7562 Forum Blvd · New Orleans, LA 70128

$125,000

3 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 117 Days on market

Built 1977 $91/sqft · 7% below area Est $135k · 7% under

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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 +25.9/30.0
• ARV discount +10.8/15.0
• DSCR +8.7/10.0
• 1% rule +6.8/10.0
• 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

Charming well-maintained 4 bedroom and 2 full bath home. Neatly manicured lawn. Garage provides convenient parking. Includes a bonus room that could be used as an office, playroom, or an extra bedroom. Whether you're a first-time buyer, downsizing, or looking for a great investment opportunity, this home is ready for its next owner. Schedule your private showing today and imagine the possibilities! 100% financing available. Send an offer!!

Key facts

• Bonus room
• Garage
• Built 1977

Tags

• NEATLY MANICURED LAWN
• BONUS ROOM

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 $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 106 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $125k implies a 248% gain — meaningful room to come down on a strong offer.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.18% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.50%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $135,049
• List price: $125,000
• Delta: -7.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7562 Forum Blvd	0.00mi	4/2.0 (+1)	1,380 (0%)	1mo	$98,000	$71	94
7663 Stonewood St	0.22mi	3/2.0	1,375 (-0%)	7mo	$90,000	$65	83
14737 Emory Rd	0.16mi	3/2.0	1,344 (-3%)	10mo	$145,000	$108	80
7633 Stonewood St	0.20mi	3/2.0	1,267 (-8%)	2mo	$125,000	$99	75
14754 Beekman. Rd	0.26mi	4/2.0 (+1)	1,500 (+9%)	1mo	$50,000	$33	68
7500 Avon Park Blvd	0.14mi	3/2.0	1,238 (-10%)	15mo	$80,000	$65	63
14812 Emory Rd	0.18mi	3/2.0	1,554 (+13%)	10mo	$150,000	$97	62
7009 Pinebrook Dr	0.63mi	3/2.0	1,400 (+1%)	11mo	$169,900	$121	59
7540 Pineridge St	0.33mi	3/2.0	1,480 (+7%)	18mo	$120,000	$81	58
8014 Buffalo Rd	0.36mi	4/2.0 (+1)	1,506 (+9%)	7mo	$170,000	$113	57
8016 W Little Woods Dr	0.38mi	3/2.0	1,250 (-9%)	20mo	$70,000	$56	50
7725 Tricia Ct	0.64mi	3/2.0	1,546 (+12%)	5mo	$150,000	$97	46

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-4,927
• Equity at exit: $18,638

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $15,623
• 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: 106
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,481 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $240

Break-even live

Break-even rent $1,178

Max offer price $125,000

Occupancy floor 79%

Sensitivity live

Price	-10% $326	-5% $283	+0% $240	+5% $196	+10% $153
Rent	-10% $123	-5% $181	+0% $240	+5% $298	+10% $357
Rate	-1.0pp $303	-0.5pp $271	base $240	+0.5pp $207	+1.0pp $174

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14509 Duane Rd New Orleans, LA	2.0	1.0	1150	$1,518	$1.32	24d	1	0.07mi
14530 Duane Rd New Orleans, LA	3.0	1.0	1150	$1,450	$1.26	4d	1	0.07mi
14530 Duane Rd New Orleans, LA	3.0	1.0	1150	$1,450	$1.26	4d	1	0.07mi
7505 Shorewood Blvd New Orleans, LA	4.0	2.0	1700	$1,800	$1.06	24d	1	0.09mi
14724 Emory Rd New Orleans, LA	3.0	2.0	1400	$1,500	$1.07	24d	1	0.13mi
14900 Curran Rd New Orleans, LA	3.0	2.0	1221	$1,250	$1.02	24d	1	0.22mi
7808 Sun St New Orleans, LA	4.0	1.5	1500	$1,950	$1.30	24d	1	0.25mi
7843 Sail St New Orleans, LA	3.0	1.5	1500	$1,200	$0.80	24d	1	0.27mi
7849 Sail St New Orleans, LA	3.0	2.0	1395	$1,200	$0.86	24d	1	0.28mi
7851 Sail St New Orleans, LA	3.0	2.0	1395	$1,200	$0.86	24d	1	0.28mi
7825 Star St New Orleans, LA	2.0	1.0	982	$1,250	$1.27	24d	1	0.32mi
14031 Linden St New Orleans, LA	3.0	2.0	1200	$1,400	$1.17	24d	1	0.42mi
7501 Briarwood Dr New Orleans, LA	3.0	2.0	1500	$1,850	$1.23	24d	1	0.68mi
12345 I 10 Service Rd New Orleans, LA	1.0–2.0	1.0–2.0	746	$1,125	$1.51	3d	200	1.38mi

Listing history 7 events

1. 2026-05-16
   status Pending 443-char remark

   Show marketing remark (443 chars)

   Charming well-maintained 4 bedroom and 2 full bath home. Neatly manicured lawn. Garage provides convenient parking. Includes a bonus room that could be used as an office, playroom, or an extra bedroom. Whether you're a first-time buyer, downsizing, or looking for a great investment opportunity, this home is ready for its next owner. Schedule your private showing today and imagine the possibilities! 100% financing available. Send an offer!!

2. 2026-05-15
   status Pending 449-char remark

   Show marketing remark (449 chars)

   Charming well-maintained 4 bedroom and 2 full bath home. Neatly manicured lawn. Garage provides convenient parking. Includes a bonus room that could be used as an office, playroom, or an extra bedroom. Whether you’re a first-time buyer, downsizing, or looking for a great investment opportunity, this home is ready for its next owner. Schedule your private showing today and imagine the possibilities! 100% financing available. Send an offer!!

3. 2026-04-26
   price $125,000 443-char remark

   Show marketing remark (449 chars)

   Charming well-maintained 4 bedroom and 2 full bath home. Neatly manicured lawn. Garage provides convenient parking. Includes a bonus room that could be used as an office, playroom, or an extra bedroom. Whether you’re a first-time buyer, downsizing, or looking for a great investment opportunity, this home is ready for its next owner. Schedule your private showing today and imagine the possibilities! 100% financing available. Send an offer!!

4. 2026-04-26
   price $125,000 449-char remark

   Show marketing remark (449 chars)

   Charming well-maintained 4 bedroom and 2 full bath home. Neatly manicured lawn. Garage provides convenient parking. Includes a bonus room that could be used as an office, playroom, or an extra bedroom. Whether you’re a first-time buyer, downsizing, or looking for a great investment opportunity, this home is ready for its next owner. Schedule your private showing today and imagine the possibilities! 100% financing available. Send an offer!!

5. 2026-01-17
   listed $150,000 Active 443-char remark

   Show marketing remark (449 chars)

   Charming well-maintained 4 bedroom and 2 full bath home. Neatly manicured lawn. Garage provides convenient parking. Includes a bonus room that could be used as an office, playroom, or an extra bedroom. Whether you’re a first-time buyer, downsizing, or looking for a great investment opportunity, this home is ready for its next owner. Schedule your private showing today and imagine the possibilities! 100% financing available. Send an offer!!

6. 2026-01-17
   listed $150,000 Active 449-char remark

   Show marketing remark (449 chars)

   Charming well-maintained 4 bedroom and 2 full bath home. Neatly manicured lawn. Garage provides convenient parking. Includes a bonus room that could be used as an office, playroom, or an extra bedroom. Whether you’re a first-time buyer, downsizing, or looking for a great investment opportunity, this home is ready for its next owner. Schedule your private showing today and imagine the possibilities! 100% financing available. Send an offer!!

7. 1977-09-02
   soldstatus $35,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 22 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: $17,772
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$3,636
• Taxable income: $993
• Est. tax owed @ 24.0%: −$238
• After-tax cash flow: $2,638/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

+248.2% since first listed

7 events — show timeline

• 2026-05-16 Pending — AcadianaMLS
• 2026-05-15 Pending — GSREIN
• 2026-04-26 Price Changed $125,000 AcadianaMLS
• 2026-04-26 Price Changed $125,000 GSREIN
• 2026-01-17 Listed $150,000 GSREIN
• 2026-01-17 Listed $150,000 AcadianaMLS
• 1977-09-02 Sold (Public Records) $35,900 Public Records

Property tax history

+0.8%/yr

Latest (2026): $74 · +0.0% YoY. Source: county tax records.