4101 Stephen Girard Ave · New Orleans, LA 70126

$150,000

3 bd · 2.0 ba · 1,577 sqft · SingleFamily public records · 361 Days on market

Built 1955 4,795 sqft lot $95/sqft · 33% below area Est $223k · 33% 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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Key facts

• 4,795 sq ft lot
• 2 parking spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 (-0.2%/yr); 224 active listings in the ZIP; 37 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).
• At $1,942/mo this rent would consume 56% of the median local household income ($42k/yr) (locally 1767% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 361 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago 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 $95k; list at $150k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 361 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.29% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.35%
• DSCR: 1.68
• GRM: 6.4

CMA / ARV

• ARV (median comp): $222,718
• List price: $150,000
• Delta: -32.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4571 Feliciana Dr	0.21mi	3/2.0	1,571 (-0%)	1mo	$195,000	$124	89
4462 Eastern St	0.29mi	4/2.5 (+1)	1,582 (+0%)	2mo	$235,000	$149	78
4978 Kendall Dr	0.43mi	3/2.0	1,450 (-8%)	1mo	$205,000	$141	65
5145 Lafaye St	0.58mi	4/3.0 (+1)	1,616 (+2%)	2mo	$321,000	$199	58
5134 Gallier Dr	0.70mi	3/2.0	1,659 (+5%)	2mo	$275,000	$166	57
224 Simmons Dr	0.73mi	3/2.5	1,500 (-5%)	4mo	$189,000	$126	53
4630 Eastern St	0.31mi	2/1.0 (-1)	1,350 (-14%)	1mo	$275,000	$204	52
4619 Music St	0.72mi	3/1.5	1,439 (-9%)	2mo	$245,000	$170	49
4615 Painters St	0.61mi	3/2.0	1,766 (+12%)	4mo	$324,900	$184	48
4647 Dreux Ave	0.69mi	3/2.5	1,724 (+9%)	5mo	$307,500	$178	46
4631 Painters St	0.61mi	3/2.0	1,345 (-15%)	3mo	$239,000	$178	45
4709 Painters St	0.63mi	2/2.0 (-1)	1,365 (-13%)	1mo	$220,000	$161	42

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $28
• Equity at exit: $22,365

10-year hold

• IRR: 6.2%
• Equity multiple: 1.40×
• Total profit: $16,822
• Equity at exit: $12,969

Cash invested: $42,000 (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 70126

• Home prices YoY: -17.0%
• Rents YoY: -0.2%
• Active inventory: 224
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$787
• Tax from tax record: −$148 /mo · $1,771/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $471

Break-even live

Break-even rent $1,346

Max offer price $150,000

Occupancy floor 71%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4681 Eastern St New Orleans, LA	2.0	1.0	1100	$1,400	$1.27	15d	1	0.31mi
4767 Lafaye St New Orleans, LA	3.0	2.0	1469	$2,000	$1.36	23d	1	0.46mi
4936 Baccich St New Orleans, LA	3.0	1.0	1053	$1,700	$1.61	23d	1	0.49mi
3718 Franklin Ave New Orleans, LA	2.0	1.0	1601	$1,800	$1.12	11d	1	0.71mi
2647 Myrtle St Unit 2647 New Orleans, LA	4.0	2.0	1445	$2,550	$1.76	43d	1	0.76mi
5172 Venus St Unit 5172 New Orleans, LA	3.0	2.5	1864	$2,450	$1.31	23d	1	0.77mi
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	23d	1	0.81mi
2646 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	16d	1	0.81mi
2644 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	16d	1	0.81mi
5550 Press Dr New Orleans, LA	3.0	2.0	1640	$2,000	$1.22	15d	1	0.81mi
2739 Bay St Unit B New Orleans, LA	4.0	2.0	1400	$1,800	$1.29	20d	1	0.84mi
2509 Sage St New Orleans, LA	3.0	1.0	1250	$1,650	$1.32	21d	1	0.93mi
3316 Metropolitan St New Orleans, LA	3.0	2.0	1184	$1,700	$1.44	23d	1	0.97mi
4618 Marigny St New Orleans, LA	3.0	1.0	1320	$1,900	$1.44	23d	1	0.98mi
3302 Metropolitan St New Orleans, LA	4.0	2.5	1700	$2,200	$1.29	16d	1	1.00mi
3540 Clermont Dr New Orleans, LA	3.0	2.0	1248	$1,975	$1.58	23d	1	1.03mi
3907 Elysian Fields Ave New Orleans, LA	3.0	2.0	1652	$3,000	$1.82	23d	1	1.11mi
2458 Athis St New Orleans, LA	4.0	2.0	1530	$2,200	$1.44	23d	1	1.16mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	11d	1	1.17mi
5519 Mandeville St New Orleans, LA	3.0	1.0	1125	$1,650	$1.47	3d	1	1.18mi
5925 Pauline Dr New Orleans, LA	3.0	2.0	1566	$2,325	$1.48	15d	1	1.26mi
4304 Pauger St New Orleans, LA	2.0	1.0	1345	$1,450	$1.08	3d	1	1.29mi
3327 Elysian Fields Ave New Orleans, LA	3.0	1.0	1200	$1,300	$1.08	23d	1	1.30mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	11d	1	1.35mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	43d	1	1.35mi
4736 Saint Anthony Ave New Orleans, LA	3.0	1.0	1100	$1,800	$1.64	15d	1	1.38mi
3001 Marigny St New Orleans, LA	2.0	1.0	1250	$1,400	$1.12	23d	1	1.41mi
5151 Saint Anthony Ave New Orleans, LA	3.0	2.0	1200	$1,795	$1.50	15d	1	1.42mi
6222 Arts St Unit 6226 New Orleans, LA	2.0	1.5	1120	$1,250	$1.12	23d	1	1.45mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	23d	1	1.45mi
3956 Pauger St New Orleans, LA	2.0	2.0	1200	$1,550	$1.29	23d	1	1.46mi
2312 Madrid St New Orleans, LA	2.0	1.0	1100	$1,475	$1.34	23d	1	1.46mi
6416 Baccich St New Orleans, LA	3.0	2.0	1908	$2,500	$1.31	43d	1	1.46mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	23d	1	1.47mi
3515 Saint Anthony Ave New Orleans, LA	3.0	2.0	1366	$2,500	$1.83	23d	1	1.48mi
5546 Pasteur Blvd Unit A New Orleans, LA	3.0	1.0	1200	$1,400	$1.17	23d	1	1.49mi
5718 Vermillion Blvd Unit A New Orleans, LA	3.0	1.0	1300	$2,000	$1.54	23d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $150,000 Active 361 DOM
2. 2026-06-17
   days on market $150,000 Active 360 DOM
3. 2026-06-16
   days on market $150,000 Active 359 DOM
4. 2026-06-15
   days on market $150,000 Active 358 DOM
5. 2026-06-13
   days on market $150,000 Active 356 DOM
6. 2026-06-10
   days on market $150,000 Active 353 DOM
7. 2026-06-09
   days on market $150,000 Active 352 DOM
8. 2026-06-08
   days on market $150,000 Active 351 DOM
9. 2026-06-07
   days on market $150,000 Active 350 DOM
10. 2026-06-05
    days on market $150,000 Active 347 DOM
11. 2026-06-03
    days on market $150,000 Active 346 DOM
12. 2026-06-02
    days on market $150,000 Active 345 DOM
13. 2026-06-01
    days on market $150,000 Active 344 DOM
14. 2026-05-31
    days on market $150,000 Active 343 DOM
15. 2025-06-22
    listed $150,000 Active
16. 2025-06-22
    listed $150,000 Active
17. 2000-09-18
    soldstatus $95,000
18. 2000-03-30
    soldstatus $16,200
19. 2000-03-14
    listed $14,900
20. 2000-03-14
    listed $14,900
21. 1988-11-01
    soldstatus $56,000

ⓘ 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: $1,771 · $148/mo
• Projected year-2 tax: $1,771 · $148/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 ≥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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,299
• − Mortgage interest: −$8,402
• − Property taxes: −$1,771
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − Depreciation: −$4,364
• Taxable income: $3,487
• Est. tax owed @ 24.0%: −$837
• After-tax cash flow: $4,812/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): 27,047
• Household income: $41,709
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1767.0

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 (85%)
• Race & ethnicity: Black 85% Hispanic / Latino 6% Two or more races 5% White 5%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 5% 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: ▼ -36.35%
• Current HPI: 177.355
• Rent YoY: ▼ -0.24%
• 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

+167.9% since first listed

7 events — show timeline

• 2025-06-22 Listed $150,000 AcadianaMLS
• 2025-06-22 Listed $150,000 GSREIN
• 2000-09-18 Sold (Public Records) $95,000 Public Records
• 2000-03-30 Sold (MLS) $16,200 GSREIN
• 2000-03-14 Listed $14,900 AcadianaMLS
• 2000-03-14 Listed $14,900 GSREIN
• 1988-11-01 Sold (Public Records) $56,000 Public Records

Property tax history

-0.3%/yr

Latest (2026): $1,771 · +1.1% YoY. Source: county tax records.