4533 Gallier Dr · New Orleans, LA 70126

$140,500

3 bd · 2.0 ba · 972 sqft · SingleFamily public records · 133 Days on market

Built 1940 5,523 sqft lot $145/sqft · 31% below area Est $204k · 31% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.1/10.0
• 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

Listing remarks MLS

Precious 3bd/1bth Gentilly Woods charmer with a gorgeous Live Oak in the front yard! Located just 4 mins to Southern University and Pontchartrain Park with easy access to shopping and restaurants! This home features easy to maintain tile flooring throughout. Cozy living room opens to galley kitchen complete with abundant wood cabinetry, ample counter space, double sink, and generous storage. Bright and versatile shared laundry and dining space with natural light from a rear-facing window. Large bedrooms with closets. Bathroom features an updated single vanity and custom tiled tub/shower combo. Fully fenced rear yard with ample off-street parking. Flood zone X - no flood insurance required but sellers have an assumable policy at $797/yr if desired. Currently tenant occupied at $1400/month, section 8 approved home. Fantastic opportunity to expand your rental portfolio OR make this charming home your own! This home qualifies for UP TO 100% FINANCING WITH NO PMI, AND UP TO $6000 IN GRANT FUNDS ASSITANCE through preferred lender program. Make it yours today!

Key facts

• Ample counter space
• Shared laundry
• Double sink

Tags

• TILE FLOORING
• WOOD CABINETRY
• AMPLE COUNTER SPACE
• DOUBLE SINK
• GENEROUS STORAGE
• SHARED LAUNDRY

🏷️ Possibly a rental listed for sale. The $140,500 price doesn't fit this home's estimated sale value (~$203,516) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $124k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 19 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 $971 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 133 days — a 12% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $140k implies a 440% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — 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 $123,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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 1940 — 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: 1.11% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.30%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

• ARV (median comp): $203,516
• List price: $140,500
• Delta: -26.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4801 Gallier Dr	0.06mi	3/1.0	1,004 (+3%)	19mo	$115,000	$115	72
3855 Metropolitan St	0.74mi	3/1.0	1,061 (+9%)	2mo	$95,000	$90	45
4321 Mithra St	0.59mi	3/1.0	903 (-7%)	24mo	$154,000	$171	37

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: -8.7%
• Equity multiple: 0.69×
• Total profit: $-12,126
• Equity at exit: $20,949

10-year hold

• IRR: -3.8%
• Equity multiple: 0.78×
• Total profit: $-8,558
• Equity at exit: $12,148

Cash invested: $39,340 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$737
• Tax from tax record: −$135 /mo · $1,624/yr
• Insurance: −$59
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $238

Break-even live

Break-even rent $1,262

Max offer price $140,500

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: $35,125
• Closing costs: $4,215
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4211 Downman Rd New Orleans, LA	2.0	1.0	900	$1,250	$1.39	23d	1	0.78mi
4681 Eastern St New Orleans, LA	2.0	1.0	1100	$1,400	$1.27	16d	1	0.82mi
4951 Eastern St New Orleans, LA	2.0	1.0	850	$1,350	$1.59	23d	1	0.83mi
2844 Hiawatha St New Orleans, LA	2.0	1.0	975	$1,475	$1.51	23d	1	0.89mi
4936 Baccich St New Orleans, LA	3.0	1.0	1053	$1,700	$1.61	23d	1	0.91mi
2754 Jasmine St New Orleans, LA	3.0	1.0	1020	$1,750	$1.72	23d	1	0.98mi
2671 Gladiolus St Unit 2669 New Orleans, LA	2.0	1.0	830	$1,250	$1.51	23d	1	1.12mi
4926 Venus St Unit 4926 New Orleans, LA	2.0	1.0	800	$1,200	$1.50	3d	1	1.13mi
2650 Gladiolus St New Orleans, LA	2.0	1.0	900	$1,600	$1.78	23d	1	1.16mi
4023 Franklin Ave New Orleans, LA	3.0	2.0	1000	$1,700	$1.70	3d	1	1.18mi
2700 Clover St New Orleans, LA	2.0	1.0	800	$1,250	$1.56	23d	1	1.20mi
2702 Clover St New Orleans, LA	2.0	2.0	880	$1,300	$1.48	23d	1	1.20mi
5905 Lafaye St New Orleans, LA	3.0	1.0	911	$1,700	$1.87	23d	1	1.22mi
2558 Acacia St New Orleans, LA	2.0	1.0	900	$1,500	$1.67	23d	1	1.38mi
4908 Ray Ave New Orleans, LA	2.0	1.0	796	$1,200	$1.51	16d	1	1.42mi
2425 Jonquil St New Orleans, LA	2.0	2.0	1038	$1,500	$1.45	23d	1	1.42mi
6036 Franklin Ave New Orleans, LA	2.0	1.0	898	$1,200	$1.34	17d	1	1.42mi
4718 Reynes St New Orleans, LA	2.0	1.5	890	$1,475	$1.66	23d	1	1.46mi
7621 Alabama St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	23d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $140,500 Active 133 DOM
2. 2026-06-17
   pricedays on market $140,500 Active 132 DOM
3. 2026-06-16
   days on market $150,500 Active 131 DOM
4. 2026-06-15
   days on market $150,500 Active 130 DOM
5. 2026-06-13
   days on market $150,500 Active 128 DOM
6. 2026-06-10
   days on market $150,500 Active 125 DOM
7. 2026-06-09
   days on market $150,500 Active 124 DOM
8. 2026-06-08
   days on market $150,500 Active 123 DOM
9. 2026-06-07
   days on market $150,500 Active 122 DOM
10. 2026-06-05
    days on market $150,500 Active 119 DOM
11. 2026-06-03
    days on market $150,500 Active 118 DOM
12. 2026-06-02
    days on market $150,500 Active 117 DOM
13. 2026-06-01
    days on market $150,500 Active 116 DOM
14. 2026-05-31
    days on market $150,500 Active 115 DOM
15. 2026-04-07
    status Active 1069-char remark

    Show marketing remark (1069 chars)

    Precious 3bd/1bth Gentilly Woods charmer with a gorgeous Live Oak in the front yard! Located just 4 mins to Southern University and Pontchartrain Park with easy access to shopping and restaurants! This home features easy to maintain tile flooring throughout. Cozy living room opens to galley kitchen complete with abundant wood cabinetry, ample counter space, double sink, and generous storage. Bright and versatile shared laundry and dining space with natural light from a rear-facing window. Large bedrooms with closets. Bathroom features an updated single vanity and custom tiled tub/shower combo. Fully fenced rear yard with ample off-street parking. Flood zone X - no flood insurance required but sellers have an assumable policy at $797/yr if desired. Currently tenant occupied at $1400/month, section 8 approved home. Fantastic opportunity to expand your rental portfolio OR make this charming home your own! This home qualifies for UP TO 100% FINANCING WITH NO PMI, AND UP TO $6000 IN GRANT FUNDS ASSITANCE through preferred lender program. Make it yours today!

16. 2026-04-07
    status Active 1069-char remark

    Show marketing remark (1069 chars)

    Precious 3bd/1bth Gentilly Woods charmer with a gorgeous Live Oak in the front yard! Located just 4 mins to Southern University and Pontchartrain Park with easy access to shopping and restaurants! This home features easy to maintain tile flooring throughout. Cozy living room opens to galley kitchen complete with abundant wood cabinetry, ample counter space, double sink, and generous storage. Bright and versatile shared laundry and dining space with natural light from a rear-facing window. Large bedrooms with closets. Bathroom features an updated single vanity and custom tiled tub/shower combo. Fully fenced rear yard with ample off-street parking. Flood zone X - no flood insurance required but sellers have an assumable policy at $797/yr if desired. Currently tenant occupied at $1400/month, section 8 approved home. Fantastic opportunity to expand your rental portfolio OR make this charming home your own! This home qualifies for UP TO 100% FINANCING WITH NO PMI, AND UP TO $6000 IN GRANT FUNDS ASSITANCE through preferred lender program. Make it yours today!

17. 2026-03-19
    status Pending 1069-char remark

    Show marketing remark (1069 chars)

    Precious 3bd/1bth Gentilly Woods charmer with a gorgeous Live Oak in the front yard! Located just 4 mins to Southern University and Pontchartrain Park with easy access to shopping and restaurants! This home features easy to maintain tile flooring throughout. Cozy living room opens to galley kitchen complete with abundant wood cabinetry, ample counter space, double sink, and generous storage. Bright and versatile shared laundry and dining space with natural light from a rear-facing window. Large bedrooms with closets. Bathroom features an updated single vanity and custom tiled tub/shower combo. Fully fenced rear yard with ample off-street parking. Flood zone X - no flood insurance required but sellers have an assumable policy at $797/yr if desired. Currently tenant occupied at $1400/month, section 8 approved home. Fantastic opportunity to expand your rental portfolio OR make this charming home your own! This home qualifies for UP TO 100% FINANCING WITH NO PMI, AND UP TO $6000 IN GRANT FUNDS ASSITANCE through preferred lender program. Make it yours today!

18. 2026-03-19
    historical Active Under Contract 1069-char remark

    Show marketing remark (1069 chars)

    Precious 3bd/1bth Gentilly Woods charmer with a gorgeous Live Oak in the front yard! Located just 4 mins to Southern University and Pontchartrain Park with easy access to shopping and restaurants! This home features easy to maintain tile flooring throughout. Cozy living room opens to galley kitchen complete with abundant wood cabinetry, ample counter space, double sink, and generous storage. Bright and versatile shared laundry and dining space with natural light from a rear-facing window. Large bedrooms with closets. Bathroom features an updated single vanity and custom tiled tub/shower combo. Fully fenced rear yard with ample off-street parking. Flood zone X - no flood insurance required but sellers have an assumable policy at $797/yr if desired. Currently tenant occupied at $1400/month, section 8 approved home. Fantastic opportunity to expand your rental portfolio OR make this charming home your own! This home qualifies for UP TO 100% FINANCING WITH NO PMI, AND UP TO $6000 IN GRANT FUNDS ASSITANCE through preferred lender program. Make it yours today!

19. 2026-02-05
    listed $150,500 Active 1069-char remark

    Show marketing remark (1069 chars)

    Precious 3bd/1bth Gentilly Woods charmer with a gorgeous Live Oak in the front yard! Located just 4 mins to Southern University and Pontchartrain Park with easy access to shopping and restaurants! This home features easy to maintain tile flooring throughout. Cozy living room opens to galley kitchen complete with abundant wood cabinetry, ample counter space, double sink, and generous storage. Bright and versatile shared laundry and dining space with natural light from a rear-facing window. Large bedrooms with closets. Bathroom features an updated single vanity and custom tiled tub/shower combo. Fully fenced rear yard with ample off-street parking. Flood zone X - no flood insurance required but sellers have an assumable policy at $797/yr if desired. Currently tenant occupied at $1400/month, section 8 approved home. Fantastic opportunity to expand your rental portfolio OR make this charming home your own! This home qualifies for UP TO 100% FINANCING WITH NO PMI, AND UP TO $6000 IN GRANT FUNDS ASSITANCE through preferred lender program. Make it yours today!

20. 2026-02-05
    listed $150,500 Active 1069-char remark

    Show marketing remark (1069 chars)

    Precious 3bd/1bth Gentilly Woods charmer with a gorgeous Live Oak in the front yard! Located just 4 mins to Southern University and Pontchartrain Park with easy access to shopping and restaurants! This home features easy to maintain tile flooring throughout. Cozy living room opens to galley kitchen complete with abundant wood cabinetry, ample counter space, double sink, and generous storage. Bright and versatile shared laundry and dining space with natural light from a rear-facing window. Large bedrooms with closets. Bathroom features an updated single vanity and custom tiled tub/shower combo. Fully fenced rear yard with ample off-street parking. Flood zone X - no flood insurance required but sellers have an assumable policy at $797/yr if desired. Currently tenant occupied at $1400/month, section 8 approved home. Fantastic opportunity to expand your rental portfolio OR make this charming home your own! This home qualifies for UP TO 100% FINANCING WITH NO PMI, AND UP TO $6000 IN GRANT FUNDS ASSITANCE through preferred lender program. Make it yours today!

21. 2022-07-03
    price $1,350
22. 2009-08-11
    soldstatus $26,000

ⓘ 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: $1,624 · $135/mo
• Projected year-2 tax: $1,624 · $135/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: $18,768
• − Mortgage interest: −$7,870
• − Property taxes: −$1,624
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$4,087
• Taxable income: $684
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $2,697/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

+478.8% since first listed

8 events — show timeline

• 2026-04-07 Relisted — AcadianaMLS
• 2026-04-07 Relisted — GSREIN
• 2026-03-19 Pending — AcadianaMLS
• 2026-03-19 Contingent — GSREIN
• 2026-02-05 Listed $150,500 GSREIN
• 2026-02-05 Listed $150,500 AcadianaMLS
• 2022-07-03 Price Changed $1,350 RENT.
• 2009-08-11 Sold (Public Records) $26,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $1,624 · +1.1% YoY. Source: county tax records.