5826 Saint Bernard Ave · New Orleans, LA 70122

$200,000

3 bd · 2.0 ba · 2,132 sqft · SingleFamily public records · 181 Days on market

Built 1967 7,200 sqft lot $94/sqft · 60% below area

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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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• 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

* * * * OPPORTUNITY AWAITS * * * * In this 3 bedroom, 2 bath home situated on the Avenue in a highly desirable neighborhood. This property offers a functional floor plan and solid bones, ready for updating and TLC to bring it to its full potential. Investors, renovators or buyers looking to customize their dream home, this home is for you! Convenient to schools, shopping, dining and major thoroughfares.

Key facts

• 7,200 sq ft lot
• Parking
• Built 1967

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: Rents soft (-0.6%/yr); 332 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,576/mo this rent would consume 63% of the median local household income ($49k/yr) (locally 2150% 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 $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 181 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $37k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; list at $200k implies a 125% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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 1967 — 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: 9.93%
• Cash-on-cash: 12.97%
• DSCR: 1.58
• GRM: 6.5

CMA / ARV

• ARV (median comp): $460,884
• List price: $200,000
• Delta: -56.61%
• 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
5924 St Bernard Ave	0.05mi	3/2.0	2,224 (+4%)	1mo	$280,600	$126	90
1349 Prentiss Ave	0.14mi	4/3.0 (+1)	2,115 (-1%)	3mo	$475,000	$225	81
1448 Aviators St	0.29mi	3/2.5	2,207 (+4%)	1mo	$537,500	$244	78
1373 Madrid St	0.19mi	4/2.5 (+1)	2,356 (+10%)	2mo	$565,000	$240	65
1608 Lisbon St	0.60mi	3/2.0	2,019 (-5%)	1mo	$460,000	$228	62
6027 Pratt Dr	0.69mi	3/2.5	2,056 (-4%)	1mo	$511,500	$249	60
1537 Prentiss Ave	0.38mi	4/3.0 (+1)	2,311 (+8%)	1mo	$582,000	$252	58
1505 Mithra. St	0.47mi	4/3.5 (+1)	2,205 (+3%)	5mo	$490,000	$222	58
5025 Saint Bernard Ave	0.60mi	3/2.5	2,302 (+8%)	0mo	$365,000	$159	56
1758 Burbank Dr	0.64mi	4/3.0 (+1)	2,185 (+2%)	1mo	$548,000	$251	56
5501 Chatham Dr	0.63mi	3/2.5	2,407 (+13%)	3mo	$320,000	$133	45
1482 Granada Dr	0.71mi	4/3.0 (+1)	2,445 (+15%)	0mo	$595,000	$243	33

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-5,523
• Equity at exit: $29,821

10-year hold

• IRR: 3.1%
• Equity multiple: 1.19×
• Total profit: $10,656
• Equity at exit: $17,292

Cash invested: $56,000 (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 70122

• Rents YoY: -0.6%
• Active inventory: 332
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,576 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$298 /mo · $3,573/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $539

Break-even live

Break-even rent $1,894

Max offer price $200,000

Occupancy floor 74%

Sensitivity live

Price	-10% $652	-5% $596	+0% $539	+5% $482	+10% $426
Rent	-10% $335	-5% $437	+0% $539	+5% $641	+10% $743
Rate	-1.0pp $640	-0.5pp $590	base $539	+0.5pp $487	+1.0pp $434

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5532 Saint Bernard Ave New Orleans, LA	4.0	4.0	2907	$5,000	$1.72	44d	1	0.22mi
5900 Chatham Dr New Orleans, LA	3.0	2.0	1864	$2,500	$1.34	4d	1	0.52mi
5024 Paris Ave New Orleans, LA	4.0	3.0	2116	$3,000	$1.42	16d	1	0.70mi
5716 Warrington Dr New Orleans, LA	4.0	3.0	1560	$2,000	$1.28	17d	1	0.74mi
4727 Saint Bernard Ave New Orleans, LA	3.0	2.0	2000	$2,000	$1.00	16d	1	0.80mi
1903 Rosary Dr New Orleans, LA	3.0	2.0	1500	$1,800	$1.20	24d	1	0.92mi
1940 Allen Toussaint Blvd New Orleans, LA	3.0	2.0	1500	$1,550	$1.03	12d	1	0.99mi
1940 Allen Toussaint Blvd Unit 1940 New Orleans, LA	3.0	2.0	1500	$1,600	$1.07	24d	1	0.99mi
6079 Saint Anthony Ave New Orleans, LA	3.0	2.0	1400	$2,400	$1.71	16d	1	1.03mi
6946 Orleans Ave New Orleans, LA	3.0	2.5	1600	$2,150	$1.34	16d	1	1.04mi
6838 Orleans Ave New Orleans, LA	3.0	2.0	1568	$2,400	$1.53	24d	1	1.06mi
4815 Warrington Dr New Orleans, LA	3.0	2.0	1652	$2,150	$1.30	16d	1	1.08mi
958 Allen Toussaint Blvd New Orleans, LA	3.0	2.5	2200	$2,600	$1.18	24d	1	1.10mi
6817 General Haig St New Orleans, LA	3.0	2.5	2281	$3,200	$1.40	44d	1	1.11mi
6010 Pasteur Blvd New Orleans, LA	4.0	3.0	2010	$2,600	$1.29	17d	1	1.12mi
6749 General Haig St New Orleans, LA	3.0	3.0	2650	$2,600	$0.98	44d	1	1.13mi
6217 Curie St New Orleans, LA	3.0	2.0	1700	$1,500	$0.88	24d	1	1.15mi
1486 Mandolin St New Orleans, LA	3.0	2.0	1497	$1,900	$1.27	4d	1	1.17mi
4111 Jumonville St New Orleans, LA	3.0	2.5	1543	$2,300	$1.49	11d	1	1.25mi
808 Allen Toussaint Blvd New Orleans, LA	3.0	2.0	1866	$2,550	$1.37	44d	1	1.31mi
6431 Marshal Foch St New Orleans, LA	3.0	2.0	1600	$2,100	$1.31	3d	1	1.45mi

Listing history 21 events

1. 2026-06-17
   status $200,000 Pending 181 DOM
2. 2026-06-17
   days on market $200,000 Active 181 DOM
3. 2026-06-16
   days on market $200,000 Active 180 DOM
4. 2026-06-15
   days on market $200,000 Active 179 DOM
5. 2026-06-13
   days on market $200,000 Active 177 DOM
6. 2026-06-10
   days on market $200,000 Active 174 DOM
7. 2026-06-09
   days on market $200,000 Active 173 DOM
8. 2026-06-08
   days on market $200,000 Active 172 DOM
9. 2026-06-07
   days on market $200,000 Active 171 DOM
10. 2026-06-05
    days on market $200,000 Active 168 DOM
11. 2026-06-03
    days on market $200,000 Active 167 DOM
12. 2026-06-02
    days on market $200,000 Active 166 DOM
13. 2026-06-01
    days on market $200,000 Active 165 DOM
14. 2026-05-31
    pricedays on market $200,000 Active 164 DOM
15. 2025-12-18
    listed $237,000 Active 415-char remark

    Show marketing remark (400 chars)

    **** OPPORTUNITY AWAITS **** In this 3 bedroom, 2 bath home situated on the Avenue in a highly desirable neighborhood. This property offers a functional floor plan and solid bones, ready for updating and TLC to bring it to its full potential. Investors, renovators or buyers looking to customize their dream home, this home is for you! Convenient to schools, shopping, dining and major thoroughfares.

16. 2025-12-18
    listed $237,000 Active 400-char remark

    Show marketing remark (400 chars)

    **** OPPORTUNITY AWAITS **** In this 3 bedroom, 2 bath home situated on the Avenue in a highly desirable neighborhood. This property offers a functional floor plan and solid bones, ready for updating and TLC to bring it to its full potential. Investors, renovators or buyers looking to customize their dream home, this home is for you! Convenient to schools, shopping, dining and major thoroughfares.

17. 2007-09-26
    soldstatus $89,000
18. 2007-09-14
    soldstatus $89,000
19. 2007-06-07
    listed $47,000
20. 2007-06-07
    listed $47,000
21. 1992-07-17
    soldstatus $91,500

ⓘ 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: $3,573 · $298/mo
• Projected year-2 tax: $3,573 · $298/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 · 20 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: $30,917
• − Mortgage interest: −$11,203
• − Property taxes: −$3,573
• − Insurance: −$1,798
• − Repairs & maintenance: −$2,473
• − Management: −$2,473
• − Depreciation: −$5,818
• Taxable income: $3,578
• Est. tax owed @ 24.0%: −$859
• After-tax cash flow: $5,609/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

+159.0% since first listed

7 events — show timeline

• 2025-12-18 Listed $237,000 AcadianaMLS
• 2025-12-18 Listed $237,000 GSREIN
• 2007-09-26 Sold (Public Records) $89,000 Public Records
• 2007-09-14 Sold (MLS) $89,000 GSREIN
• 2007-06-07 Listed $47,000 AcadianaMLS
• 2007-06-07 Listed $47,000 GSREIN
• 1992-07-17 Sold (Public Records) $91,500 Public Records

Property tax history

+13.9%/yr

Latest (2026): $3,573 · +1.1% YoY. Source: county tax records.