2528 Jonquil St · New Orleans, LA 70122

$189,000

3 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 72 Days on market

Built 1957 $161/sqft · at area comps Est $186k · at est.

---

Why this score? — see what drove the D+ 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 +18.5/30.0
• ARV discount +6.7/15.0
• DSCR +5.8/10.0
• 1% rule +4.0/10.0
• 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

Welcome to a true New Orleans gem in the heart of Gentilly, offering something for every type of buyer! Whether you're a first-time homebuyer, investor, or seeking a property for long- or short-term rentals, this home checks all the boxes. This well-maintained and lovingly cared-for property features beautiful hardwood flooring throughout, no carpet anywhere. Inside, you'll find super spacious sized bedrooms and a roomy bathroom complete with a relaxing jetted tub and a separate stand-up shower. The kitchen comes fully equipped with all appliances, including a refrigerator, gas range/oven, and microwave, making it truly move-in ready. Step outside and enjoy a large backyard great for entertaining, along with a garage and additional storage space to meet all your needs. Don't miss your opportunity to tour this incredible property--schedule your showing today! Please allow a 24-hour notice for all appointments.

Key facts

• Parking
• Built 1957
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (10.0% below list).
• Recommended offer: $170k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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.
• Zoned schools: Benjamin Franklin Elem. Math And Science (math 12% / reading 23%, grade F, #479 of 646 statewide, top 75%, 747 students, 98% FRL, charter) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.6%/yr); 336 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 41% of the median local income ($49k/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 $1k of loan paydown is wiped out by about $6k 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 72 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $148k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $170,125 (10.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.08%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

• ARV (median comp): $185,717
• List price: $189,000
• Delta: 1.77%
• 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
3838 Clematis St	0.16mi	3/1.5	1,213 (+3%)	3mo	$235,000	$194	83
3824 Piedmont Dr	0.22mi	3/2.0	1,246 (+6%)	1mo	$234,000	$188	79
4079 Clematis St	0.27mi	3/2.0	1,100 (-6%)	0mo	$245,000	$223	76
4011 Clematis St	0.19mi	3/1.0	1,089 (-7%)	1mo	$67,500	$62	74
2546 Elder St	0.28mi	2/1.0 (-1)	1,140 (-3%)	2mo	$126,900	$111	72
2567 Lavender St	0.06mi	3/1.5	1,326 (+13%)	3mo	$175,000	$132	71
2519 Jasmine St	0.19mi	3/1.0	1,002 (-15%)	1mo	$187,000	$187	62
3719 Piedmont Dr	0.18mi	2/1.0 (-1)	1,020 (-13%)	1mo	$194,000	$190	60
3616 Marigny St	0.43mi	2/1.0 (-1)	1,061 (-10%)	3mo	$200,000	$189	52
4631 Painters St	0.52mi	3/2.0	1,345 (+14%)	3mo	$239,000	$178	49
4915 Painters St	0.75mi	3/2.0	1,331 (+13%)	1mo	$320,000	$240	42
4630 Eastern St	0.63mi	2/1.0 (-1)	1,350 (+15%)	1mo	$275,000	$204	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.46×
• Total profit: $-28,392
• Equity at exit: $28,181

10-year hold

• IRR: -12.8%
• Equity multiple: 0.34×
• Total profit: $-34,752
• Equity at exit: $16,341

Cash invested: $52,920 (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 70122

• Rents YoY: -0.6%
• Active inventory: 336
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,701 high
• Mortgage (P&I): −$991
• Tax from tax record: −$94 /mo · $1,127/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $114

Break-even live

Break-even rent $1,557

Max offer price $189,000

Occupancy floor 88%

Sensitivity live

Price	-10% $221	-5% $167	+0% $114	+5% $60	+10% $7
Rent	-10% $-21	-5% $46	+0% $114	+5% $181	+10% $248
Rate	-1.0pp $209	-0.5pp $162	base $114	+0.5pp $65	+1.0pp $15

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2558 Acacia St New Orleans, LA	2.0	1.0	900	$1,500	$1.67	25d	1	0.15mi
2425 Jonquil St New Orleans, LA	2.0	2.0	1038	$1,500	$1.45	25d	1	0.15mi
4023 Franklin Ave New Orleans, LA	3.0	2.0	1000	$1,700	$1.70	4d	1	0.15mi
2650 Gladiolus St New Orleans, LA	2.0	1.0	900	$1,600	$1.78	25d	1	0.16mi
2671 Gladiolus St Unit 2669 New Orleans, LA	2.0	1.0	830	$1,250	$1.51	25d	1	0.20mi
2647 Myrtle St Unit 2647 New Orleans, LA	4.0	2.0	1445	$2,550	$1.76	45d	1	0.22mi
2702 Clover St New Orleans, LA	2.0	2.0	880	$1,300	$1.48	25d	1	0.23mi
2700 Clover St New Orleans, LA	2.0	1.0	800	$1,250	$1.56	25d	1	0.23mi
2509 Sage St New Orleans, LA	3.0	1.0	1250	$1,650	$1.32	23d	1	0.28mi
2646 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	19d	1	0.30mi
2644 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	19d	1	0.30mi
3540 Clermont Dr New Orleans, LA	3.0	2.0	1248	$1,975	$1.58	25d	1	0.31mi
2754 Jasmine St New Orleans, LA	3.0	1.0	1020	$1,750	$1.72	25d	1	0.34mi
2739 Bay St Unit B New Orleans, LA	4.0	2.0	1400	$1,800	$1.29	22d	1	0.43mi
2844 Hiawatha St New Orleans, LA	2.0	1.0	975	$1,475	$1.51	25d	1	0.44mi
3327 Elysian Fields Ave New Orleans, LA	3.0	1.0	1200	$1,300	$1.08	25d	1	0.58mi
2661 Abundance St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	25d	1	0.62mi
4616 Marigny St New Orleans, LA	2.0	1.0	1020	$1,750	$1.72	23d	1	0.66mi
4618 Marigny St New Orleans, LA	3.0	1.0	1320	$1,900	$1.44	25d	1	0.66mi
4681 Eastern St New Orleans, LA	2.0	1.0	1100	$1,400	$1.27	18d	1	0.68mi
3001 Marigny St New Orleans, LA	2.0	1.0	1250	$1,400	$1.12	25d	1	0.71mi
4767 Lafaye St New Orleans, LA	3.0	2.0	1469	$2,000	$1.36	25d	1	0.74mi
3956 Pauger St New Orleans, LA	2.0	2.0	1200	$1,550	$1.29	25d	1	0.76mi
2812 Spain St New Orleans, LA	2.0	1.0	870	$1,275	$1.47	3d	1	0.77mi
4926 Venus St Unit 4926 New Orleans, LA	2.0	1.0	800	$1,200	$1.50	5d	1	0.78mi
3515 Saint Anthony Ave New Orleans, LA	3.0	2.0	1366	$2,500	$1.83	25d	1	0.78mi
4304 Pauger St New Orleans, LA	2.0	1.0	1345	$1,450	$1.08	5d	1	0.79mi
213 Warrington Dr New Orleans, LA	2.0	1.0	975	$1,500	$1.54	23d	1	0.80mi
2152 Abundance St Unit 2152 New Orleans, LA	3.0	2.0	1100	$1,599	$1.45	5d	1	0.82mi
2152 Abundance St Unit A New Orleans, LA	3.0	1.0	800	$1,599	$2.00	5d	1	0.82mi
4936 Baccich St New Orleans, LA	3.0	1.0	1053	$1,700	$1.61	25d	1	0.83mi
2325 Florida Ave New Orleans, LA	2.0	1.0	796	$1,025	$1.29	5d	1	0.85mi
4951 Eastern St New Orleans, LA	2.0	1.0	850	$1,350	$1.59	25d	1	0.87mi
3420 Annette St New Orleans, LA	2.0	1.0	900	$1,200	$1.33	4d	1	0.90mi
3316 Metropolitan St New Orleans, LA	3.0	2.0	1184	$1,700	$1.44	25d	1	0.99mi
4736 Saint Anthony Ave New Orleans, LA	3.0	1.0	1100	$1,800	$1.64	18d	1	1.02mi
2048 Florida Ave New Orleans, LA	2.0	1.0	1200	$2,000	$1.67	19d	1	1.03mi
1868 Benefit St New Orleans, LA	2.0	1.0	700	$1,100	$1.57	25d	1	1.05mi
2338 40 Annette St New Orleans, LA	3.0	1.0	1150	$1,385	$1.20	22d	1	1.06mi
2423 Saint Roch Ave New Orleans, LA	2.0	1.0	925	$1,350	$1.46	25d	1	1.06mi

Listing history 25 events

1. 2026-06-21
   days on market $189,000 Active 72 DOM
2. 2026-06-18
   days on market $189,000 Active 69 DOM
3. 2026-06-17
   days on market $189,000 Active 68 DOM
4. 2026-06-16
   days on market $189,000 Active 67 DOM
5. 2026-06-15
   days on market $189,000 Active 66 DOM
6. 2026-06-13
   days on market $189,000 Active 64 DOM
7. 2026-06-10
   days on market $189,000 Active 61 DOM
8. 2026-06-09
   days on market $189,000 Active 60 DOM
9. 2026-06-08
   days on market $189,000 Active 59 DOM
10. 2026-06-07
    days on market $189,000 Active 58 DOM
11. 2026-06-05
    pricedays on market $189,000 Active 55 DOM
12. 2026-06-03
    days on market $195,000 Active 54 DOM
13. 2026-06-02
    days on market $195,000 Active 53 DOM
14. 2026-06-01
    days on market $195,000 Active 52 DOM
15. 2026-05-31
    days on market $195,000 Active 51 DOM
16. 2026-04-28
    price $195,000 922-char remark

    Show marketing remark (939 chars)

    Welcome to a true New Orleans gem in the heart of Gentilly, offering something for every type of buyer! Whether you're a first-time homebuyer, investor, or seeking a property for long- or short-term rentals, this home checks all the boxes. This well-maintained and lovingly cared-for property features beautiful hardwood flooring throughout, no carpet anywhere. Inside, you’ll find super spacious sized bedrooms and a roomy bathroom complete with a relaxing jetted tub and a separate stand-up shower. The kitchen comes fully equipped with all appliances, including a refrigerator, gas range/oven, and microwave, making it truly move-in ready. Step outside and enjoy a large backyard great for entertaining, along with a garage and additional storage space to meet all your needs. Don’t miss your opportunity to tour this incredible property—schedule your showing today! Please allow a 24-hour notice for all appointments.

17. 2026-04-28
    price $195,000 939-char remark

    Show marketing remark (939 chars)

    Welcome to a true New Orleans gem in the heart of Gentilly, offering something for every type of buyer! Whether you're a first-time homebuyer, investor, or seeking a property for long- or short-term rentals, this home checks all the boxes. This well-maintained and lovingly cared-for property features beautiful hardwood flooring throughout, no carpet anywhere. Inside, you’ll find super spacious sized bedrooms and a roomy bathroom complete with a relaxing jetted tub and a separate stand-up shower. The kitchen comes fully equipped with all appliances, including a refrigerator, gas range/oven, and microwave, making it truly move-in ready. Step outside and enjoy a large backyard great for entertaining, along with a garage and additional storage space to meet all your needs. Don’t miss your opportunity to tour this incredible property—schedule your showing today! Please allow a 24-hour notice for all appointments.

18. 2026-04-10
    listed $205,000 Active 922-char remark

    Show marketing remark (939 chars)

    Welcome to a true New Orleans gem in the heart of Gentilly, offering something for every type of buyer! Whether you're a first-time homebuyer, investor, or seeking a property for long- or short-term rentals, this home checks all the boxes. This well-maintained and lovingly cared-for property features beautiful hardwood flooring throughout, no carpet anywhere. Inside, you’ll find super spacious sized bedrooms and a roomy bathroom complete with a relaxing jetted tub and a separate stand-up shower. The kitchen comes fully equipped with all appliances, including a refrigerator, gas range/oven, and microwave, making it truly move-in ready. Step outside and enjoy a large backyard great for entertaining, along with a garage and additional storage space to meet all your needs. Don’t miss your opportunity to tour this incredible property—schedule your showing today! Please allow a 24-hour notice for all appointments.

19. 2026-04-10
    listed $205,000 Active 939-char remark

    Show marketing remark (939 chars)

    Welcome to a true New Orleans gem in the heart of Gentilly, offering something for every type of buyer! Whether you're a first-time homebuyer, investor, or seeking a property for long- or short-term rentals, this home checks all the boxes. This well-maintained and lovingly cared-for property features beautiful hardwood flooring throughout, no carpet anywhere. Inside, you’ll find super spacious sized bedrooms and a roomy bathroom complete with a relaxing jetted tub and a separate stand-up shower. The kitchen comes fully equipped with all appliances, including a refrigerator, gas range/oven, and microwave, making it truly move-in ready. Step outside and enjoy a large backyard great for entertaining, along with a garage and additional storage space to meet all your needs. Don’t miss your opportunity to tour this incredible property—schedule your showing today! Please allow a 24-hour notice for all appointments.

20. 2017-02-21
    soldstatus $148,000
21. 2017-02-17
    soldstatus $148,000 Sold
22. 2017-01-24
    historical Pending Continue to Show
23. 2016-12-07
    listed $148,000 Active
24. 2016-12-06
    listed $148,000
25. 2006-06-21
    soldstatus $35,000

ⓘ 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: $1,127 · $94/mo
• Projected year-2 tax: $1,127 · $94/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 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,415
• − Mortgage interest: −$10,587
• − Property taxes: −$1,127
• − Insurance: −$1,742
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$5,498
• Taxable loss: −$1,807
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $1,798/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): 35,253
• Household income: $49,455
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 2150.0

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 (69%)
• Race & ethnicity: Black 69% White 18% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Chinese 1% French/Haitian/Cajun 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: ▼ -222.37%
• Current HPI: 231.9921
• Rent YoY: ▼ -0.61%
• 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

+457.1% since first listed

10 events — show timeline

• 2026-04-28 Price Changed $195,000 AcadianaMLS
• 2026-04-28 Price Changed $195,000 GSREIN
• 2026-04-10 Listed $205,000 GSREIN
• 2026-04-10 Listed $205,000 AcadianaMLS
• 2017-02-21 Sold (Public Records) $148,000 Public Records
• 2017-02-17 Sold (MLS) $148,000 GSREIN
• 2017-01-24 Contingent — GSREIN
• 2016-12-07 Listed $148,000 GSREIN
• 2016-12-06 Listed $148,000 AcadianaMLS
• 2006-06-21 Sold (Public Records) $35,000 Public Records

Property tax history

-3.1%/yr

Latest (2026): $1,127 · -6.1% YoY. Source: county tax records.