5723 Pauline Dr · New Orleans, LA 70126

$60,000

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 335 Days on market

Built 1953 $45/sqft · 78% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Calling all investors and flippers! This 3-bedroom, 1.5-bath home in Gentilly Woods is a prime renovation opportunity. The property was flooded during Hurricane Ida and has been partially gutted. It will require foundation repairs and a full interior rehab -- but the new roof has already been installed, saving you a major upfront expense. SQ FT ESTIMATED, NOT GUARANTEED. SOLD AS IS WITH WAIVER OF REDHIBITION. Located in a x Flood zone Sitting on an oversized lot with a covered carport, this home has great bones and strong upside potential. Whether you're looking to flip or hold as a rental, this property offers plenty of value-add potential in a well-established and improving neighborhood. Sold as-is. Seller will make no repairs. Bring your crew and vision -- this one won't last!

Key facts

• Partially gutted
• Full interior rehab
• Foundation repairs

Tags

• RENOVATION OPPORTUNITY
• PARTIALLY GUTTED
• FOUNDATION REPAIRS
• FULL INTERIOR REHAB
• NEW ROOF
• OVERSIZED LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $847 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.6% 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; 40 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 $1,758/mo this rent would consume 51% 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 335 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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 $15k; list at $60k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $66/mo; built in 1953 — 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 335 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 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 2.93% ✓
• Cap rate: 24.57%
• Cash-on-cash: 65.28%
• DSCR: 3.90
• GRM: 2.8

CMA / ARV

• ARV (median comp): $204,833
• List price: $60,000
• Delta: -70.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6309 Debore Dr	0.34mi	3/2.0	1,401 (+6%)	13mo	$240,000	$171	63
4309 Dreux Ave	0.61mi	3/2.0	1,348 (+2%)	7mo	$207,000	$154	62
5061 Stephen Girard Ave	0.75mi	3/2.0	1,390 (+5%)	5mo	$87,500	$63	52
4318 Mendez St	0.47mi	3/2.0	1,508 (+14%)	3mo	$60,000	$40	52
5817 Providence Pl	0.68mi	3/2.0	1,225 (-7%)	6mo	$235,900	$193	52
4008 Prentiss Ave	0.63mi	3/1.0	1,225 (-7%)	4mo	$114,000	$93	51
4842 Pauline Dr	0.61mi	3/2.0	1,236 (-6%)	12mo	$223,500	$181	51
4978 Kendall Dr	0.69mi	3/2.0	1,450 (+10%)	1mo	$205,000	$141	50
7111 Downman Rd	0.71mi	3/1.0	1,250 (-5%)	12mo	$45,000	$36	44
4856 Desire Dr	0.66mi	4/1.5 (+1)	1,412 (+7%)	13mo	$70,000	$50	40
4033 Odin St	0.59mi	3/2.0	1,124 (-15%)	10mo	$200,000	$178	39
5177 Montegut Dr	0.63mi	4/2.0 (+1)	1,496 (+13%)	9mo	$85,000	$57	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 55.6%
• Equity multiple: 3.33×
• Total profit: $39,207
• Equity at exit: $8,946

10-year hold

• IRR: 59.4%
• Equity multiple: 6.01×
• Total profit: $84,160
• Equity at exit: $5,188

Cash invested: $16,800 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$315
• Tax from tax record: −$135 /mo · $1,622/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $847

Break-even live

Break-even rent $685

Max offer price $60,000

Occupancy floor 47%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	12d	1	0.07mi
5925 Pauline Dr New Orleans, LA	3.0	2.0	1566	$2,325	$1.48	16d	1	0.18mi
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	24d	1	0.33mi
5550 Press Dr New Orleans, LA	3.0	2.0	1640	$2,000	$1.22	16d	1	0.57mi
7404 Sussex Pl New Orleans, LA	2.0	1.5	1400	$1,450	$1.04	3d	1	0.68mi
5704 Count Ln New Orleans, LA	3.0	1.5	1572	$1,700	$1.08	24d	1	0.76mi
7702 Belcrest Pl New Orleans, LA	3.0	1.5	1150	$1,650	$1.43	24d	1	0.78mi
7611 Mayfair Pl New Orleans, LA	2.0	1.5	1440	$1,450	$1.01	3d	1	0.79mi
7621 Alabama St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	24d	1	0.86mi
4211 Downman Rd New Orleans, LA	2.0	1.0	900	$1,250	$1.39	24d	1	0.91mi
5905 Lafaye St New Orleans, LA	3.0	1.0	911	$1,700	$1.87	24d	1	0.91mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	24d	1	0.92mi
6530 Peoples Ave New Orleans, LA	3.0	2.0	1200	$1,800	$1.50	24d	1	0.96mi
4722 Shalimar Dr New Orleans, LA	3.0	2.0	1157	$1,400	$1.21	24d	1	0.98mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	12d	1	0.98mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	44d	1	0.98mi
7918 W Laverne St New Orleans, LA	3.0	2.0	1166	$1,750	$1.50	24d	1	0.99mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	24d	1	1.00mi
6027 Wales St New Orleans, LA	3.0	1.0	1146	$1,550	$1.35	24d	1	1.02mi
6025 Wales St New Orleans, LA	3.0	1.0	1147	$1,550	$1.35	24d	1	1.02mi
8003 W Laverne St Unit 8003 New Orleans, LA	2.0	1.5	1000	$1,275	$1.27	24d	1	1.03mi
4409 Skyview Dr New Orleans, LA	4.0	2.5	1560	$1,700	$1.09	16d	1	1.04mi
6030 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	24d	1	1.05mi
6032 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	24d	1	1.05mi
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	24d	1	1.05mi
4527 Shalimar Dr New Orleans, LA	3.0	1.5	1174	$1,550	$1.32	24d	1	1.07mi
6036 Franklin Ave New Orleans, LA	2.0	1.0	898	$1,200	$1.34	17d	1	1.09mi
4936 Baccich St New Orleans, LA	3.0	1.0	1053	$1,700	$1.61	24d	1	1.10mi
4681 Eastern St New Orleans, LA	2.0	1.0	1100	$1,400	$1.27	16d	1	1.16mi
4767 Lafaye St New Orleans, LA	3.0	2.0	1469	$2,000	$1.36	24d	1	1.18mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	3d	1	1.19mi
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	16d	1	1.19mi
2512 Mexico St New Orleans, LA	3.0	2.0	975	$1,550	$1.59	24d	1	1.21mi
2458 Athis St New Orleans, LA	4.0	2.0	1530	$2,200	$1.44	24d	1	1.22mi
5172 Venus St Unit 5172 New Orleans, LA	3.0	2.5	1864	$2,450	$1.31	24d	1	1.23mi
6222 Arts St Unit 6226 New Orleans, LA	2.0	1.5	1120	$1,250	$1.12	24d	1	1.24mi
2701 03 Frankfort St New Orleans, LA	3.0	1.0	1100	$1,850	$1.68	24d	1	1.28mi
5925 Saint Roch Ave New Orleans, LA	2.0	1.0	1000	$1,550	$1.55	17d	1	1.31mi
4718 Reynes St New Orleans, LA	2.0	1.5	890	$1,475	$1.66	24d	1	1.34mi
6628 Harbourview Dr New Orleans, LA	3.0	2.5	1520	$1,700	$1.12	3d	1	1.36mi

Listing history 22 events

1. 2026-06-18
   days on market $60,000 Active 335 DOM
2. 2026-06-17
   days on market $60,000 Active 334 DOM
3. 2026-06-16
   days on market $60,000 Active 333 DOM
4. 2026-06-15
   days on market $60,000 Active 332 DOM
5. 2026-06-13
   days on market $60,000 Active 330 DOM
6. 2026-06-10
   days on market $60,000 Active 327 DOM
7. 2026-06-09
   days on market $60,000 Active 326 DOM
8. 2026-06-08
   days on market $60,000 Active 325 DOM
9. 2026-06-07
   days on market $60,000 Active 324 DOM
10. 2026-06-05
    days on market $60,000 Active 321 DOM
11. 2026-06-03
    days on market $60,000 Active 320 DOM
12. 2026-06-02
    days on market $60,000 Active 319 DOM
13. 2026-06-01
    days on market $60,000 Active 318 DOM
14. 2026-05-31
    days on market $60,000 Active 317 DOM
15. 2025-07-18
    listed $60,000 Active 790-char remark

    Show marketing remark (807 chars)

    Calling all investors and flippers! This 3-bedroom, 1.5-bath home in Gentilly Woods is a prime renovation opportunity. The property was flooded during Hurricane Ida and has been partially gutted. It will require foundation repairs and a full interior rehab — but the new roof has already been installed, saving you a major upfront expense. SQ FT ESTIMATED, NOT GUARANTEED. SOLD AS IS WITH WAIVER OF REDHIBITION. Located in a x Flood zone Sitting on an oversized lot with a covered carport, this home has great bones and strong upside potential. Whether you're looking to flip or hold as a rental, this property offers plenty of value-add potential in a well-established and improving neighborhood. Sold as-is. Seller will make no repairs. Bring your crew and vision — this one won’t last!

16. 2025-07-18
    listed $60,000 Active 807-char remark

    Show marketing remark (807 chars)

    Calling all investors and flippers! This 3-bedroom, 1.5-bath home in Gentilly Woods is a prime renovation opportunity. The property was flooded during Hurricane Ida and has been partially gutted. It will require foundation repairs and a full interior rehab — but the new roof has already been installed, saving you a major upfront expense. SQ FT ESTIMATED, NOT GUARANTEED. SOLD AS IS WITH WAIVER OF REDHIBITION. Located in a x Flood zone Sitting on an oversized lot with a covered carport, this home has great bones and strong upside potential. Whether you're looking to flip or hold as a rental, this property offers plenty of value-add potential in a well-established and improving neighborhood. Sold as-is. Seller will make no repairs. Bring your crew and vision — this one won’t last!

17. 2009-05-19
    soldstatus $15,000
18. 2009-05-08
    soldstatus $15,000
19. 2009-04-28
    listed $25,000
20. 2009-04-28
    listed $25,000
21. 2008-01-04
    listed $25,000
22. 2008-01-04
    listed $25,000

ⓘ 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: $1,622 · $135/mo
• Projected year-2 tax: $1,622 · $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: $21,095
• − Mortgage interest: −$3,361
• − Property taxes: −$1,622
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$1,745
• Taxable income: $9,894
• Est. tax owed @ 24.0%: −$2,375
• After-tax cash flow: $7,795/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

+140.0% since first listed

8 events — show timeline

• 2025-07-18 Listed $60,000 GSREIN
• 2025-07-18 Listed $60,000 AcadianaMLS
• 2009-05-19 Sold (Public Records) $15,000 Public Records
• 2009-05-08 Sold (MLS) $15,000 GSREIN
• 2009-04-28 Listed $25,000 GSREIN
• 2009-04-28 Listed $25,000 AcadianaMLS
• 2008-01-04 Listed $25,000 GSREIN
• 2008-01-04 Listed $25,000 AcadianaMLS

Property tax history

-0.0%/yr

Latest (2026): $1,622 · +1.1% YoY. Source: county tax records.