7210 Voyageur Dr · New Orleans, LA 70129

$89,900

3 bd · 2.0 ba · 1,602 sqft · SingleFamily public records · 52 Days on market

Built 1986 $56/sqft · 49% below area Est $176k · 49% 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
• 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

LOOKING FOR A GREAT DEAL? LOOK NO MORE, THIS IS A GREAT HOME, GREAT PRICE, WILL NOT LAST, THIS HOME FEATURES LARGE LIVING ROOM, DINING ROOM, BEAUTIFUL NATURAL STONE FLOORS THROUGHOUT, THREE BEDROOMS TWO BATHS, TWO CAR GARAGE, FOOTBALL SIZED BACK YARD HOUSE HAS GREAT POTENTIAL SOME WORK NEEDED, SALES PRICE REFLECTS REPAIRS NEEDED. A MUST TO SEE

Key facts

• Large living room
• Dining room
• Natural stone floors

Tags

• LARGE LIVING ROOM
• DINING ROOM
• NATURAL STONE FLOORS
• FOOTBALL SIZED BACK YARD

Property features AI

Exterior

• Parking: Three or more parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Block construction; Asphalt shingle roof; Slab foundation; Oversized city lot with dimensions approximately 40/151 x 80/148
• Construction: Built with block construction; Asphalt shingle roof; Slab foundation
• Exterior features: Fenced yard; Shed(s)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Has heating and cooling
• Interior features: Total of 6 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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: 139 active listings in the ZIP; 6 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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: 1.68% ✓
• Cap rate: 14.89%
• Cash-on-cash: 30.71%
• DSCR: 2.37
• GRM: 5.0

CMA / ARV

• ARV (median comp): $176,499
• List price: $89,900
• Delta: -49.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7539 Expedition Dr	0.46mi	3/2.0	1,590 (-1%)	1mo	$179,000	$113	76
7520 Horizon Dr	0.28mi	3/2.0	1,432 (-11%)	1mo	$155,000	$108	68
7562 Horizon Dr	0.34mi	4/2.0 (+1)	1,554 (-3%)	24mo	$140,000	$90	54
7761 W Cavelier Dr	0.45mi	3/2.5	1,800 (+12%)	12mo	$95,000	$53	47

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: 21.6%
• Equity multiple: 1.88×
• Total profit: $22,251
• Equity at exit: $13,404

10-year hold

• IRR: 29.7%
• Equity multiple: 3.66×
• Total profit: $66,840
• Equity at exit: $7,773

Cash invested: $25,172 (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 70129

• Active inventory: 139
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,512 high
• Mortgage (P&I): −$471
• Tax from tax record: −$41 /mo · $496/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $578

Break-even live

Break-even rent $781

Max offer price $89,900

Occupancy floor 57%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7505 Shorewood Blvd New Orleans, LA	4.0	2.0	1700	$1,800	$1.06	23d	1	1.35mi
14530 Duane Rd New Orleans, LA	3.0	1.0	1150	$1,450	$1.26	3d	1	1.39mi
14530 Duane Rd New Orleans, LA	3.0	1.0	1150	$1,450	$1.26	2d	1	1.39mi
14509 Duane Rd New Orleans, LA	2.0	1.0	1150	$1,518	$1.32	23d	1	1.43mi
14724 Emory Rd New Orleans, LA	3.0	2.0	1400	$1,500	$1.07	23d	1	1.47mi
14900 Curran Rd New Orleans, LA	3.0	2.0	1221	$1,250	$1.02	23d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $89,900 Active 52 DOM
2. 2026-06-17
   days on market $89,900 Active 51 DOM
3. 2026-06-16
   days on market $89,900 Active 50 DOM
4. 2026-06-15
   days on market $89,900 Active 49 DOM
5. 2026-06-13
   days on market $89,900 Active 47 DOM
6. 2026-06-10
   days on market $89,900 Active 44 DOM
7. 2026-06-09
   days on market $89,900 Active 43 DOM
8. 2026-06-08
   days on market $89,900 Active 42 DOM
9. 2026-06-07
   days on market $89,900 Active 41 DOM
10. 2026-06-05
    days on market $89,900 Active 38 DOM
11. 2026-06-03
    days on market $89,900 Active 37 DOM
12. 2026-06-02
    days on market $89,900 Active 36 DOM
13. 2026-06-01
    days on market $89,900 Active 35 DOM
14. 2026-05-31
    days on market $89,900 Active 34 DOM
15. 2026-04-24
    listed $99,900 Active 347-char remark

    Show marketing remark (345 chars)

    LOOKING FOR A GREAT DEAL? LOOK NO MORE, THIS IS A GREAT HOME, GREAT PRICE, WILL NOT LAST, THIS HOME FEATURES LARGE LIVING ROOM, DINING ROOM, BEAUTIFUL NATURAL STONE FLOORS THROUGHOUT, THREE BEDROOMS TWO BATHS, TWO CAR GARAGE, FOOTBALL SIZED BACK YARD HOUSE HAS GREAT POTENTIAL SOME WORK NEEDED, SALES PRICE REFLECTS REPAIRS NEEDED. A MUST TO SEE

16. 2026-04-24
    listed $99,900 Active 345-char remark

    Show marketing remark (345 chars)

    LOOKING FOR A GREAT DEAL? LOOK NO MORE, THIS IS A GREAT HOME, GREAT PRICE, WILL NOT LAST, THIS HOME FEATURES LARGE LIVING ROOM, DINING ROOM, BEAUTIFUL NATURAL STONE FLOORS THROUGHOUT, THREE BEDROOMS TWO BATHS, TWO CAR GARAGE, FOOTBALL SIZED BACK YARD HOUSE HAS GREAT POTENTIAL SOME WORK NEEDED, SALES PRICE REFLECTS REPAIRS NEEDED. A MUST TO SEE

17. 1996-09-30
    soldstatus $71,000
18. 1996-02-01
    soldstatus $69,000

ⓘ 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: $496 · $41/mo
• Projected year-2 tax: $496 · $41/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 2/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,144
• − Mortgage interest: −$5,036
• − Property taxes: −$496
• − Insurance: −$1,247
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$2,615
• Taxable income: $5,847
• Est. tax owed @ 24.0%: −$1,403
• After-tax cash flow: $5,530/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): 10,219

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 0.65)
• Race & ethnicity: Black 49% Asian 29% Hispanic / Latino 12% White 8% Two or more races 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 32% · Vietnam, Canada, Jamaica
• Languages at home: 63% English-only · Vietnamese 29% Spanish 8%

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: ▼ -80.58%
• Current HPI: 116.8578
• 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

+30.3% since first listed

6 events — show timeline

• 2026-05-27 Price Changed $89,900 AcadianaMLS
• 2026-05-27 Price Changed $89,900 GSREIN
• 2026-04-24 Listed $99,900 GSREIN
• 2026-04-24 Listed $99,900 AcadianaMLS
• 1996-09-30 Sold (Public Records) $71,000 Public Records
• 1996-02-01 Sold (Public Records) $69,000 Public Records

Property tax history

-1.8%/yr

Latest (2026): $496 · +0.9% YoY. Source: county tax records.