1310 Chimneywood Ln · New Orleans, LA 70126

$100,000

2 bd · 2.0 ba · 1,461 sqft · Townhouse public records · 51 Days on market

Built 1980 $68/sqft · 22% above area Est $82k · 22% over $300/mo HOA · 19% of rent

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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
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Friendly Townhome in New Orleans East! Well maintained 3-bedroom, 2.5-bath two-story townhome offering comfort, functionality, and income producing potential. This property features a spacious living area, a smooth flow between the living, dining, and kitchen spaces, generously sized bedrooms, and off-street parking. Currently tenant occupied and generating $1,600 per month, this home is an opportunity for investors looking to expand their portfolio or buyers seeking a property with rental income potential. Conveniently located near major roadways, shopping, and local amenities.

Key facts

• Off street parking
• Spacious living area
• Townhome

Tags

• TOWNHOME
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREA
• OFF STREET PARKING
• EASY ACCESS TO MAJOR ROADWAYS
• LOCAL AMENITIES

Property features AI

Finance

• HOA & community: Homeowners association with a $300 monthly fee

Exterior

• Parking: Carport; Three or more parking spaces
• Utilities: Public water; Public sewer; Water heater (energy-efficient); Energy-efficient windows
• Home design: Two-story building; Excellent condition; Entry level: Not specified; Facing direction: Not specified
• Construction: Brick construction; Shingle roof; Slab foundation; Built: Not specified
• Exterior features: Fenced yard; City lot; Irregular lot shape

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Stainless steel appliances; Cable TV; Accessibility features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% 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 (-0.2%/yr); 224 active listings in the ZIP; 30 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).
• This rent runs 45% of the median local income ($42k/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 $691 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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $100k implies a 300% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.55% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 5.4

CMA / ARV

• ARV (median comp): $82,191
• List price: $100,000
• Delta: 21.67%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1605 Chimney Wood Ln	0.08mi	2/2.5	1,400 (-4%)	8mo	$70,000	$50	81
6530 Coveview Ct	0.65mi	2/2.5	1,440 (-1%)	4mo	$82,000	$57	62
5713 Count Ln	0.36mi	3/1.5 (+1)	1,336 (-9%)	1mo	$53,000	$40	61
5116 Lakeview Ct	0.59mi	3/2.0 (+1)	1,400 (-4%)	1mo	$112,500	$80	60
7705 Belcrest Pl	0.38mi	3/1.5 (+1)	1,350 (-8%)	5mo	$87,500	$65	58
5269 Basinview Dr	0.58mi	2/2.5	1,520 (+4%)	13mo	$61,000	$40	54
5720 Count Ln	0.33mi	3/1.5 (+1)	1,626 (+11%)	10mo	$86,500	$53	51

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: -5.6%
• Equity multiple: 0.80×
• Total profit: $-5,616
• Equity at exit: $14,910

10-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-2,401
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$524
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$300
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $234

Break-even live

Break-even rent $1,255

Max offer price $100,000

Occupancy floor 80%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7621 Alabama St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	23d	1	0.23mi
7611 Mayfair Pl New Orleans, LA	2.0	1.5	1440	$1,450	$1.01	3d	1	0.29mi
7404 Sussex Pl New Orleans, LA	2.0	1.5	1400	$1,450	$1.04	2d	1	0.31mi
6027 Wales St New Orleans, LA	3.0	1.0	1146	$1,550	$1.35	23d	1	0.33mi
6025 Wales St New Orleans, LA	3.0	1.0	1147	$1,550	$1.35	23d	1	0.34mi
5704 Count Ln New Orleans, LA	3.0	1.5	1572	$1,700	$1.08	23d	1	0.34mi
6032 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	23d	1	0.36mi
6030 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	23d	1	0.36mi
7702 Belcrest Pl New Orleans, LA	3.0	1.5	1150	$1,650	$1.43	23d	1	0.37mi
7918 W Laverne St New Orleans, LA	3.0	2.0	1166	$1,750	$1.50	23d	1	0.37mi
8003 W Laverne St Unit 8003 New Orleans, LA	2.0	1.5	1000	$1,275	$1.27	23d	1	0.39mi
8009 Downman Rd Unit 3 New Orleans, LA	1.0	1.0	1000	$750	$0.75	23d	1	0.44mi
6628 Harbourview Dr New Orleans, LA	3.0	2.5	1520	$1,700	$1.12	3d	1	0.71mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	3d	1	0.75mi
4722 Shalimar Dr New Orleans, LA	3.0	2.0	1157	$1,400	$1.21	23d	1	0.77mi
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	15d	1	0.80mi
4718 Reynes St New Orleans, LA	2.0	1.5	890	$1,475	$1.66	23d	1	0.84mi
5925 Pauline Dr New Orleans, LA	3.0	2.0	1566	$2,325	$1.48	15d	1	0.94mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	23d	1	0.95mi
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	23d	1	0.96mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	11d	1	0.96mi
4527 Shalimar Dr New Orleans, LA	3.0	1.5	1174	$1,550	$1.32	23d	1	0.96mi
4211 Downman Rd New Orleans, LA	2.0	1.0	900	$1,250	$1.39	23d	1	1.01mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	23d	1	1.03mi
8025 Pompano St New Orleans, LA	3.0	1.0	1131	$1,595	$1.41	15d	1	1.06mi
7909 Edward St New Orleans, LA	3.0	1.5	1073	$1,850	$1.72	3d	1	1.12mi
4941 Pecan St Unit 1 New Orleans, LA	2.0	1.0	1000	$1,200	$1.20	23d	1	1.19mi
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	23d	1	1.26mi
4745 Tulip St New Orleans, LA	3.0	1.0	1125	$1,750	$1.56	20d	1	1.34mi
4452 Plum Orchard Ave New Orleans, LA	2.0	1.0	1100	$1,250	$1.14	3d	1	1.42mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 27 events

1. 2026-06-18
   days on market $100,000 Active 51 DOM
2. 2026-06-17
   days on market $100,000 Active 50 DOM
3. 2026-06-16
   days on market $100,000 Active 49 DOM
4. 2026-06-16
   price $100,000 Active 48 DOM
5. 2026-06-15
   days on market $110,000 Active 48 DOM

   Show marketing remark (594 chars)

   Investor Friendly Townhome in New Orleans East! Well maintained 3-bedroom, 2.5-bath two-story townhome offering comfort, functionality, and income producing potential. This property features a spacious living area, a smooth flow between the living, dining, and kitchen spaces, generously sized bedrooms, and off-street parking. Currently tenant occupied and generating $1,600 per month, this home is an opportunity for investors looking to expand their portfolio or buyers seeking a property with rental income potential. Conveniently located near major roadways, shopping, and local amenities.

6. 2026-06-13
   days on market $110,000 Active 46 DOM
7. 2026-06-10
   days on market $110,000 Active 43 DOM
8. 2026-06-09
   days on market $110,000 Active 42 DOM
9. 2026-06-08
   days on market $110,000 Active 41 DOM
10. 2026-06-07
    days on market $110,000 Active 40 DOM
11. 2026-06-05
    days on market $110,000 Active 37 DOM
12. 2026-06-03
    days on market $110,000 Active 36 DOM
13. 2026-06-02
    days on market $110,000 Active 35 DOM
14. 2026-06-01
    days on market $110,000 Active 34 DOM
15. 2026-05-31
    days on market $110,000 Active 33 DOM
16. 2026-04-25
    listed $110,000 Active 594-char remark

    Show marketing remark (594 chars)

    Investor Friendly Townhome in New Orleans East! Well maintained 3-bedroom, 2.5-bath two-story townhome offering comfort, functionality, and income producing potential. This property features a spacious living area, a smooth flow between the living, dining, and kitchen spaces, generously sized bedrooms, and off-street parking. Currently tenant occupied and generating $1,600 per month, this home is an opportunity for investors looking to expand their portfolio or buyers seeking a property with rental income potential. Conveniently located near major roadways, shopping, and local amenities.

17. 2026-04-25
    listed $110,000 Active 594-char remark

    Show marketing remark (594 chars)

    Investor Friendly Townhome in New Orleans East! Well maintained 3-bedroom, 2.5-bath two-story townhome offering comfort, functionality, and income producing potential. This property features a spacious living area, a smooth flow between the living, dining, and kitchen spaces, generously sized bedrooms, and off-street parking. Currently tenant occupied and generating $1,600 per month, this home is an opportunity for investors looking to expand their portfolio or buyers seeking a property with rental income potential. Conveniently located near major roadways, shopping, and local amenities.

18. 2025-01-06
    listed $79,000 Active
19. 2022-04-25
    soldstatus $25,000
20. 2022-04-20
    soldstatus $25,000 Closed
21. 2022-04-15
    listed $32,000
22. 2022-04-15
    historical
23. 2022-04-15
    listed $32,000
24. 2020-08-14
    price $59,000
25. 2020-06-24
    listed $59,000
26. 1995-07-31
    soldstatus $37,000
27. 1977-08-04
    soldstatus $44,750

ⓘ 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: $711 · $59/mo
• Projected year-2 tax: $711 · $59/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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,626
• − Mortgage interest: −$5,602
• − Property taxes: −$711
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − HOA: −$3,600
• − Depreciation: −$2,909
• Taxable income: $1,526
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $2,446/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

+123.5% since first listed

14 events — show timeline

• 2026-06-15 Price Changed $100,000 AcadianaMLS
• 2026-06-15 Price Changed $100,000 GSREIN
• 2026-04-25 Listed $110,000 GSREIN
• 2026-04-25 Listed $110,000 AcadianaMLS
• 2025-01-06 Listed $79,000 AcadianaMLS
• 2022-04-25 Sold (Public Records) $25,000 Public Records
• 2022-04-20 Sold (MLS) $25,000 GSREIN
• 2022-04-15 Listed $32,000 GSREIN
• 2022-04-15 Listing Removed — GSREIN
• 2022-04-15 Listed $32,000 AcadianaMLS
• 2020-08-14 Price Changed $59,000 GSREIN
• 2020-06-24 Listed $59,000 AcadianaMLS
• 1995-07-31 Sold (Public Records) $37,000 Public Records
• 1977-08-04 Sold (Public Records) $44,750 Public Records

Property tax history

-2.1%/yr

Latest (2026): $711 · +1.1% YoY. Source: county tax records.