

ⓘ 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: $1,284 · $107/mo
• Projected year-2 tax: $1,284 · $107/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 · 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,914
• − Mortgage interest: −$7,002
• − Property taxes: −$1,284
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − Depreciation: −$3,636
• Taxable income: $5,064
• Est. tax owed @ 24.0%: −$1,215
• After-tax cash flow: $5,525/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): 22,973

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 (86%)
• Race & ethnicity: Black 86% Asian 5% White 4% Two or more races 3%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 95% English-only · Vietnamese 4% Spanish 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: ▼ -15.51%
• Current HPI: 247.7131
• 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

+224.5% since first listed

18 events — show timeline

• 2026-04-21 Pending — AcadianaMLS
• 2026-04-20 Contingent — GSREIN
• 2026-04-01 Relisted — AcadianaMLS
• 2026-04-01 Relisted — GSREIN
• 2026-01-04 Contingent — GSREIN
• 2025-11-29 Price Changed $172,000 AcadianaMLS
• 2025-11-29 Price Changed $172,000 GSREIN
• 2025-11-01 Price Changed $181,900 AcadianaMLS
• 2025-10-31 Price Changed $181,900 GSREIN
• 2025-09-30 Price Changed $188,500 AcadianaMLS
• 2025-09-30 Price Changed $188,500 GSREIN
• 2025-09-13 Listed $215,000 AcadianaMLS
• 2025-09-13 Listed $215,000 GSREIN
• 2025-09-13 Listed $215,000 AcadianaMLS
• 2006-06-20 Sold (MLS) $143,000 GSREIN
• 2005-10-16 Listed $147,000 GSREIN
• 2005-10-16 Listed $147,000 AcadianaMLS
• 1977-12-14 Sold (Public Records) $53,000 Public Records

Property tax history

-0.4%/yr

Latest (2026): $1,284 · -5.7% YoY. Source: county tax records.