6609 Maumus Ave · New Orleans, LA 70131

$189,000

3 bd · 2.0 ba · 1,366 sqft · SingleFamily public records · 21 Days on market

Built 1970 5,000 sqft lot Est $164k · 15% over

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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 +17.7/30.0
• DSCR +5.5/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.6/15.0
• Rent growth +0.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful house in a quiet neighborhood just waiting for you to make it a home. The garage have been converted into a 4th bedroom or whatever your design taste desires. The cozy patio off the dinning area is an enhancement for family gatherings or just a place to relax.

Key facts

• Converted garage
• Cozy patio
• 5,000 sq ft lot

Tags

• CONVERTED GARAGE
• COZY PATIO

Property features AI

Finance

• Other: City lot, rectangular lot (approx. 50x100)

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Slab foundation
• Construction: Shingle roof
• Exterior features: Permeable paving; Concrete covered patio/porch

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 9 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Very good condition
• Laundry & utility: Laundry/utility details not specified

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 $84 ($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 (10.2% below list).
• Recommended offer: $170k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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 falling (-9.2%/yr); 274 active listings in the ZIP; 23 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).
• This rent runs 33% of the median local income ($62k/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 21 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $58k; list at $189k implies a 229% 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 $169,714 (10.2% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.90% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.42%
• DSCR: 1.15
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $163,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3421 Dickens Dr	0.31mi	3/2.0	1,431 (+5%)	2mo	$179,900	$126	76
2941 Kent St	0.46mi	3/2.0	1,350 (-1%)	2mo	$180,000	$133	75
3121 Preston Pl	0.41mi	3/2.0	1,434 (+5%)	0mo	$189,000	$132	72
7054 Tullis Dr	0.38mi	3/2.0	1,290 (-6%)	4mo	$75,000	$58	69
3731 Mansfield Ave	0.17mi	4/1.5 (+1)	1,450 (+6%)	7mo	$50,000	$34	69
3227 Lancaster St	0.52mi	3/1.0	1,355 (-1%)	14mo	$35,000	$26	58
3300 Mansfield Ave	0.41mi	3/2.0	1,200 (-12%)	7mo	$129,900	$108	54
216 Rhodes Ave	0.61mi	3/2.0	1,512 (+11%)	0mo	$130,000	$86	53
3101 Bacchus Dr	0.53mi	4/2.0 (+1)	1,494 (+9%)	2mo	$179,900	$120	53
2821 Bacchus Dr	0.59mi	3/2.0	1,232 (-10%)	9mo	$168,000	$136	48
3148 Blair St	0.54mi	3/2.0	1,200 (-12%)	10mo	$169,000	$141	46
2820 Mansfield Ave	0.59mi	3/1.5	1,209 (-12%)	9mo	$125,000	$103	44

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: -16.6%
• Equity multiple: 0.43×
• Total profit: $-30,245
• Equity at exit: $28,181

10-year hold

• IRR: -14.7%
• Equity multiple: 0.27×
• Total profit: $-38,676
• 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 70131

• Home prices YoY: -12.0%
• Rents YoY: -9.2%
• Active inventory: 274
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$991
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $84

Break-even live

Break-even rent $1,591

Max offer price $189,000

Occupancy floor 90%

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 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4020 Sullen Pl New Orleans, LA	4.0	2.5	1280	$1,400	$1.09	3d	1	0.19mi
6121 Stratford Pl New Orleans, LA	3.0	2.0	1225	$1,800	$1.47	16d	1	0.35mi
4254 Maple Leaf Dr New Orleans, LA	1.0–3.0	1.0–2.5	1354	$1,687	$1.25	1d	8	0.42mi
3531 Adrian St New Orleans, LA	3.0	2.0	1292	$1,895	$1.47	16d	1	0.46mi
3200 Lancaster St New Orleans, LA	4.0	2.0	1678	$2,200	$1.31	23d	1	0.53mi
5997 Tullis Dr Unit B New Orleans, LA	3.0	2.0	1003	$1,250	$1.25	14d	1	0.66mi
5997 Tullis Dr Unit B New Orleans, LA	3.0	2.0	1003	$1,250	$1.25	23d	1	0.66mi
5987 Tullis Dr New Orleans, LA	2.0	1.5	1179	$1,150	$0.98	17d	1	0.67mi
5987 Tullis Dr New Orleans, LA	2.0	1.5	1179	$1,100	$0.93	2d	1	0.67mi
6021 Brighton Pl New Orleans, LA	4.0	3.0	1840	$3,100	$1.68	16d	1	0.73mi
4479 Woodland Dr Unit A New Orleans, LA	2.0	2.5	1300	$1,500	$1.15	23d	1	0.81mi
5823 Tullis Dr New Orleans, LA	3.0	1.5	1637	$1,600	$0.98	23d	1	0.88mi
5797 Tullis Dr New Orleans, LA	3.0	1.5	1240	$1,600	$1.29	23d	1	0.90mi
5000 Woodland Dr New Orleans, LA	2.0	1.0–2.5	943	$1,457	$1.55	23d	1	0.94mi
130 Cypress Grove Ct #92 New Orleans, LA	2.0	1.5	1381	$1,550	$1.12	16d	1	1.12mi
3751 Herald St New Orleans, LA	4.0	2.0	1624	$2,150	$1.32	23d	1	1.18mi
3151 Plymouth Pl New Orleans, LA	3.0	1.0	1470	$1,700	$1.16	23d	1	1.18mi
5501 Tullis Dr New Orleans, LA	1.0–2.0	1.0–2.0	792	$1,575	$1.99	23d	1	1.19mi
3429 Bryson St New Orleans, LA	3.0	2.0	1250	$2,200	$1.76	23d	1	1.22mi
3408 Bryson St New Orleans, LA	3.0	2.0	1163	$2,200	$1.89	23d	1	1.25mi
3653 Timber Bluff Ln New Orleans, LA	4.0	2.0	1800	$2,500	$1.39	43d	1	1.37mi
5200 Timber Crest Dr New Orleans, LA	4.0	2.0	1530	$1,800	$1.18	23d	1	1.39mi
3320 Kabel Dr Unit C New Orleans, LA	3.0	2.0	999	$1,100	$1.10	3d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $189,000 Active 21 DOM
2. 2026-06-17
   days on market $189,000 Active 20 DOM
3. 2026-06-16
   days on market $189,000 Active 19 DOM
4. 2026-06-15
   days on market $189,000 Active 18 DOM
5. 2026-06-13
   days on market $189,000 Active 16 DOM
6. 2026-06-10
   days on market $189,000 Active 13 DOM
7. 2026-06-09
   days on market $189,000 Active 12 DOM
8. 2026-06-08
   days on market $189,000 Active 11 DOM
9. 2026-06-07
   days on market $189,000 Active 10 DOM
10. 2026-06-05
    remarks 347-char remark
11. 2026-06-05
    days on market $189,000 Active 7 DOM
12. 2026-06-03
    days on market $189,000 Active 6 DOM
13. 2026-06-02
    days on market $189,000 Active 5 DOM
14. 2026-06-01
    days on market $189,000 Active 4 DOM
15. 2026-05-31
    days on market $189,000 Active 3 DOM
16. 2026-05-28
    listed $189,000 Active

    Show marketing remark (270 chars)

    Beautiful house in a quiet neighborhood just waiting for you to make it a home. The garage have been converted into a 4th bedroom or whatever your design taste desires. The cozy patio off the dinning area is an enhancement for family gatherings or just a place to relax.

17. 2026-05-28
    listed $189,000 Active 270-char remark

    Show marketing remark (270 chars)

    Beautiful house in a quiet neighborhood just waiting for you to make it a home. The garage have been converted into a 4th bedroom or whatever your design taste desires. The cozy patio off the dinning area is an enhancement for family gatherings or just a place to relax.

18. 1995-02-07
    soldstatus $57,500
19. 1977-05-25
    soldstatus $37,325

ⓘ 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: $1,443 · $120/mo
• Projected year-2 tax: $1,443 · $120/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 ≥108°F today · 22 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: $20,366
• − Mortgage interest: −$10,587
• − Property taxes: −$1,443
• − Insurance: −$1,742
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$5,498
• Taxable loss: −$2,163
• Est. tax savings @ 24.0%: +$519
• After-tax cash flow: $1,529/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): 25,151
• Household income: $62,389
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 707.0

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 0.57)
• Race & ethnicity: Black 62% White 20% Hispanic / Latino 11% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 4% Hispanic 1%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 9% Vietnamese 2% 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: ▼ -28.08%
• Current HPI: 206.7552
• Rent YoY: ▼ -9.23%
• 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

+406.4% since first listed

4 events — show timeline

• 2026-05-28 Listed $189,000 AcadianaMLS
• 2026-05-28 Listed $189,000 GSREIN
• 1995-02-07 Sold (Public Records) $57,500 Public Records
• 1977-05-25 Sold (Public Records) $37,325 Public Records

Property tax history

+19.3%/yr

Latest (2026): $1,443 · +0.0% YoY. Source: county tax records.