3424 Toledano St · New Orleans, LA 70125

$170,000

3 bd · 2.5 ba · 2,704 sqft · SingleFamily public records · 42 Days on market

Built 2007 3,223 sqft lot $63/sqft · 63% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious single family home is ready for some TLC. Featuring 3 Bedroom and 2.5 Baths in an open floor plan with a lot of potential.

Key facts

• 3,223 sq ft lot
• Parking
• Built 2007

Property features AI

Finance

• Other: Lot is a city, rectangular lot approximately 30' x 108' (0.074 acres)

Exterior

• Parking: Driveway; Off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Water heater (energy-efficient)
• Home design: 2-story property; Raised foundation; Property listed in poor condition
• Construction: HardiPlank and concrete construction; Asphalt shingle roof; Built on a raised foundation
• Exterior features: Wood porch; Porch

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Storm windows; Attic; Ceiling fan(s); Jetted tub; Pull-down attic stairs; Cable TV

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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 flat; 217 active listings in the ZIP; 40 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).
• At $2,669/mo this rent would consume 52% of the median local household income ($61k/yr) (locally 1270% 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 $5k 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 42 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $170k implies a 580% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.57% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.14%
• DSCR: 1.85
• GRM: 5.3

CMA / ARV

• ARV (median comp): $430,562
• List price: $170,000
• Delta: -60.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3233 General Taylor St	0.23mi	4/3.0 (+1)	2,882 (+7%)	5mo	$490,000	$170	68
4311 S Miro St	0.25mi	3/2.5	2,366 (-12%)	3mo	$575,000	$243	65
4301 S Miro St	0.23mi	3/2.5	2,366 (-12%)	5mo	$615,000	$260	64
4307 S Miro St	0.25mi	3/2.5	2,366 (-12%)	5mo	$560,000	$237	64
4315 S Miro St	0.26mi	3/2.5	2,366 (-12%)	5mo	$600,000	$254	63
4629 Willow St	0.67mi	3/2.5	2,549 (-6%)	4mo	$420,000	$165	56
5534 S Galvez St	0.72mi	3/3.0	2,589 (-4%)	4mo	$465,000	$180	54
4221 S Robertson St	0.69mi	3/2.5	2,457 (-9%)	4mo	$550,000	$224	50
1643 S Norman Francis Pkwy	0.73mi	4/2.5 (+1)	2,879 (+6%)	3mo	$570,000	$198	48
1225 S Dupre St	0.62mi	4/2.5 (+1)	2,424 (-10%)	2mo	$325,000	$134	47
3425 Vincennes Pl	0.71mi	3/2.0	2,361 (-13%)	2mo	$432,500	$183	42
3518 Octavia St	0.62mi	4/3.0 (+1)	3,066 (+13%)	7mo	$570,000	$186	36

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.75×
• Total profit: $-11,922
• Equity at exit: $25,348

10-year hold

• IRR: -1.7%
• Equity multiple: 0.90×
• Total profit: $-4,822
• Equity at exit: $14,698

Cash invested: $47,600 (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 70125

• Home prices YoY: -16.3%
• Rents YoY: 0.7%
• Active inventory: 217
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,669 high
• Mortgage (P&I): −$891
• Tax from tax record: −$387 /mo · $4,648/yr
• Insurance: −$71
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $333

Break-even live

Break-even rent $2,248

Max offer price $170,000

Occupancy floor 83%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3200 Washington Ave Unit NA New Orleans, LA	4.0	3.0	2490	$3,400	$1.37	3d	1	0.21mi
3044 Louisiana Avenue Pkwy New Orleans, LA	3.0	2.0	1800	$1,900	$1.06	23d	1	0.27mi
4027 S Derbigny St New Orleans, LA	3.0	2.0	2950	$1,950	$0.66	23d	1	0.28mi
3035 Delachaise St New Orleans, LA	3.0	1.0	1968	$1,750	$0.89	2d	1	0.29mi
4442 S Johnson St Unit 4442 New Orleans, LA	4.0	4.5	3000	$4,500	$1.50	11d	1	0.39mi
3350 Jena St New Orleans, LA	3.0	2.5	2200	$2,500	$1.14	43d	1	0.41mi
2717 Milan St New Orleans, LA	3.0	1.5	1850	$1,650	$0.89	14d	1	0.57mi
2608 Magnolia St New Orleans, LA	4.0	2.5	1950	$3,200	$1.64	43d	1	0.60mi
4120 Erato St New Orleans, LA	3.0	2.0	2250	$1,750	$0.78	23d	1	0.63mi
2600 Peniston St New Orleans, LA	4.0	2.0	2342	$3,500	$1.49	43d	1	0.64mi
3737 Nashville Ave New Orleans, LA	4.0	2.0	2000	$3,400	$1.70	21d	1	0.66mi
5533 S Tonti St New Orleans, LA	4.0	4.0	3000	$3,000	$1.00	14d	1	0.67mi
3816 State Street Dr New Orleans, LA	2.0	2.0	2828	$2,250	$0.80	16d	1	0.77mi
1407 Magnolia St New Orleans, LA	3.0	2.0	1824	$1,500	$0.82	23d	1	0.80mi
2625 Jefferson Ave New Orleans, LA	4.0	2.0	2000	$2,600	$1.30	43d	1	0.85mi
2231 S Liberty St New Orleans, LA	3.0	3.5	1752	$2,000	$1.14	17d	1	0.87mi
5718 Cucullu St New Orleans, LA	4.0	3.0	1873	$2,500	$1.33	17d	1	0.91mi
2308 Jena St New Orleans, LA	3.0	2.5	2550	$3,300	$1.29	43d	1	0.92mi
4435 Loyola Ave New Orleans, LA	3.0	2.0	1973	$2,900	$1.47	16d	1	0.97mi
2824 Calhoun St Unit A New Orleans, LA	3.0	2.0	1828	$3,900	$2.13	43d	1	0.99mi
2738 Calhoun St New Orleans, LA	4.0	2.0	1900	$4,800	$2.53	3d	1	1.01mi
2338 Audubon St New Orleans, LA	3.0	2.0	1935	$2,000	$1.03	3d	1	1.01mi
3212 Danneel St New Orleans, LA	3.0	2.0	1945	$2,000	$1.03	23d	1	1.04mi
5516 S Robertson St Unit A New Orleans, LA	3.0	2.5	3614	$2,800	$0.77	43d	1	1.06mi
5830 Clara St Unit 1 New Orleans, LA	4.0	2.0	2100	$4,500	$2.14	43d	1	1.06mi
2616 Calhoun St New Orleans, LA	4.0	2.5	2850	$2,500	$0.88	43d	1	1.06mi
2217 Jefferson Ave Unit none New Orleans, LA	3.0	2.0	2500	$2,500	$1.00	43d	1	1.07mi
2229 Joseph St New Orleans, LA	4.0	2.0	1830	$4,000	$2.19	17d	1	1.07mi
2306 Octavia St New Orleans, LA	3.0	2.0	2254	$2,650	$1.18	3d	1	1.08mi
2205 Jefferson Ave New Orleans, LA	3.0	2.0	1800	$2,100	$1.17	10d	1	1.08mi
2201 Broadway St Unit 2 New Orleans, LA	4.0	2.0	2000	$3,000	$1.50	43d	1	1.09mi
2322 Nashville Ave New Orleans, LA	4.0	2.0	2249	$2,750	$1.22	43d	1	1.10mi
2503 Calhoun St New Orleans, LA	3.0	2.0	1800	$3,000	$1.67	17d	1	1.10mi
4213 Dryades St New Orleans, LA	4.0	2.0	2000	$2,800	$1.40	23d	1	1.12mi
2301 Dryades St New Orleans, LA	3.0	3.0	2070	$3,000	$1.45	3d	1	1.13mi
1907 Napoleon Ave New Orleans, LA	4.0	2.0	2500	$2,800	$1.12	17d	1	1.14mi
2432 Calhoun St Unit A New Orleans, LA	3.0	2.0	1983	$4,400	$2.22	21d	1	1.14mi
2432 Calhoun St New Orleans, LA	4.0	2.0	3300	$4,400	$1.33	17d	1	1.14mi
2625 Baronne St Unit 1 New Orleans, LA	3.0	1.5	2100	$2,600	$1.24	43d	1	1.15mi
7325 Sycamore St New Orleans, LA	4.0	3.0	2500	$2,350	$0.94	23d	1	1.18mi

Listing history 18 events

1. 2026-06-18
   days on market $170,000 Active 42 DOM
2. 2026-06-17
   days on market $170,000 Active 41 DOM
3. 2026-06-16
   days on market $170,000 Active 40 DOM
4. 2026-06-15
   days on market $170,000 Active 39 DOM
5. 2026-06-13
   days on market $170,000 Active 37 DOM
6. 2026-06-10
   pricedays on market $170,000 Active 34 DOM
7. 2026-06-09
   days on market $200,000 Active 33 DOM

   Show marketing remark (136 chars)

   This spacious single family home is ready for some TLC. Featuring 3 Bedroom and 2.5 Baths in an open floor plan with a lot of potential.

8. 2026-06-08
   days on market $200,000 Active 32 DOM
9. 2026-06-07
   days on market $200,000 Active 31 DOM
10. 2026-06-05
    days on market $200,000 Active 28 DOM
11. 2026-06-03
    days on market $200,000 Active 27 DOM
12. 2026-06-02
    days on market $200,000 Active 26 DOM
13. 2026-06-01
    days on market $200,000 Active 25 DOM
14. 2026-05-31
    days on market $200,000 Active 24 DOM
15. 2026-05-04
    listed $200,000 Active 136-char remark

    Show marketing remark (136 chars)

    This spacious single family home is ready for some TLC. Featuring 3 Bedroom and 2.5 Baths in an open floor plan with a lot of potential.

16. 2026-05-04
    listed $200,000 Active 136-char remark

    Show marketing remark (136 chars)

    This spacious single family home is ready for some TLC. Featuring 3 Bedroom and 2.5 Baths in an open floor plan with a lot of potential.

17. 2025-02-10
    listed $250,000 Active
18. 1990-07-30
    soldstatus $25,000

ⓘ 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: $4,648 · $387/mo
• Projected year-2 tax: $4,648 · $387/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 AE · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,031
• − Mortgage interest: −$9,523
• − Property taxes: −$4,648
• − Insurance: −$5,968
• − Repairs & maintenance: −$2,562
• − Management: −$2,562
• − Depreciation: −$4,945
• Taxable income: $1,821
• Est. tax owed @ 24.0%: −$437
• After-tax cash flow: $3,553/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): 17,821
• Household income: $61,174
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 1270.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 51% White 32% Hispanic / Latino 9% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 1% Chinese 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: ▼ -49.68%
• Current HPI: 255.5998
• Rent YoY: ▲ 0.73%
• 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

+580.0% since first listed

6 events — show timeline

• 2026-06-09 Price Changed $170,000 AcadianaMLS
• 2026-06-09 Price Changed $170,000 GSREIN
• 2026-05-04 Listed $200,000 GSREIN
• 2026-05-04 Listed $200,000 AcadianaMLS
• 2025-02-10 Listed $250,000 AcadianaMLS
• 1990-07-30 Sold (Public Records) $25,000 Public Records

Property tax history

+18.8%/yr

Latest (2026): $4,648 · +522.8% YoY. Source: county tax records.