10114 Boulevard Way · New Orleans, LA 70127

$169,000

3 bd · 1.5 ba · 1,444 sqft · SingleFamily public records · 42 Days on market

Built 1980 $117/sqft · 8% below area Est $179k · 6% under

---

Why this score? — see what drove the D+ 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 +16.1/30.0
• ARV discount +10.0/15.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This newly renovated single-family home offers 4 bedrooms and 2 beautifully updated bathrooms. The home features large tile flooring throughout, fresh interior paint, updated electrical fixtures, and numerous modern upgrades. Enjoy multiple living spaces including a welcoming living room and separate den, great for entertaining or relaxing. The kitchen is appointed with granite countertops, and new dw/RO will be installed prior to closing. Existing are a refrigerator and washer/dryer. Both bathrooms have been tastefully renovated with decorative tile surrounds, while the primary bathroom features an attractive walk-in shower. Step outside to a large backyard enclosed with a brand-new wood fence, offering plenty of space for outdoor enjoyment. updated -- a

Key facts

• Walk-in shower
• Granite countertops
• Large tile flooring

Tags

• LARGE TILE FLOORING
• UPDATED ELECTRICAL FIXTURES
• MULTIPLE LIVING SPACES
• GRANITE COUNTERTOPS
• DECORATIVE TILE SURROUNDS
• WALK-IN SHOWER

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Entry on main level; Shingle roof
• Construction: Brick and HardiPlank exterior; Slab foundation
• Exterior features: Fence; Concrete patio/porch; City lot; Rectangular lot

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Excellent condition
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $20 ($244/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (13.4% below list).
• Recommended offer: $146k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 128 active listings in the ZIP; 33 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 43% of the median local income ($41k/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 $1k of loan paydown is wiped out by about $5k 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 42 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $105k; list at $169k implies a 61% 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 $146,406 (13.4% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 13% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (median comp): $179,127
• List price: $169,000
• Delta: -5.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7638 Lady Gray St	0.26mi	3/2.0	1,338 (-7%)	2mo	$192,500	$144	72
7541 Brevard Ave	0.48mi	3/2.0	1,463 (+1%)	8mo	$242,500	$166	67
8009 Devine Ave	0.67mi	3/2.0	1,436 (-1%)	1mo	$189,000	$132	65
7625 Lehigh St	0.42mi	3/2.0	1,340 (-7%)	3mo	$189,000	$141	64
7711 Brevard Ave	0.48mi	3/2.0	1,550 (+7%)	1mo	$170,000	$110	62
7542 Lehigh St	0.42mi	3/2.0	1,375 (-5%)	10mo	$150,000	$109	62
7524 Michigan St	0.70mi	3/2.0	1,420 (-2%)	2mo	$183,715	$129	61
7701 Lady Gray St	0.29mi	3/2.5	1,600 (+11%)	7mo	$200,000	$125	58
7630 Burke Ave	0.71mi	3/3.0	1,488 (+3%)	1mo	$170,000	$114	55
9740 Andover Dr	0.55mi	3/2.0	1,613 (+12%)	6mo	$190,000	$118	48
11131 Morrison Rd	0.54mi	3/2.0	1,648 (+14%)	6mo	$80,000	$49	44
7552 Michigan St	0.69mi	3/2.0	1,254 (-13%)	10mo	$50,000	$40	36

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-26,086
• Equity at exit: $25,198

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-21,036
• Equity at exit: $14,612

Cash invested: $47,320 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,464 high
• Mortgage (P&I): −$886
• Tax from tax record: −$113 /mo · $1,357/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $20

Break-even live

Break-even rent $1,438

Max offer price $169,000

Occupancy floor 94%

Sensitivity live

Price	-10% $116	-5% $68	+0% $20	+5% $-27	+10% $-75
Rent	-10% $-95	-5% $-37	+0% $20	+5% $78	+10% $136
Rate	-1.0pp $105	-0.5pp $63	base $20	+0.5pp $-23	+1.0pp $-68

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7800 Read Blvd Unit B New Orleans, LA	2.0	1.5	931	$1,200	$1.29	22d	1	0.12mi
7901 Read Blvd Unit 206 New Orleans, LA	2.0	1.0	950	$1,100	$1.16	3d	1	0.15mi
7500 Symmes Ave New Orleans, LA	4.0	2.0	1400	$2,100	$1.50	24d	1	0.17mi
7937 Read Blvd New Orleans, LA	3.0	2.0	1100	$1,650	$1.50	24d	1	0.18mi
7830 Means Ave Unit D New Orleans, LA	2.0	1.5	900	$1,200	$1.33	24d	1	0.21mi
7861 Symmes Ave Unit 1 New Orleans, LA	2.0	1.5	950	$1,280	$1.35	24d	1	0.26mi
8038 Lacombe St Apt A New Orleans, LA	2.0	1.5	1000	$1,050	$1.05	4d	1	0.31mi
10680 Hayne Blvd Apt B New Orleans, LA	2.0	1.5	1000	$1,050	$1.05	15d	1	0.32mi
10680 Hayne Blvd Unit A New Orleans, LA	2.0	1.0	1000	$1,050	$1.05	15d	1	0.32mi
9411 Dinkins St New Orleans, LA	2.0	1.0	900	$1,250	$1.39	4d	1	0.51mi
8002 Trapier Ave Unit A New Orleans, LA	2.0	1.0	900	$1,050	$1.17	24d	1	0.52mi
9408 Hayne Blvd Unit G New Orleans, LA	2.0	1.0	1200	$1,350	$1.12	24d	1	0.56mi
10821 Roger Dr Unit A New Orleans, LA	2.0	1.5	1200	$1,400	$1.17	24d	1	0.64mi
10704 Roger Dr Unit D New Orleans, LA	2.0	1.5	1050	$950	$0.90	24d	1	0.65mi
10940 Roger Dr Unit A New Orleans, LA	2.0	2.0	1000	$900	$0.90	24d	1	0.71mi
9002 Morrison Rd New Orleans, LA	2.0	1.5	1050	$1,150	$1.10	21d	1	0.73mi
11040 Roger Dr Unit C New Orleans, LA	2.0	2.5	1505	$1,500	$1.00	24d	1	0.75mi
7201 Salem Dr New Orleans, LA	3.0	2.5	1764	$1,650	$0.94	24d	1	0.75mi
8802 Morrison Rd New Orleans, LA	2.0	1.0	1071	$1,275	$1.19	24d	1	0.85mi
7063 Boston Dr New Orleans, LA	4.0	2.5	1750	$1,900	$1.09	16d	1	0.86mi
7230 Yorktown Dr New Orleans, LA	3.0	2.0	1550	$1,600	$1.03	16d	1	0.86mi
7230 Yorktown Dr New Orleans, LA	3.0	2.0	1550	$1,600	$1.03	24d	1	0.86mi
9042 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	16d	1	0.92mi
9040 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	16d	1	0.93mi
9022 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	24d	1	0.94mi
9020 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	24d	1	0.94mi
6937 Barrington Ct New Orleans, LA	3.0	2.5	1306	$1,800	$1.38	24d	1	1.00mi
6910 Bunker Hill Rd New Orleans, LA	3.0	2.5	1785	$1,400	$0.78	20d	1	1.05mi
11967 Curran Rd New Orleans, LA	3.0	2.0	1100	$1,750	$1.59	3d	1	1.07mi
7019 Crowder Blvd Unit 126 New Orleans, LA	2.0	1.5	952	$982	$1.03	24d	1	1.15mi
7019 Huntington Park Dr New Orleans, LA	2.0	1.5	952	$986	$1.04	24d	1	1.25mi
7019 Huntington Park Dr Unit 21 New Orleans, LA	2.0	1.5	952	$982	$1.03	24d	1	1.25mi
5131 Bundy Rd New Orleans, LA	1.0–3.0	1.0–2.0	1000	$1,314	$1.31	2d	21	1.38mi

Listing history 23 events

1. 2026-06-18
   days on market $169,000 Active 42 DOM
2. 2026-06-17
   days on market $169,000 Active 41 DOM
3. 2026-06-16
   days on market $169,000 Active 40 DOM
4. 2026-06-15
   days on market $169,000 Active 39 DOM
5. 2026-06-13
   days on market $169,000 Active 37 DOM
6. 2026-06-10
   days on market $169,000 Active 34 DOM
7. 2026-06-09
   days on market $169,000 Active 33 DOM
8. 2026-06-08
   pricedays on market $169,000 Active 32 DOM

   Show marketing remark (765 chars)

   This newly renovated single-family home offers 4 bedrooms and 2 beautifully updated bathrooms. The home features large tile flooring throughout, fresh interior paint, updated electrical fixtures, and numerous modern upgrades. Enjoy multiple living spaces including a welcoming living room and separate den, great for entertaining or relaxing. The kitchen is appointed with granite countertops, and new dw/RO will be installed prior to closing. Existing are a refrigerator and washer/dryer. Both bathrooms have been tastefully renovated with decorative tile surrounds, while the primary bathroom features an attractive walk-in shower. Step outside to a large backyard enclosed with a brand-new wood fence, offering plenty of space for outdoor enjoyment. updated -- a

9. 2026-06-07
   days on market $176,000 Active 31 DOM
10. 2026-06-05
    days on market $176,000 Active 28 DOM
11. 2026-06-03
    days on market $176,000 Active 27 DOM
12. 2026-06-02
    days on market $176,000 Active 26 DOM
13. 2026-06-01
    days on market $176,000 Active 25 DOM
14. 2026-05-31
    days on market $176,000 Active 24 DOM
15. 2026-05-07
    listed $176,000 Active 772-char remark

    Show marketing remark (765 chars)

    This newly renovated single-family home offers 4 bedrooms and 2 beautifully updated bathrooms. The home features large tile flooring throughout, fresh interior paint, updated electrical fixtures, and numerous modern upgrades. Enjoy multiple living spaces including a welcoming living room and separate den, great for entertaining or relaxing. The kitchen is appointed with granite countertops, and new dw/RO will be installed prior to closing. Existing are a refrigerator and washer/dryer. Both bathrooms have been tastefully renovated with decorative tile surrounds, while the primary bathroom features an attractive walk-in shower. Step outside to a large backyard enclosed with a brand-new wood fence, offering plenty of space for outdoor enjoyment. updated -- a

16. 2026-05-07
    listed $176,000 Active 765-char remark

    Show marketing remark (765 chars)

    This newly renovated single-family home offers 4 bedrooms and 2 beautifully updated bathrooms. The home features large tile flooring throughout, fresh interior paint, updated electrical fixtures, and numerous modern upgrades. Enjoy multiple living spaces including a welcoming living room and separate den, great for entertaining or relaxing. The kitchen is appointed with granite countertops, and new dw/RO will be installed prior to closing. Existing are a refrigerator and washer/dryer. Both bathrooms have been tastefully renovated with decorative tile surrounds, while the primary bathroom features an attractive walk-in shower. Step outside to a large backyard enclosed with a brand-new wood fence, offering plenty of space for outdoor enjoyment. updated -- a

17. 2009-12-09
    soldstatus $105,000
18. 2008-01-06
    listed $115,000
19. 2008-01-06
    listed $115,000
20. 2005-02-07
    soldstatus $44,500
21. 2004-11-22
    listed $54,900
22. 2004-11-22
    listed $54,900
23. 1980-12-03
    soldstatus $45,000

ⓘ 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: $1,357 · $113/mo
• Projected year-2 tax: $1,357 · $113/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: $17,569
• − Mortgage interest: −$9,467
• − Property taxes: −$1,357
• − Insurance: −$1,642
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$4,916
• Taxable loss: −$2,625
• Est. tax savings @ 24.0%: +$630
• After-tax cash flow: $874/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

+275.6% since first listed

11 events — show timeline

• 2026-06-08 Price Changed $169,000 AcadianaMLS
• 2026-06-08 Price Changed $169,000 GSREIN
• 2026-05-07 Listed $176,000 GSREIN
• 2026-05-07 Listed $176,000 AcadianaMLS
• 2009-12-09 Sold (Public Records) $105,000 Public Records
• 2008-01-06 Listed $115,000 GSREIN
• 2008-01-06 Listed $115,000 AcadianaMLS
• 2005-02-07 Sold (MLS) $44,500 GSREIN
• 2004-11-22 Listed $54,900 AcadianaMLS
• 2004-11-22 Listed $54,900 GSREIN
• 1980-12-03 Sold (Public Records) $45,000 Public Records

Property tax history

-2.1%/yr

Latest (2026): $1,357 · +1.1% YoY. Source: county tax records.