13700 N Cavelier Dr · New Orleans, LA 70129

$135,000

3 bd · 2.0 ba · 1,976 sqft · SingleFamily public records · 64 Days on market

Built 2000 4,199 sqft lot $68/sqft · 23% below area Est $205k · 34% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.5/10.0
• 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

Step inside this inviting 4-bedroom, 2.5-bath home where thoughtful design meets comfortable living. The brick-and-siding exterior and welcoming front porch create great curb appeal. Inside, natural light fills the main living area, highlighting a cozy wood-burning fireplace and an open layout that flows into a versatile flex space for everyday living or entertaining. The kitchen and dining area connect seamlessly and offer direct access to a large covered deck, nice for relaxing or hosting gatherings. The main-level primary suite provides a private retreat with a spacious layout and abundant natural light. Upstairs, three additional bedrooms share a well-appointed full bath, offering flexibility for family, guests, or a home office. Enjoy a functional layout, inviting spaces, and a great outdoor setup. Schedule your private showing today!

Key facts

• Versatile flex space
• Open layout
• Large covered deck

Tags

• BRICK AND SIDING EXTERIOR
• WELCOMING FRONT PORCH
• COZY WOOD BURNING FIREPLACE
• OPEN LAYOUT
• VERSATILE FLEX SPACE
• LARGE COVERED DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 139 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $933 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 64 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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.

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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.15% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.04%
• DSCR: 1.54
• GRM: 7.2

CMA / ARV

• ARV (median comp): $204,882
• List price: $135,000
• Delta: -34.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13704 N Cavelier St	0.01mi	4/2.5 (+1)	1,975 (-0%)	16mo	$220,500	$112	79
7831 E Marchand Dr	0.04mi	4/3.0 (+1)	2,000 (+1%)	14mo	$115,000	$58	75
7761 W Cavelier Dr	0.13mi	3/2.5	1,800 (-9%)	12mo	$95,000	$53	67
7530 Endeavors Ct	0.40mi	4/2.0 (+1)	1,884 (-5%)	8mo	$137,500	$73	62
7512 Endeavors Ct	0.41mi	3/2.0	1,931 (-2%)	19mo	$169,999	$88	61
7610 Founders Ct	0.33mi	3/2.0	1,923 (-3%)	24mo	$200,000	$104	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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,936
• Equity at exit: $20,129

10-year hold

• IRR: 8.3%
• Equity multiple: 1.64×
• Total profit: $24,026
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,555 high
• Mortgage (P&I): −$708
• Tax from tax record: −$85 /mo · $1,017/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $313

Break-even live

Break-even rent $1,159

Max offer price $135,000

Occupancy floor 75%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.83mi
14724 Emory Rd New Orleans, LA	3.0	2.0	1400	$1,500	$1.07	23d	1	0.97mi
7808 Sun St New Orleans, LA	4.0	1.5	1500	$1,950	$1.30	23d	1	1.05mi
7843 Sail St New Orleans, LA	3.0	1.5	1500	$1,200	$0.80	23d	1	1.10mi
7849 Sail St New Orleans, LA	3.0	2.0	1395	$1,200	$0.86	23d	1	1.11mi
7851 Sail St New Orleans, LA	3.0	2.0	1395	$1,200	$0.86	23d	1	1.12mi
7501 Briarwood Dr New Orleans, LA	3.0	2.0	1500	$1,850	$1.23	23d	1	1.15mi

Listing history 34 events

1. 2026-06-16
   status $135,000 Pending 64 DOM
2. 2026-06-15
   days on market $135,000 Active 64 DOM
3. 2026-06-13
   days on market $135,000 Active 62 DOM
4. 2026-06-10
   days on market $135,000 Active 59 DOM
5. 2026-06-09
   days on market $135,000 Active 58 DOM
6. 2026-06-08
   days on market $135,000 Active 57 DOM
7. 2026-06-07
   days on market $135,000 Active 56 DOM
8. 2026-06-05
   days on market $135,000 Active 53 DOM
9. 2026-06-03
   days on market $135,000 Active 52 DOM
10. 2026-06-02
    days on market $135,000 Active 51 DOM
11. 2026-06-01
    days on market $135,000 Active 50 DOM
12. 2026-05-31
    days on market $135,000 Active 49 DOM
13. 2026-05-14
    price $135,000 851-char remark

    Show marketing remark (851 chars)

    Step inside this inviting 4-bedroom, 2.5-bath home where thoughtful design meets comfortable living. The brick-and-siding exterior and welcoming front porch create great curb appeal. Inside, natural light fills the main living area, highlighting a cozy wood-burning fireplace and an open layout that flows into a versatile flex space for everyday living or entertaining. The kitchen and dining area connect seamlessly and offer direct access to a large covered deck, nice for relaxing or hosting gatherings. The main-level primary suite provides a private retreat with a spacious layout and abundant natural light. Upstairs, three additional bedrooms share a well-appointed full bath, offering flexibility for family, guests, or a home office. Enjoy a functional layout, inviting spaces, and a great outdoor setup. Schedule your private showing today!

14. 2026-05-14
    price $135,000 851-char remark

    Show marketing remark (851 chars)

    Step inside this inviting 4-bedroom, 2.5-bath home where thoughtful design meets comfortable living. The brick-and-siding exterior and welcoming front porch create great curb appeal. Inside, natural light fills the main living area, highlighting a cozy wood-burning fireplace and an open layout that flows into a versatile flex space for everyday living or entertaining. The kitchen and dining area connect seamlessly and offer direct access to a large covered deck, nice for relaxing or hosting gatherings. The main-level primary suite provides a private retreat with a spacious layout and abundant natural light. Upstairs, three additional bedrooms share a well-appointed full bath, offering flexibility for family, guests, or a home office. Enjoy a functional layout, inviting spaces, and a great outdoor setup. Schedule your private showing today!

15. 2026-04-12
    listed $139,900 Active 851-char remark

    Show marketing remark (851 chars)

    Step inside this inviting 4-bedroom, 2.5-bath home where thoughtful design meets comfortable living. The brick-and-siding exterior and welcoming front porch create great curb appeal. Inside, natural light fills the main living area, highlighting a cozy wood-burning fireplace and an open layout that flows into a versatile flex space for everyday living or entertaining. The kitchen and dining area connect seamlessly and offer direct access to a large covered deck, nice for relaxing or hosting gatherings. The main-level primary suite provides a private retreat with a spacious layout and abundant natural light. Upstairs, three additional bedrooms share a well-appointed full bath, offering flexibility for family, guests, or a home office. Enjoy a functional layout, inviting spaces, and a great outdoor setup. Schedule your private showing today!

16. 2026-04-12
    listed $139,900 Active 851-char remark

    Show marketing remark (851 chars)

    Step inside this inviting 4-bedroom, 2.5-bath home where thoughtful design meets comfortable living. The brick-and-siding exterior and welcoming front porch create great curb appeal. Inside, natural light fills the main living area, highlighting a cozy wood-burning fireplace and an open layout that flows into a versatile flex space for everyday living or entertaining. The kitchen and dining area connect seamlessly and offer direct access to a large covered deck, nice for relaxing or hosting gatherings. The main-level primary suite provides a private retreat with a spacious layout and abundant natural light. Upstairs, three additional bedrooms share a well-appointed full bath, offering flexibility for family, guests, or a home office. Enjoy a functional layout, inviting spaces, and a great outdoor setup. Schedule your private showing today!

17. 2026-02-19
    price $150,000
18. 2026-02-19
    price $150,000
19. 2026-01-26
    price $170,000
20. 2026-01-26
    price $170,000
21. 2025-11-24
    price $180,000
22. 2025-11-24
    price $180,000
23. 2025-10-15
    price $185,000
24. 2025-10-15
    price $185,000
25. 2025-09-26
    listed $195,000 Active
26. 2025-07-23
    price $198,000
27. 2025-07-23
    price $198,000
28. 2025-03-10
    price $210,000
29. 2025-03-09
    price $210,000
30. 2025-01-30
    listed $220,000 Active
31. 2000-09-15
    soldstatus $118,000
32. 2000-09-15
    soldstatus $118,000
33. 2000-03-14
    listed $118,000
34. 2000-03-14
    listed $118,000

ⓘ 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: $1,017 · $85/mo
• Projected year-2 tax: $1,017 · $85/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 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,657
• − Mortgage interest: −$7,562
• − Property taxes: −$1,017
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$3,927
• Taxable income: $1,694
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $3,348/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

+14.4% since first listed

22 events — show timeline

• 2026-05-14 Price Changed $135,000 AcadianaMLS
• 2026-05-14 Price Changed $135,000 GSREIN
• 2026-04-12 Listed $139,900 GSREIN
• 2026-04-12 Listed $139,900 AcadianaMLS
• 2026-02-19 Price Changed $150,000 AcadianaMLS
• 2026-02-19 Price Changed $150,000 GSREIN
• 2026-01-26 Price Changed $170,000 AcadianaMLS
• 2026-01-26 Price Changed $170,000 GSREIN
• 2025-11-24 Price Changed $180,000 AcadianaMLS
• 2025-11-24 Price Changed $180,000 GSREIN
• 2025-10-15 Price Changed $185,000 AcadianaMLS
• 2025-10-15 Price Changed $185,000 GSREIN
• 2025-09-26 Listed $195,000 AcadianaMLS
• 2025-07-23 Price Changed $198,000 AcadianaMLS
• 2025-07-23 Price Changed $198,000 GSREIN
• 2025-03-10 Price Changed $210,000 AcadianaMLS
• 2025-03-09 Price Changed $210,000 GSREIN
• 2025-01-30 Listed $220,000 AcadianaMLS
• 2000-09-15 Sold (Public Records) $118,000 Public Records
• 2000-09-15 Sold (MLS) $118,000 GSREIN
• 2000-03-14 Listed $118,000 AcadianaMLS
• 2000-03-14 Listed $118,000 GSREIN

Property tax history

+0.4%/yr

Latest (2026): $1,017 · -6.3% YoY. Source: county tax records.