5972 Dreux Ave · New Orleans, LA 70126

$99,900

3 bd · 2.0 ba · 1,946 sqft · SingleFamily public records · 56 Days on market

Built 1970 $51/sqft · 39% below area Est $165k · 39% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Seller is open to crediting $4,000 towards buyer's closing costs. ( at asking Price ) This 3-bedroom, 2-bath brick home offers approximately 1,950 square feet of living space with solid potential. Features include marble countertops, central AC and heat, a driveway, and a separate detached structure that can be used for storage, a workshop, or additional flex space. The roof is approximately 8 years old, and the windows are in decent condition. The property does require repairs and cosmetic updates, making it a strong opportunity for investors or buyers looking to renovate and add value. Priced accordingly, this home presents a chance to customize and improve to your liking. Schedule a showing and submit your offer. Preferred title company Bayou title New orleans Office

Key facts

• Detached structure
• Marble countertops
• Central ac and heat

Tags

• MARBLE COUNTERTOPS
• CENTRAL AC AND HEAT
• DETACHED STRUCTURE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/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 15.3% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,755/mo this rent would consume 50% of the median local household income ($42k/yr) (locally 1767% 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 $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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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: 1.76% ✓
• Cap rate: 15.30%
• Cash-on-cash: 32.18%
• DSCR: 2.43
• GRM: 4.7

CMA / ARV

• ARV (median comp): $164,758
• List price: $99,900
• Delta: -39.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4942 Virgilian St	0.25mi	3/2.0	2,010 (+3%)	12mo	$65,000	$32	73
6775 Deanne St	0.41mi	3/2.0	1,660 (-15%)	13mo	$65,000	$39	46
7119 Virgilian St	0.62mi	4/2.5 (+1)	1,936 (-0%)	23mo	$269,000	$139	44
4901 Haydel St	0.54mi	4/2.5 (+1)	2,210 (+14%)	6mo	$199,000	$90	41

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: 20.3%
• Equity multiple: 1.80×
• Total profit: $22,246
• Equity at exit: $14,895

10-year hold

• IRR: 26.4%
• Equity multiple: 2.99×
• Total profit: $55,703
• Equity at exit: $8,638

Cash invested: $27,972 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$524
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $684

Break-even live

Break-even rent $889

Max offer price $99,900

Occupancy floor 56%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	24d	1	0.12mi
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	24d	1	0.18mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	24d	1	0.20mi
4409 Skyview Dr New Orleans, LA	4.0	2.5	1560	$1,700	$1.09	16d	1	0.22mi
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	16d	1	0.37mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	3d	1	0.40mi
6628 Harbourview Dr New Orleans, LA	3.0	2.5	1520	$1,700	$1.12	3d	1	0.66mi
7404 Sussex Pl New Orleans, LA	2.0	1.5	1400	$1,450	$1.04	3d	1	0.84mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	12d	1	0.94mi
7611 Mayfair Pl New Orleans, LA	2.0	1.5	1440	$1,450	$1.01	3d	1	0.96mi
5704 Count Ln New Orleans, LA	3.0	1.5	1572	$1,700	$1.08	24d	1	0.97mi
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	24d	1	0.98mi
5925 Pauline Dr New Orleans, LA	3.0	2.0	1566	$2,325	$1.48	16d	1	1.01mi
7530 Newcastle St New Orleans, LA	3.0	2.0	1913	$1,800	$0.94	24d	1	1.05mi
5550 Press Dr New Orleans, LA	3.0	2.0	1640	$2,000	$1.22	16d	1	1.36mi
5611 Rickert Dr New Orleans, LA	3.0	2.5	2155	$2,900	$1.35	44d	1	1.38mi

Listing history 31 events

1. 2026-06-18
   days on market $99,900 Active 56 DOM
2. 2026-06-17
   days on market $99,900 Active 55 DOM
3. 2026-06-16
   statusdays on market $99,900 Active 54 DOM
4. 2026-06-15
   days on market $99,900 Active Under Contract 53 DOM
5. 2026-06-13
   statusdays on market $99,900 Active Under Contract 51 DOM
6. 2026-06-10
   days on market $99,900 Active 48 DOM
7. 2026-06-09
   days on market $99,900 Active 47 DOM
8. 2026-06-08
   days on market $99,900 Active 46 DOM
9. 2026-06-07
   days on market $99,900 Active 45 DOM
10. 2026-06-05
    days on market $99,900 Active 42 DOM
11. 2026-06-03
    days on market $99,900 Active 41 DOM
12. 2026-06-02
    days on market $99,900 Active 40 DOM
13. 2026-06-01
    days on market $99,900 Active 39 DOM
14. 2026-05-31
    days on market $99,900 Active 38 DOM
15. 2026-05-14
    price $109,990 780-char remark

    Show marketing remark (787 chars)

    Seller is open to crediting $4,000 towards buyer’s closing costs. ( at asking Price ) This 3-bedroom, 2-bath brick home offers approximately 1,950 square feet of living space with solid potential. Features include marble countertops, central AC and heat, a driveway, and a separate detached structure that can be used for storage, a workshop, or additional flex space. The roof is approximately 8 years old, and the windows are in decent condition. The property does require repairs and cosmetic updates, making it a strong opportunity for investors or buyers looking to renovate and add value. Priced accordingly, this home presents a chance to customize and improve to your liking. Schedule a showing and submit your offer. Preferred title company Bayou title New orleans Office

16. 2026-05-14
    price $109,990 787-char remark

    Show marketing remark (787 chars)

    Seller is open to crediting $4,000 towards buyer’s closing costs. ( at asking Price ) This 3-bedroom, 2-bath brick home offers approximately 1,950 square feet of living space with solid potential. Features include marble countertops, central AC and heat, a driveway, and a separate detached structure that can be used for storage, a workshop, or additional flex space. The roof is approximately 8 years old, and the windows are in decent condition. The property does require repairs and cosmetic updates, making it a strong opportunity for investors or buyers looking to renovate and add value. Priced accordingly, this home presents a chance to customize and improve to your liking. Schedule a showing and submit your offer. Preferred title company Bayou title New orleans Office

17. 2026-05-11
    status Active 780-char remark

    Show marketing remark (787 chars)

    Seller is open to crediting $4,000 towards buyer’s closing costs. ( at asking Price ) This 3-bedroom, 2-bath brick home offers approximately 1,950 square feet of living space with solid potential. Features include marble countertops, central AC and heat, a driveway, and a separate detached structure that can be used for storage, a workshop, or additional flex space. The roof is approximately 8 years old, and the windows are in decent condition. The property does require repairs and cosmetic updates, making it a strong opportunity for investors or buyers looking to renovate and add value. Priced accordingly, this home presents a chance to customize and improve to your liking. Schedule a showing and submit your offer. Preferred title company Bayou title New orleans Office

18. 2026-05-11
    status Active 787-char remark

    Show marketing remark (787 chars)

    Seller is open to crediting $4,000 towards buyer’s closing costs. ( at asking Price ) This 3-bedroom, 2-bath brick home offers approximately 1,950 square feet of living space with solid potential. Features include marble countertops, central AC and heat, a driveway, and a separate detached structure that can be used for storage, a workshop, or additional flex space. The roof is approximately 8 years old, and the windows are in decent condition. The property does require repairs and cosmetic updates, making it a strong opportunity for investors or buyers looking to renovate and add value. Priced accordingly, this home presents a chance to customize and improve to your liking. Schedule a showing and submit your offer. Preferred title company Bayou title New orleans Office

19. 2026-05-01
    status Pending 780-char remark

    Show marketing remark (787 chars)

    Seller is open to crediting $4,000 towards buyer’s closing costs. ( at asking Price ) This 3-bedroom, 2-bath brick home offers approximately 1,950 square feet of living space with solid potential. Features include marble countertops, central AC and heat, a driveway, and a separate detached structure that can be used for storage, a workshop, or additional flex space. The roof is approximately 8 years old, and the windows are in decent condition. The property does require repairs and cosmetic updates, making it a strong opportunity for investors or buyers looking to renovate and add value. Priced accordingly, this home presents a chance to customize and improve to your liking. Schedule a showing and submit your offer. Preferred title company Bayou title New orleans Office

20. 2026-05-01
    status Pending 787-char remark

    Show marketing remark (787 chars)

    Seller is open to crediting $4,000 towards buyer’s closing costs. ( at asking Price ) This 3-bedroom, 2-bath brick home offers approximately 1,950 square feet of living space with solid potential. Features include marble countertops, central AC and heat, a driveway, and a separate detached structure that can be used for storage, a workshop, or additional flex space. The roof is approximately 8 years old, and the windows are in decent condition. The property does require repairs and cosmetic updates, making it a strong opportunity for investors or buyers looking to renovate and add value. Priced accordingly, this home presents a chance to customize and improve to your liking. Schedule a showing and submit your offer. Preferred title company Bayou title New orleans Office

21. 2026-04-21
    price $114,990 780-char remark

    Show marketing remark (787 chars)

    Seller is open to crediting $4,000 towards buyer’s closing costs. ( at asking Price ) This 3-bedroom, 2-bath brick home offers approximately 1,950 square feet of living space with solid potential. Features include marble countertops, central AC and heat, a driveway, and a separate detached structure that can be used for storage, a workshop, or additional flex space. The roof is approximately 8 years old, and the windows are in decent condition. The property does require repairs and cosmetic updates, making it a strong opportunity for investors or buyers looking to renovate and add value. Priced accordingly, this home presents a chance to customize and improve to your liking. Schedule a showing and submit your offer. Preferred title company Bayou title New orleans Office

22. 2026-04-21
    price $114,990 787-char remark

    Show marketing remark (787 chars)

    Seller is open to crediting $4,000 towards buyer’s closing costs. ( at asking Price ) This 3-bedroom, 2-bath brick home offers approximately 1,950 square feet of living space with solid potential. Features include marble countertops, central AC and heat, a driveway, and a separate detached structure that can be used for storage, a workshop, or additional flex space. The roof is approximately 8 years old, and the windows are in decent condition. The property does require repairs and cosmetic updates, making it a strong opportunity for investors or buyers looking to renovate and add value. Priced accordingly, this home presents a chance to customize and improve to your liking. Schedule a showing and submit your offer. Preferred title company Bayou title New orleans Office

23. 2026-04-13
    listed $119,900 Active 780-char remark

    Show marketing remark (787 chars)

    Seller is open to crediting $4,000 towards buyer’s closing costs. ( at asking Price ) This 3-bedroom, 2-bath brick home offers approximately 1,950 square feet of living space with solid potential. Features include marble countertops, central AC and heat, a driveway, and a separate detached structure that can be used for storage, a workshop, or additional flex space. The roof is approximately 8 years old, and the windows are in decent condition. The property does require repairs and cosmetic updates, making it a strong opportunity for investors or buyers looking to renovate and add value. Priced accordingly, this home presents a chance to customize and improve to your liking. Schedule a showing and submit your offer. Preferred title company Bayou title New orleans Office

24. 2026-04-13
    listed $119,900 Active 787-char remark

    Show marketing remark (787 chars)

    Seller is open to crediting $4,000 towards buyer’s closing costs. ( at asking Price ) This 3-bedroom, 2-bath brick home offers approximately 1,950 square feet of living space with solid potential. Features include marble countertops, central AC and heat, a driveway, and a separate detached structure that can be used for storage, a workshop, or additional flex space. The roof is approximately 8 years old, and the windows are in decent condition. The property does require repairs and cosmetic updates, making it a strong opportunity for investors or buyers looking to renovate and add value. Priced accordingly, this home presents a chance to customize and improve to your liking. Schedule a showing and submit your offer. Preferred title company Bayou title New orleans Office

25. 2004-07-30
    soldstatus $118,000
26. 2004-06-04
    listed $116,900
27. 2004-06-04
    listed $116,900
28. 2003-12-10
    soldstatus $33,150
29. 2003-10-28
    listed $33,000
30. 2003-10-28
    listed $33,000
31. 1993-05-27
    soldstatus $30,000

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $849 · $71/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: $21,058
• − Mortgage interest: −$5,596
• − Property taxes: −$849
• − Insurance: −$1,297
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$2,906
• Taxable income: $7,041
• Est. tax owed @ 24.0%: −$1,690
• After-tax cash flow: $6,514/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

+266.6% since first listed

17 events — show timeline

• 2026-05-14 Price Changed $109,990 AcadianaMLS
• 2026-05-14 Price Changed $109,990 GSREIN
• 2026-05-11 Relisted — AcadianaMLS
• 2026-05-11 Relisted — GSREIN
• 2026-05-01 Pending — AcadianaMLS
• 2026-05-01 Pending — GSREIN
• 2026-04-21 Price Changed $114,990 AcadianaMLS
• 2026-04-21 Price Changed $114,990 GSREIN
• 2026-04-13 Listed $119,900 GSREIN
• 2026-04-13 Listed $119,900 AcadianaMLS
• 2004-07-30 Sold (MLS) $118,000 GSREIN
• 2004-06-04 Listed $116,900 GSREIN
• 2004-06-04 Listed $116,900 AcadianaMLS
• 2003-12-10 Sold (MLS) $33,150 GSREIN
• 2003-10-28 Listed $33,000 GSREIN
• 2003-10-28 Listed $33,000 AcadianaMLS
• 1993-05-27 Sold (Public Records) $30,000 Public Records

Property tax history

+2.4%/yr

Latest (2026): $849 · -7.0% YoY. Source: county tax records.