65 Curtis Dr · New Orleans, LA 70126

$150,000

3 bd · 1.5 ba · 1,104 sqft · SingleFamily public records · 187 Days on market

Built 1978 5,000 sqft lot $136/sqft · at area comps Est $153k · at est.

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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 +24.2/30.0
• ARV discount +8.4/15.0
• DSCR +7.8/10.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in an interestingly shaped street is a really enjoyable and comfortable home for sale by the lakefront. Renovated and raised after Hurricane Katrina, this home enjoys a low flood premium, and smooth finishes. Three bedrooms, 2 full interesting bathrooms, tile and lux vinyl flooring throughout, and freshly touched up paint, you really don't have anything to do when you move in. A large kithcen with plenty of cabinetry, counterspace, and a 2025 purchased gas stove. A usable garage space with a full bathroom inside makes outside events even more fun. The primary bedroom closet is big enough to sleep in...fo'ril...this house is pristine. And, additional storage in the attic for holiday ornaments, and other keepsakes. We are open and ready to show you this beautiful home.

Key facts

• Lakefront
• Renovated
• Usable garage space

Tags

• LAKEFRONT
• RENOVATED
• LOW FLOOD PREMIUM
• USABLE GARAGE SPACE
• FULL BATHROOM INSIDE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Rents soft (-0.2%/yr); 224 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).
• At $1,606/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 $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.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask is 8476% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.07% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (median comp): $153,103
• List price: $150,000
• Delta: -2.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7909 Tarpon St	0.10mi	3/2.0	1,203 (+9%)	4mo	$182,000	$151	75
7933 Danube Rd	0.20mi	3/2.0	1,100 (-0%)	21mo	$119,900	$109	70
8007 Drum St	0.38mi	2/1.0 (-1)	1,092 (-1%)	8mo	$126,000	$115	67
7922 Flounder St	0.32mi	2/1.0 (-1)	988 (-10%)	9mo	$115,000	$116	53
7935 Edward St	0.52mi	3/1.0	1,252 (+13%)	1mo	$98,000	$78	51
8018 Trout Rd	0.26mi	2/1.0 (-1)	1,225 (+11%)	17mo	$156,000	$127	48
7938 Edward St	0.49mi	3/1.0	951 (-14%)	15mo	$136,000	$143	39

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-14,080
• Equity at exit: $22,365

10-year hold

• IRR: -4.7%
• Equity multiple: 0.73×
• Total profit: $-11,157
• Equity at exit: $12,969

Cash invested: $42,000 (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 70126

• Home prices YoY: -17.0%
• Rents YoY: -0.2%
• Active inventory: 224
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,606 high
• Mortgage (P&I): −$787
• Tax from tax record: −$119 /mo · $1,428/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $234

Break-even live

Break-even rent $1,310

Max offer price $150,000

Occupancy floor 80%

Sensitivity live

Price	-10% $319	-5% $277	+0% $234	+5% $192	+10% $149
Rent	-10% $107	-5% $171	+0% $234	+5% $298	+10% $361
Rate	-1.0pp $310	-0.5pp $272	base $234	+0.5pp $195	+1.0pp $156

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8025 Pompano St New Orleans, LA	3.0	1.0	1131	$1,595	$1.41	17d	1	0.44mi
7710 Shelly St New Orleans, LA	2.0	1.0	800	$1,400	$1.75	3d	1	0.53mi
7909 Edward St New Orleans, LA	3.0	1.5	1073	$1,850	$1.72	4d	1	0.54mi
6032 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	24d	1	0.59mi
6030 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	24d	1	0.60mi
6027 Wales St New Orleans, LA	3.0	1.0	1146	$1,550	$1.35	24d	1	0.61mi
6025 Wales St New Orleans, LA	3.0	1.0	1147	$1,550	$1.35	24d	1	0.61mi
8003 W Laverne St Unit 8003 New Orleans, LA	2.0	1.5	1000	$1,275	$1.27	24d	1	0.63mi
7918 W Laverne St New Orleans, LA	3.0	2.0	1166	$1,750	$1.50	24d	1	0.66mi
7621 Alabama St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	24d	1	0.73mi
7611 Mayfair Pl New Orleans, LA	2.0	1.5	1440	$1,450	$1.01	4d	1	0.81mi
7702 Belcrest Pl New Orleans, LA	3.0	1.5	1150	$1,650	$1.43	24d	1	0.84mi
7404 Sussex Pl New Orleans, LA	2.0	1.5	1400	$1,450	$1.04	3d	1	0.90mi
6835 Mayo Blvd Unit C New Orleans, LA	2.0	1.5	840	$1,195	$1.42	24d	1	1.03mi
4908 Ray Ave New Orleans, LA	2.0	1.0	796	$1,200	$1.51	17d	1	1.09mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	4d	1	1.18mi
4718 Reynes St New Orleans, LA	2.0	1.5	890	$1,475	$1.66	24d	1	1.18mi
7019 Huntington Park Dr New Orleans, LA	2.0	1.5	952	$986	$1.04	24d	1	1.24mi
7019 Huntington Park Dr Unit 21 New Orleans, LA	2.0	1.5	952	$982	$1.03	24d	1	1.24mi
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	17d	1	1.24mi
6881 Parc Brittany Blvd New Orleans, LA	1.0–2.0	1.0–2.0	741	$1,055	$1.42	3d	31	1.26mi
4941 Pecan St Unit 1 New Orleans, LA	2.0	1.0	1000	$1,200	$1.20	24d	1	1.28mi
4722 Shalimar Dr New Orleans, LA	3.0	2.0	1157	$1,400	$1.21	24d	1	1.31mi
7019 Crowder Blvd Unit 126 New Orleans, LA	2.0	1.5	952	$982	$1.03	24d	1	1.39mi
8802 Morrison Rd New Orleans, LA	2.0	1.0	1071	$1,275	$1.19	24d	1	1.42mi
4880 Viola St New Orleans, LA	3.0	2.0	1150	$1,595	$1.39	24d	1	1.44mi
4745 Tulip St New Orleans, LA	3.0	1.0	1125	$1,750	$1.56	21d	1	1.48mi
4527 Shalimar Dr New Orleans, LA	3.0	1.5	1174	$1,550	$1.32	24d	1	1.49mi
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	24d	1	1.50mi

Listing history 29 events

1. 2026-06-18
   days on market $150,000 Active 187 DOM
2. 2026-06-17
   days on market $150,000 Active 186 DOM
3. 2026-06-16
   days on market $150,000 Active 185 DOM
4. 2026-06-15
   days on market $150,000 Active 184 DOM
5. 2026-06-13
   days on market $150,000 Active 182 DOM
6. 2026-06-10
   days on market $150,000 Active 179 DOM
7. 2026-06-09
   days on market $150,000 Active 178 DOM
8. 2026-06-08
   days on market $150,000 Active 177 DOM
9. 2026-06-07
   days on market $150,000 Active 176 DOM
10. 2026-06-05
    days on market $150,000 Active 173 DOM
11. 2026-06-03
    days on market $150,000 Active 172 DOM
12. 2026-06-02
    days on market $150,000 Active 171 DOM
13. 2026-06-01
    days on market $150,000 Active 170 DOM
14. 2026-05-31
    days on market $150,000 Active 169 DOM
15. 2026-04-01
    listed $1,749
16. 2026-04-01
    historical $1,749
17. 2026-02-06
    status Active 785-char remark

    Show marketing remark (789 chars)

    Nestled in an interestingly shaped street is a really enjoyable and comfortable home for sale by the lakefront. Renovated and raised after Hurricane Katrina, this home enjoys a low flood premium, and smooth finishes. Three bedrooms, 2 full interesting bathrooms, tile and lux vinyl flooring throughout, and freshly touched up paint, you really don't have anything to do when you move in. A large kithcen with plenty of cabinetry, counterspace, and a 2025 purchased gas stove. A usable garage space with a full bathroom inside makes outside events even more fun. The primary bedroom closet is big enough to sleep in. .. fo'ril. .. this house is pristine. And, additional storage in the attic for holiday ornaments, and other keepsakes. We are open and ready to show you this beautiful home.

18. 2026-02-06
    status Active 789-char remark

    Show marketing remark (789 chars)

    Nestled in an interestingly shaped street is a really enjoyable and comfortable home for sale by the lakefront. Renovated and raised after Hurricane Katrina, this home enjoys a low flood premium, and smooth finishes. Three bedrooms, 2 full interesting bathrooms, tile and lux vinyl flooring throughout, and freshly touched up paint, you really don't have anything to do when you move in. A large kithcen with plenty of cabinetry, counterspace, and a 2025 purchased gas stove. A usable garage space with a full bathroom inside makes outside events even more fun. The primary bedroom closet is big enough to sleep in. .. fo'ril. .. this house is pristine. And, additional storage in the attic for holiday ornaments, and other keepsakes. We are open and ready to show you this beautiful home.

19. 2026-01-08
    status Pending 789-char remark

    Show marketing remark (789 chars)

    Nestled in an interestingly shaped street is a really enjoyable and comfortable home for sale by the lakefront. Renovated and raised after Hurricane Katrina, this home enjoys a low flood premium, and smooth finishes. Three bedrooms, 2 full interesting bathrooms, tile and lux vinyl flooring throughout, and freshly touched up paint, you really don't have anything to do when you move in. A large kithcen with plenty of cabinetry, counterspace, and a 2025 purchased gas stove. A usable garage space with a full bathroom inside makes outside events even more fun. The primary bedroom closet is big enough to sleep in. .. fo'ril. .. this house is pristine. And, additional storage in the attic for holiday ornaments, and other keepsakes. We are open and ready to show you this beautiful home.

20. 2025-11-16
    price $1,749
21. 2025-11-15
    listed $150,000 Active 785-char remark

    Show marketing remark (789 chars)

    Nestled in an interestingly shaped street is a really enjoyable and comfortable home for sale by the lakefront. Renovated and raised after Hurricane Katrina, this home enjoys a low flood premium, and smooth finishes. Three bedrooms, 2 full interesting bathrooms, tile and lux vinyl flooring throughout, and freshly touched up paint, you really don't have anything to do when you move in. A large kithcen with plenty of cabinetry, counterspace, and a 2025 purchased gas stove. A usable garage space with a full bathroom inside makes outside events even more fun. The primary bedroom closet is big enough to sleep in. .. fo'ril. .. this house is pristine. And, additional storage in the attic for holiday ornaments, and other keepsakes. We are open and ready to show you this beautiful home.

22. 2025-11-15
    listed $150,000 Active 789-char remark

    Show marketing remark (789 chars)

    Nestled in an interestingly shaped street is a really enjoyable and comfortable home for sale by the lakefront. Renovated and raised after Hurricane Katrina, this home enjoys a low flood premium, and smooth finishes. Three bedrooms, 2 full interesting bathrooms, tile and lux vinyl flooring throughout, and freshly touched up paint, you really don't have anything to do when you move in. A large kithcen with plenty of cabinetry, counterspace, and a 2025 purchased gas stove. A usable garage space with a full bathroom inside makes outside events even more fun. The primary bedroom closet is big enough to sleep in. .. fo'ril. .. this house is pristine. And, additional storage in the attic for holiday ornaments, and other keepsakes. We are open and ready to show you this beautiful home.

23. 2025-09-09
    listed $1,750
24. 2023-11-15
    historical $1,550
25. 2023-10-26
    price $160,000
26. 2023-10-12
    listed $1,550
27. 2023-09-07
    price $165,000
28. 2023-07-31
    price $170,000
29. 2023-07-29
    listed $160,000

ⓘ 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: $1,428 · $119/mo
• Projected year-2 tax: $1,428 · $119/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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,271
• − Mortgage interest: −$8,402
• − Property taxes: −$1,428
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$4,364
• Taxable income: $446
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $2,702/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

-98.9% since first listed

15 events — show timeline

• 2026-04-01 Listed for Rent $1,749 RAAMLS
• 2026-04-01 Rental Removed $1,749 GSREIN
• 2026-02-06 Relisted — AcadianaMLS
• 2026-02-06 Relisted — GSREIN
• 2026-01-08 Pending — GSREIN
• 2025-11-16 Price Changed $1,749 GSREIN
• 2025-11-15 Listed $150,000 GSREIN
• 2025-11-15 Listed $150,000 AcadianaMLS
• 2025-09-09 Listed for Rent $1,750 GSREIN
• 2023-11-15 Rental Removed $1,550 GSREIN
• 2023-10-26 Price Changed $160,000 GSREIN
• 2023-10-12 Listed for Rent $1,550 GSREIN
• 2023-09-07 Price Changed $165,000 GSREIN
• 2023-07-31 Price Changed $170,000 GSREIN
• 2023-07-29 Listed $160,000 AcadianaMLS

Property tax history

+28.0%/yr

Latest (2026): $1,428 · -0.4% YoY. Source: county tax records.