4442 Dale St · New Orleans, LA 70126

$118,500

2 bd · 2.0 ba · 1,768 sqft · SingleFamily public records · 22 Days on market

Built 1984 Est $147k · 19% 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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

Affordable, Rare Find in a well-established neighborhood! Freshly painted, well-maintained 3-bedroom, 2-bath home offers incredible value at this price point. Spacious layout with an updated kitchen featuring granite countertops and plenty of counter space. The home also includes an oversized primary bedroom suite with generous closet space. The primary bathroom is equipped with an ADA-compliant walk-in tub, providing added safety and accessibility. No Carpet! Exterior features include a screened front porch, fully fenced yard for privacy, secure off-street parking, and a large concrete pad in the rear with backyard access and multiple possibilities for use. Conveniently located off Chef Menteur Highway, only minutes from Gentilly, the Lakefront, and I10. Why rent when you may be able to own for less?

Key facts

• Screened front porch
• Large concrete pad
• Updated kitchen

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• SCREENED FRONT PORCH
• FULLY FENCED YARD
• SECURE OFF-STREET PARKING
• LARGE CONCRETE PAD

Property features AI

Exterior

• Parking: Driveway; Off-street parking; Three or more parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-story home; Shingle roof; Brick and stucco construction; Slab foundation; Property in very good condition
• Construction: Built with brick and stucco; Shingle roof; Slab foundation
• Exterior features: Enclosed porch; Screened porch; Fence; City lot with rectangular shape (50x124)

Interior

• Kitchen: Dishwasher; Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fans; Granite counters; Carbon monoxide detector; Handicap access / accessibility features
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% 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; 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 $1,725/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 $819 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $42k; list at $118k implies a 180% 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 $116,722 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
4. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
5. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.46% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.17%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $146,744
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4414 Ray Ave	0.19mi	3/2.0 (+1)	1,612 (-9%)	2mo	$133,000	$83	70
4741 Lafon Dr	0.36mi	3/2.0 (+1)	1,838 (+4%)	12mo	$199,000	$108	62
4616 Rosemont Pl	0.62mi	3/2.5 (+1)	1,750 (-1%)	7mo	$175,000	$100	57
4800 Camelia St	0.42mi	3/2.0 (+1)	1,580 (-11%)	3mo	$180,000	$114	55
4942 Virgilian St	0.51mi	3/2.0 (+1)	2,010 (+14%)	12mo	$65,000	$32	39
6569 Dwyer Rd	0.42mi	3/2.5 (+1)	1,520 (-14%)	15mo	$80,000	$53	37
5044 Westlake Dr	0.48mi	3/2.0 (+1)	1,520 (-14%)	19mo	$86,500	$57	33

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: 5.7%
• Equity multiple: 1.21×
• Total profit: $7,082
• Equity at exit: $17,669

10-year hold

• IRR: 12.1%
• Equity multiple: 1.82×
• Total profit: $27,150
• Equity at exit: $10,246

Cash invested: $33,180 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$621
• Tax from tax record: −$134 /mo · $1,608/yr
• Insurance: −$49
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $491

Break-even live

Break-even rent $1,103

Max offer price $118,500

Occupancy floor 67%

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: $29,625
• Closing costs: $3,555
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	16d	1	0.32mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	3d	1	0.37mi
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	23d	1	0.47mi
6628 Harbourview Dr New Orleans, LA	3.0	2.5	1520	$1,700	$1.12	3d	1	0.49mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	23d	1	0.57mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	23d	1	0.61mi
5611 Rickert Dr New Orleans, LA	3.0	2.5	2155	$2,900	$1.35	43d	1	0.90mi
7530 Newcastle St New Orleans, LA	3.0	2.0	1913	$1,800	$0.94	23d	1	1.20mi
7404 Sussex Pl New Orleans, LA	2.0	1.5	1400	$1,450	$1.04	2d	1	1.26mi
7608 Laine Ave New Orleans, LA	3.0	2.5	2060	$1,950	$0.95	23d	1	1.28mi
7611 Mayfair Pl New Orleans, LA	2.0	1.5	1440	$1,450	$1.01	3d	1	1.35mi
5704 Count Ln New Orleans, LA	3.0	1.5	1572	$1,700	$1.08	23d	1	1.38mi

Listing history 24 events

1. 2026-06-18
   days on market $118,500 Active 22 DOM
2. 2026-06-17
   days on market $118,500 Active 21 DOM
3. 2026-06-16
   days on market $118,500 Active 20 DOM
4. 2026-06-15
   days on market $118,500 Active 19 DOM
5. 2026-06-13
   days on market $118,500 Active 17 DOM
6. 2026-06-10
   days on market $118,500 Active 14 DOM
7. 2026-06-09
   days on market $118,500 Active 13 DOM
8. 2026-06-08
   days on market $118,500 Active 12 DOM
9. 2026-06-07
   days on market $118,500 Active 11 DOM
10. 2026-06-05
    days on market $118,500 Active 8 DOM
11. 2026-06-03
    days on market $118,500 Active 7 DOM
12. 2026-06-02
    days on market $118,500 Active 6 DOM
13. 2026-06-01
    days on market $118,500 Active 5 DOM
14. 2026-05-31
    days on market $118,500 Active 4 DOM
15. 2026-05-27
    listed $118,500 Active

    Show marketing remark (812 chars)

    Affordable, Rare Find in a well-established neighborhood! Freshly painted, well-maintained 3-bedroom, 2-bath home offers incredible value at this price point. Spacious layout with an updated kitchen featuring granite countertops and plenty of counter space. The home also includes an oversized primary bedroom suite with generous closet space. The primary bathroom is equipped with an ADA-compliant walk-in tub, providing added safety and accessibility. No Carpet! Exterior features include a screened front porch, fully fenced yard for privacy, secure off-street parking, and a large concrete pad in the rear with backyard access and multiple possibilities for use. Conveniently located off Chef Menteur Highway, only minutes from Gentilly, the Lakefront, and I10. Why rent when you may be able to own for less?

16. 2026-05-27
    listed $118,500 Active 812-char remark

    Show marketing remark (812 chars)

    Affordable, Rare Find in a well-established neighborhood! Freshly painted, well-maintained 3-bedroom, 2-bath home offers incredible value at this price point. Spacious layout with an updated kitchen featuring granite countertops and plenty of counter space. The home also includes an oversized primary bedroom suite with generous closet space. The primary bathroom is equipped with an ADA-compliant walk-in tub, providing added safety and accessibility. No Carpet! Exterior features include a screened front porch, fully fenced yard for privacy, secure off-street parking, and a large concrete pad in the rear with backyard access and multiple possibilities for use. Conveniently located off Chef Menteur Highway, only minutes from Gentilly, the Lakefront, and I10. Why rent when you may be able to own for less?

17. 2017-02-15
    historical
18. 2016-08-09
    price $75,500
19. 2016-05-02
    price $76,000
20. 2016-02-18
    listed $88,000 Active
21. 2016-02-16
    listed $75,500
22. 2014-12-08
    soldstatus $42,250
23. 2014-05-12
    listed $41,000
24. 2014-05-12
    listed $41,000

ⓘ 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: $1,608 · $134/mo
• Projected year-2 tax: $1,608 · $134/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 2/10 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: $20,695
• − Mortgage interest: −$6,638
• − Property taxes: −$1,608
• − Insurance: −$1,390
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$3,447
• Taxable income: $4,300
• Est. tax owed @ 24.0%: −$1,032
• After-tax cash flow: $4,861/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

+189.0% since first listed

10 events — show timeline

• 2026-05-27 Listed $118,500 AcadianaMLS
• 2026-05-27 Listed $118,500 GSREIN
• 2017-02-15 Listing Removed — GSREIN
• 2016-08-09 Price Changed $75,500 GSREIN
• 2016-05-02 Price Changed $76,000 GSREIN
• 2016-02-18 Listed $88,000 GSREIN
• 2016-02-16 Listed $75,500 AcadianaMLS
• 2014-12-08 Sold (MLS) $42,250 GSREIN
• 2014-05-12 Listed $41,000 AcadianaMLS
• 2014-05-12 Listed $41,000 GSREIN

Property tax history

+29.8%/yr

Latest (2026): $1,608 · +1.1% YoY. Source: county tax records.