1129 Southlawn Blvd · New Orleans, LA 70114

$70,000

3 bd · 1.0 ba · 915 sqft · SingleFamily public records · 53 Days on market

Built 1980 5,227 sqft lot Est $109k · 36% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST REDUCED!!! CALLING ALL INVESTORS!!! 3 Bedroom / 1 Bath cottage located in the heart of Algiers between General Mayer and Patterson Dr. This home features a front porch, carport, and fenced yard. Raised, wood frame construction with old charm and character. Sold in As-is condition. Utilities will not be connected prior to sale due to repairs and permits being needed. Great opportunity for a fix and flip or rent! Won't last long! Call your agent today to schedule your private showing.

Key facts

• 5,227 sq ft lot
• Parking
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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 (-0.7%/yr); 265 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); lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 43% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $10k (12%) 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.22% ✓
• Cap rate: 19.22%
• Cash-on-cash: 46.16%
• DSCR: 3.05
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $108,885
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1148 Southlawn Blvd	0.05mi	3/1.5	1,013 (+11%)	4mo	$137,700	$136	75
1616 Tita St	0.48mi	3/1.0	936 (+2%)	1mo	$130,000	$139	73
1413 Shirley Dr	0.54mi	2/1.0 (-1)	950 (+4%)	2mo	$92,700	$98	62
1103 Shirley Dr	0.41mi	3/2.0	930 (+2%)	24mo	$85,000	$91	54
3139 Lamarque St	0.26mi	2/1.0 (-1)	780 (-15%)	14mo	$26,500	$34	46
1415 Farragut St	0.65mi	3/2.0	966 (+6%)	20mo	$175,000	$181	40
1249 Lauradale Dr	0.52mi	3/1.0	1,036 (+13%)	18mo	$102,000	$98	39
1522 Tita St	0.42mi	3/1.0	1,050 (+15%)	21mo	$125,000	$119	38

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: 35.2%
• Equity multiple: 2.43×
• Total profit: $27,944
• Equity at exit: $10,437

10-year hold

• IRR: 40.3%
• Equity multiple: 4.23×
• Total profit: $63,347
• Equity at exit: $6,052

Cash invested: $19,600 (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 70114

• Rents YoY: -0.7%
• Active inventory: 265
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$367
• Tax from tax record: −$78 /mo · $931/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $687

Break-even live

Break-even rent $684

Max offer price $70,000

Occupancy floor 51%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Southlawn Blvd New Orleans, LA	3.0	2.0	950	$1,725	$1.82	23d	1	0.09mi
1227 Flanders St New Orleans, LA	2.0	1.0	900	$1,000	$1.11	23d	1	0.35mi
1313 Flanders St New Orleans, LA	2.0	1.0	900	$1,295	$1.44	20d	1	0.38mi
1565 Murl St Unit B New Orleans, LA	2.0	2.0	1100	$1,100	$1.00	23d	1	0.43mi
3102 Lawrence St New Orleans, LA	2.0	1.0	950	$1,500	$1.58	23d	1	0.45mi
1625 Lauradale Dr New Orleans, LA	3.0	2.0	1029	$1,700	$1.65	3d	1	0.68mi
735 Lees Ln Unit 2 New Orleans, LA	2.0	1.0	1000	$1,600	$1.60	23d	1	0.74mi
1421 Numa St Unit 1421 New Orleans, LA	3.0	2.0	861	$1,400	$1.63	23d	1	0.74mi
1421 23 Numa St New Orleans, LA	3.0	2.0	861	$1,400	$1.63	1d	1	0.75mi
1421 23 Numa St New Orleans, LA	3.0	2.0	861	$1,400	$1.63	14d	1	0.75mi
1418 Behrman Ave New Orleans, LA	2.0	1.0	876	$1,400	$1.60	15d	1	0.78mi
5434 Chartres St New Orleans, LA	2.0	1.0	800	$1,150	$1.44	23d	1	0.85mi
1510 Sumner St New Orleans, LA	2.0	1.0	950	$1,474	$1.55	15d	1	0.87mi
1945 Pace Blvd Unit 104 New Orleans, LA	2.0	1.0	1000	$1,250	$1.25	23d	1	0.89mi
1945 Pace Blvd Apt 101 New Orleans, LA	2.0	1.0	1000	$1,250	$1.25	10d	1	0.89mi
2002 Pace Blvd Unit 103 New Orleans, LA	3.0	2.0	1000	$1,500	$1.50	14d	1	0.89mi
810 Whitney Ave New Orleans, LA	2.0	1.0	900	$1,250	$1.39	11d	1	0.93mi
816 Forstall St New Orleans, LA	3.0	1.0	850	$1,600	$1.88	23d	1	1.03mi
2243 Kraft Pl New Orleans, LA	2.0	1.0	865	$1,200	$1.39	23d	1	1.04mi
6019 Royal St New Orleans, LA	2.0	1.0	790	$1,200	$1.52	23d	1	1.04mi
4801 Dauphine St Unit B New Orleans, LA	2.0	1.0	875	$1,100	$1.26	23d	1	1.05mi
335 Whitney Ave New Orleans, LA	2.0	1.0	1100	$1,575	$1.43	23d	1	1.06mi
1310 Red Allen Way Unit 2A New Orleans, LA	2.0	1.0	600	$1,250	$2.08	23d	1	1.07mi
5109 Burgundy St New Orleans, LA	2.0	1.0	1122	$1,474	$1.31	16d	1	1.08mi
740 Thayer Unit 2A New Orleans, LA	2.0	2.0	950	$1,350	$1.42	23d	1	1.08mi
920 Forstall St New Orleans, LA	2.0	1.0	800	$1,600	$2.00	23d	1	1.10mi
918 Forstall St New Orleans, LA	2.0	1.0	800	$2,290	$2.86	23d	1	1.10mi
924 Deslonde St Unit B New Orleans, LA	2.0	1.0	658	$1,250	$1.90	23d	1	1.14mi
716 Delery St Unit 716 New Orleans, LA	2.0	1.0	900	$1,200	$1.33	23d	1	1.14mi
4826 N Rampart St Unit 4826 New Orleans, LA	2.0	1.0	850	$1,200	$1.41	23d	1	1.15mi
4824 N Rampart St New Orleans, LA	2.0	1.0	606	$1,450	$2.39	23d	1	1.15mi
4824 N Rampart St New Orleans, LA	2.0	1.0	606	$1,450	$2.39	3d	1	1.15mi
18 Saint Claude Ct New Orleans, LA	3.0	1.0	864	$1,200	$1.39	11d	1	1.18mi
6530 Royal St Arabi, LA	2.0	2.0	860	$1,550	$1.80	43d	1	1.19mi
6038 N Rampart St New Orleans, LA	3.0	2.0	1080	$1,795	$1.66	23d	1	1.22mi
623 France St New Orleans, LA	2.0	2.0	982	$2,600	$2.65	43d	1	1.22mi
909 Atlantic Ave New Orleans, LA	2.0	1.0	741	$1,200	$1.62	23d	1	1.24mi
625 Atlantic Ave New Orleans, LA	2.0	1.0	780	$1,400	$1.79	16d	1	1.26mi
1006 Newton St New Orleans, LA	2.0	1.0	525	$850	$1.62	23d	1	1.27mi
6608 Dauphine St Arabi, LA	2.0	1.0	989	$1,395	$1.41	10d	1	1.27mi

Listing history 10 events

1. 2026-04-03
   status Pending 492-char remark

   Show marketing remark (492 chars)

   JUST REDUCED!!! CALLING ALL INVESTORS!!! 3 Bedroom / 1 Bath cottage located in the heart of Algiers between General Mayer and Patterson Dr. This home features a front porch, carport, and fenced yard. Raised, wood frame construction with old charm and character. Sold in As-is condition. Utilities will not be connected prior to sale due to repairs and permits being needed. Great opportunity for a fix and flip or rent! Won't last long! Call your agent today to schedule your private showing.

2. 2026-04-03
   status Pending

   Show marketing remark (492 chars)

   JUST REDUCED!!! CALLING ALL INVESTORS!!! 3 Bedroom / 1 Bath cottage located in the heart of Algiers between General Mayer and Patterson Dr. This home features a front porch, carport, and fenced yard. Raised, wood frame construction with old charm and character. Sold in As-is condition. Utilities will not be connected prior to sale due to repairs and permits being needed. Great opportunity for a fix and flip or rent! Won't last long! Call your agent today to schedule your private showing.

3. 2026-03-12
   price $70,000 492-char remark

   Show marketing remark (492 chars)

   JUST REDUCED!!! CALLING ALL INVESTORS!!! 3 Bedroom / 1 Bath cottage located in the heart of Algiers between General Mayer and Patterson Dr. This home features a front porch, carport, and fenced yard. Raised, wood frame construction with old charm and character. Sold in As-is condition. Utilities will not be connected prior to sale due to repairs and permits being needed. Great opportunity for a fix and flip or rent! Won't last long! Call your agent today to schedule your private showing.

4. 2026-03-12
   price $70,000

   Show marketing remark (492 chars)

   JUST REDUCED!!! CALLING ALL INVESTORS!!! 3 Bedroom / 1 Bath cottage located in the heart of Algiers between General Mayer and Patterson Dr. This home features a front porch, carport, and fenced yard. Raised, wood frame construction with old charm and character. Sold in As-is condition. Utilities will not be connected prior to sale due to repairs and permits being needed. Great opportunity for a fix and flip or rent! Won't last long! Call your agent today to schedule your private showing.

5. 2026-02-09
   listed $80,000 Active 492-char remark

   Show marketing remark (492 chars)

   JUST REDUCED!!! CALLING ALL INVESTORS!!! 3 Bedroom / 1 Bath cottage located in the heart of Algiers between General Mayer and Patterson Dr. This home features a front porch, carport, and fenced yard. Raised, wood frame construction with old charm and character. Sold in As-is condition. Utilities will not be connected prior to sale due to repairs and permits being needed. Great opportunity for a fix and flip or rent! Won't last long! Call your agent today to schedule your private showing.

6. 2026-02-09
   listed $80,000 Active

   Show marketing remark (492 chars)

   JUST REDUCED!!! CALLING ALL INVESTORS!!! 3 Bedroom / 1 Bath cottage located in the heart of Algiers between General Mayer and Patterson Dr. This home features a front porch, carport, and fenced yard. Raised, wood frame construction with old charm and character. Sold in As-is condition. Utilities will not be connected prior to sale due to repairs and permits being needed. Great opportunity for a fix and flip or rent! Won't last long! Call your agent today to schedule your private showing.

7. 2005-07-15
   soldstatus $95,000
8. 2005-01-28
   listed $95,000
9. 2005-01-28
   listed $95,000
10. 1994-11-17
    soldstatus $36,000

ⓘ 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: $931 · $78/mo
• Projected year-2 tax: $931 · $78/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 ≥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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,649
• − Mortgage interest: −$3,921
• − Property taxes: −$931
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$2,036
• Taxable income: $7,629
• Est. tax owed @ 24.0%: −$1,831
• After-tax cash flow: $6,418/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): 22,659
• Household income: $43,493
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 2240.0

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 (72%)
• Race & ethnicity: Black 72% White 16% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 2% 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: ▼ -98.56%
• Current HPI: 149.0172
• Rent YoY: ▼ -0.72%
• 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

+94.4% since first listed

10 events — show timeline

• 2026-04-03 Pending — AcadianaMLS
• 2026-04-03 Pending — GSREIN
• 2026-03-12 Price Changed $70,000 AcadianaMLS
• 2026-03-12 Price Changed $70,000 GSREIN
• 2026-02-09 Listed $80,000 GSREIN
• 2026-02-09 Listed $80,000 AcadianaMLS
• 2005-07-15 Sold (MLS) $95,000 GSREIN
• 2005-01-28 Listed $95,000 GSREIN
• 2005-01-28 Listed $95,000 AcadianaMLS
• 1994-11-17 Sold (Public Records) $36,000 Public Records

Property tax history

+7.8%/yr

Latest (2026): $931 · +0.0% YoY. Source: county tax records.