7001-7003 Yorktown Dr · New Orleans, LA 70127

$203,000

4 bd · 2.0 ba · 2,706 sqft · MultiFamily public records · 1 Days on market

Built 1978 Est $214k · 5% 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +9.8/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Best Duplex deal in the city. Collect rent from one side and live almost free on the other side! Don't miss your opportunity to own this stunning two-story duplex, perfectly designed for both comfort and investment potential! Nestled in a quiet neighborhood, this property features a charming exterior with modern aesthetics and great INCOME potential. This is subject to a short sale.

Key facts

• Two-story duplex
• Income potential
• Quiet neighborhood

Tags

• TWO-STORY DUPLEX
• QUIET NEIGHBORHOOD
• CHARMING EXTERIOR
• INCOME POTENTIAL

Property features AI

Finance

• Financial info: Property contains 2 total units

Exterior

• Parking: Driveway with two parking spaces
• Utilities: Public water; Public sewer
• Home design: Duplex (2 units); 2-story building
• Construction: Brick construction; Shingle roof; Slab foundation; Built in very good condition
• Exterior features: City lot with rectangular shape; Lot dimensions approximately 52 x 114

Interior

• Bedrooms: Each unit has 3 bedrooms
• Bathrooms: Each unit has 2 total bathrooms (1 full and 1 half)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Two 2-story units in very good condition; Tenant pays electricity, gas, and water

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $203k.

Deal economics

• At list price, monthly cash flow is $975 ($12k/yr) — positive. Per door: $488/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $203k).
• Cap rate 12.4% 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: 128 active listings in the ZIP; 12 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 $3,011/mo this rent would consume 89% of the median local household income ($41k/yr) (locally 2030% 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 28y 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 $80k; list at $203k implies a 154% 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 $203,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.48% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.99%
• DSCR: 1.98
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $213,774
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7160 Bunker Hill Rd	0.16mi	5/3.0 (+1)	2,718 (+0%)	7mo	$190,000	$70	77
7131 Yorktown Dr	0.12mi	5/3.0 (+1)	2,814 (+4%)	7mo	$179,000	$64	73
7140 42 Boston Dr	0.14mi	5/3.0 (+1)	2,648 (-2%)	14mo	$225,000	$85	69
7120 22 Bunker Hill Rd	0.13mi	5/3.0 (+1)	2,450 (-10%)	6mo	$212,500	$87	64
7143 Boston Dr	0.15mi	5/3.0 (+1)	2,648 (-2%)	20mo	$208,000	$79	64
7100 02 Bunker Hill Rd	0.10mi	5/3.0 (+1)	2,450 (-10%)	8mo	$225,000	$92	64
8830 32 Bunker Hill Rd	0.11mi	4/3.0	2,400 (-11%)	23mo	$165,000	$69	53
8921 23 Gervais St	0.60mi	5/3.0 (+1)	2,373 (-12%)	14mo	$194,000	$82	31
8601 Dinkins St	0.68mi	5/3.0 (+1)	2,303 (-15%)	12mo	$160,000	$69	24

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: 12.9%
• Equity multiple: 1.51×
• Total profit: $29,256
• Equity at exit: $30,268

10-year hold

• IRR: 21.8%
• Equity multiple: 2.86×
• Total profit: $105,633
• Equity at exit: $17,552

Cash invested: $56,840 (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 70127

• Home prices YoY: -29.2%
• Active inventory: 128
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,011 high
• Mortgage (P&I): −$1,065
• Tax from tax record: −$188 /mo · $2,256/yr
• Insurance: −$85
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$632
• Net cashflow: $975

Break-even live

Break-even rent $1,777

Max offer price $203,000

Occupancy floor 63%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,010
Total (2 units)			$3,011

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: $50,750
• Closing costs: $6,090
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7063 Boston Dr New Orleans, LA	4.0	2.5	1750	$1,900	$1.09	16d	1	0.10mi
6910 Bunker Hill Rd New Orleans, LA	3.0	2.5	1785	$1,400	$0.78	20d	1	0.10mi
6951 Salem Dr New Orleans, LA	3.0	2.5	1900	$1,875	$0.99	23d	1	0.13mi
6972 Bundy Rd New Orleans, LA	3.0	2.5	2048	$1,500	$0.73	23d	1	0.16mi
7202 Salem Dr New Orleans, LA	3.0	2.5	1995	$1,750	$0.88	23d	1	0.21mi
7201 Salem Dr New Orleans, LA	3.0	2.5	1764	$1,650	$0.94	23d	1	0.22mi
7401 Scottsdale Dr New Orleans, LA	3.0	2.5	2100	$2,000	$0.95	23d	1	0.43mi
8936 Curran Blvd New Orleans, LA	3.0	2.0	2050	$1,575	$0.77	21d	1	0.54mi
7608 Laine Ave New Orleans, LA	3.0	2.5	2060	$1,950	$0.95	23d	1	0.73mi
5611 Rickert Dr New Orleans, LA	3.0	2.5	2155	$2,900	$1.35	43d	1	0.92mi
10951 Roger Dr Unit B New Orleans, LA	3.0	2.5	2048	$1,850	$0.90	23d	1	1.25mi
5000 Cardenas Dr New Orleans, LA	3.0	2.0	1800	$1,920	$1.07	23d	1	1.47mi

Listing history 24 events

1. 2026-04-10
   status Pending 385-char remark

   Show marketing remark (385 chars)

   Best Duplex deal in the city. Collect rent from one side and live almost free on the other side! Don't miss your opportunity to own this stunning two-story duplex, perfectly designed for both comfort and investment potential! Nestled in a quiet neighborhood, this property features a charming exterior with modern aesthetics and great INCOME potential. This is subject to a short sale.

2. 2026-04-10
   status Pending

   Show marketing remark (385 chars)

   Best Duplex deal in the city. Collect rent from one side and live almost free on the other side! Don't miss your opportunity to own this stunning two-story duplex, perfectly designed for both comfort and investment potential! Nestled in a quiet neighborhood, this property features a charming exterior with modern aesthetics and great INCOME potential. This is subject to a short sale.

3. 2026-04-06
   listed $203,000 Active 385-char remark

   Show marketing remark (385 chars)

   Best Duplex deal in the city. Collect rent from one side and live almost free on the other side! Don't miss your opportunity to own this stunning two-story duplex, perfectly designed for both comfort and investment potential! Nestled in a quiet neighborhood, this property features a charming exterior with modern aesthetics and great INCOME potential. This is subject to a short sale.

4. 2026-04-06
   listed $203,000 Active

   Show marketing remark (385 chars)

   Best Duplex deal in the city. Collect rent from one side and live almost free on the other side! Don't miss your opportunity to own this stunning two-story duplex, perfectly designed for both comfort and investment potential! Nestled in a quiet neighborhood, this property features a charming exterior with modern aesthetics and great INCOME potential. This is subject to a short sale.

5. 2026-03-05
   status Pending
6. 2026-02-10
   price $175,000
7. 2026-02-10
   price $175,000
8. 2026-01-12
   price $215,000
9. 2026-01-12
   price $215,000
10. 2025-11-12
    price $218,500
11. 2025-11-11
    price $218,500
12. 2025-10-10
    price $220,000
13. 2025-10-10
    price $220,000
14. 2025-09-20
    price $225,000
15. 2025-09-20
    price $225,000
16. 2025-08-14
    listed $230,000 Active
17. 2025-05-09
    listed $220,000 Active
18. 2025-03-24
    listed $245,000 Active
19. 2022-10-24
    listed $199,999
20. 1998-12-18
    soldstatus $79,900
21. 1998-12-18
    soldstatus $79,000
22. 1998-06-04
    listed $79,900
23. 1998-06-04
    listed $79,900
24. 1997-04-10
    soldstatus $42,000

ⓘ 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: $2,256 · $188/mo
• Projected year-2 tax: $2,256 · $188/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 (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: $36,132
• − Mortgage interest: −$11,371
• − Property taxes: −$2,256
• − Insurance: −$1,812
• − Repairs & maintenance: −$2,891
• − Management: −$2,891
• − Depreciation: −$5,905
• Taxable income: $9,006
• Est. tax owed @ 24.0%: −$2,161
• After-tax cash flow: $9,540/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): 23,107
• Household income: $40,765
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2030.0

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 (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 4% Two or more races 4% White 2%
• Common ancestry: Lithuanian 1% Hispanic 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -72.43%
• Current HPI: 175.4465
• Rent YoY: —
• 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

+383.3% since first listed

24 events — show timeline

• 2026-04-10 Pending — AcadianaMLS
• 2026-04-10 Pending — GSREIN
• 2026-04-06 Listed $203,000 GSREIN
• 2026-04-06 Listed $203,000 AcadianaMLS
• 2026-03-05 Pending — AcadianaMLS
• 2026-02-10 Price Changed $175,000 AcadianaMLS
• 2026-02-10 Price Changed $175,000 GSREIN
• 2026-01-12 Price Changed $215,000 AcadianaMLS
• 2026-01-12 Price Changed $215,000 GSREIN
• 2025-11-12 Price Changed $218,500 AcadianaMLS
• 2025-11-11 Price Changed $218,500 GSREIN
• 2025-10-10 Price Changed $220,000 AcadianaMLS
• 2025-10-10 Price Changed $220,000 GSREIN
• 2025-09-20 Price Changed $225,000 AcadianaMLS
• 2025-09-20 Price Changed $225,000 GSREIN
• 2025-08-14 Listed $230,000 AcadianaMLS
• 2025-05-09 Listed $220,000 AcadianaMLS
• 2025-03-24 Listed $245,000 AcadianaMLS
• 2022-10-24 Listed $199,999 AcadianaMLS
• 1998-12-18 Sold (Public Records) $79,000 Public Records
• 1998-12-18 Sold (MLS) $79,900 GSREIN
• 1998-06-04 Listed $79,900 GSREIN
• 1998-06-04 Listed $79,900 AcadianaMLS
• 1997-04-10 Sold (Public Records) $42,000 Public Records

Property tax history

+10.9%/yr

Latest (2026): $2,256 · +1.1% YoY. Source: county tax records.