3100 Rue Parc Fontaine #2303 · New Orleans, LA 70131

$55,000

1 bd · 1.0 ba · 625 sqft · Condo public records · 142 Days on market

Built 1986 $88/sqft · 50% above area Est $39k · 43% over $146/mo HOA · 15% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Rent growth +0.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell! Low maintance, one bedroom condo perfect to add to your investment portfolio! Tenant occupied and must have confirmed appointment to view. 24Hr Notice to show.

Key facts

• $146 HOA
• Parking
• Built 1986

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $55k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $380 of loan paydown is wiped out by about $2k 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 142 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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 $30k; list at $55k implies a 83% 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.82% ✓
• Cap rate: 12.78%
• Cash-on-cash: 23.16%
• DSCR: 2.03
• GRM: 4.6

CMA / ARV

• ARV (median comp): $38,568
• List price: $55,000
• Delta: 42.60%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.19×
• Total profit: $2,972
• Equity at exit: $8,201

10-year hold

• IRR: 10.8%
• Equity multiple: 1.69×
• Total profit: $10,678
• Equity at exit: $4,755

Cash invested: $15,400 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$37 /mo · $441/yr
• Insurance: −$23
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$146
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $231

Break-even live

Break-even rent $710

Max offer price $55,000

Occupancy floor 72%

Sensitivity live

Price	-10% $262	-5% $246	+0% $231	+5% $215	+10% $200
Rent	-10% $152	-5% $191	+0% $231	+5% $270	+10% $310
Rate	-1.0pp $258	-0.5pp $245	base $231	+0.5pp $216	+1.0pp $202

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3100 Rue Parc Fontaine New Orleans, LA	1.0	1.0	579	$900	$1.55	24d	1	0.01mi
3100 Rue Parc Fontaine #2017 New Orleans, LA	1.0	1.0	576	$895	$1.55	24d	1	0.03mi
5400 Lacour Monique St New Orleans, LA	2.0	1.0	750	$1,650	$2.20	4d	1	0.74mi

HOA detail condo

• Monthly dues: $146 · $1,752/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $55,000 Active 142 DOM
2. 2026-06-18
   days on market $55,000 Active 139 DOM
3. 2026-06-17
   days on market $55,000 Active 138 DOM
4. 2026-06-16
   days on market $55,000 Active 137 DOM
5. 2026-06-15
   days on market $55,000 Active 136 DOM
6. 2026-06-13
   days on market $55,000 Active 134 DOM
7. 2026-06-10
   days on market $55,000 Active 131 DOM
8. 2026-06-09
   days on market $55,000 Active 130 DOM
9. 2026-06-08
   days on market $55,000 Active 129 DOM
10. 2026-06-07
    days on market $55,000 Active 128 DOM
11. 2026-06-05
    days on market $55,000 Active 125 DOM
12. 2026-06-03
    days on market $55,000 Active 124 DOM
13. 2026-06-02
    days on market $55,000 Active 123 DOM
14. 2026-06-01
    days on market $55,000 Active 122 DOM
15. 2026-05-31
    days on market $55,000 Active 121 DOM
16. 2026-01-30
    listed $55,000 Active 175-char remark

    Show marketing remark (175 chars)

    Priced to sell! Low maintance, one bedroom condo perfect to add to your investment portfolio! Tenant occupied and must have confirmed appointment to view. 24Hr Notice to show.

17. 2026-01-30
    listed $55,000 Active 175-char remark

    Show marketing remark (175 chars)

    Priced to sell! Low maintance, one bedroom condo perfect to add to your investment portfolio! Tenant occupied and must have confirmed appointment to view. 24Hr Notice to show.

18. 2016-09-01
    historical
19. 2016-07-27
    listed $35,000 Active
20. 2016-07-11
    listed $35,000
21. 2009-10-01
    soldstatus $30,000
22. 2009-05-16
    listed $35,000
23. 2009-05-16
    listed $35,000
24. 2002-04-12
    soldstatus $28,500
25. 2002-01-04
    listed $28,500
26. 1998-12-21
    soldstatus $24,375
27. 1996-04-04
    soldstatus $20,000

ⓘ 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: $441 · $37/mo
• Projected year-2 tax: $441 · $37/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 9/10 Extreme FEMA zone X · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 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: $12,019
• − Mortgage interest: −$3,081
• − Property taxes: −$441
• − Insurance: −$1,072
• − Repairs & maintenance: −$962
• − Management: −$962
• − HOA: −$1,752
• − Depreciation: −$1,600
• Taxable income: $2,150
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $2,253/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

+175.0% since first listed

12 events — show timeline

• 2026-01-30 Listed $55,000 GSREIN
• 2026-01-30 Listed $55,000 AcadianaMLS
• 2016-09-01 Listing Removed — GSREIN
• 2016-07-27 Listed $35,000 GSREIN
• 2016-07-11 Listed $35,000 AcadianaMLS
• 2009-10-01 Sold (MLS) $30,000 GSREIN
• 2009-05-16 Listed $35,000 GSREIN
• 2009-05-16 Listed $35,000 AcadianaMLS
• 2002-04-12 Sold (MLS) $28,500 GSREIN
• 2002-01-04 Listed $28,500 GSREIN
• 1998-12-21 Sold (Public Records) $24,375 Public Records
• 1996-04-04 Sold (Public Records) $20,000 Public Records

Property tax history

-1.5%/yr

Latest (2026): $441 · +0.0% YoY. Source: county tax records.