11100 N Idlewood Ct · New Orleans, LA 70128

$210,000

4 bd · 2.0 ba · 2,304 sqft · SingleFamily public records · 360 Days on market

Built 2006 $91/sqft · 31% below area Est $268k · 22% under

---

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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• 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

Let's Turn Some Keys, Baby....Welcome to your charming X-Flood Zone 4-bedroom, 2-bath home designed with comfort, space, and everyday living in mind. This open-concept layout is flooded with natural light, creating a warm and inviting space for family time, entertaining, or just relaxing at home. Your primary suite offers a sizable closet and private bath. Three additional bedrooms provide plenty of room for kids, guests, or a home office -- great for today's flexible lifestyle. Step outside and enjoy a nice-sized backyard, ready for weekend barbecues, playtime, or future garden dreams. With spacious living areas and thoughtful design throughout, this home offers everything you need to grow and thrive -- all in one place.

Key facts

• Nice-sized backyard
• Private bath
• Primary suite

Tags

• OPEN-CONCEPT LAYOUT
• NATURAL LIGHT
• PRIMARY SUITE
• SIZABLE CLOSET
• PRIVATE BATH
• NICE-SIZED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/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 $204k (2.6% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 105 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 360 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 29y ago; this cycle's ask has dropped $35k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $99k; list at $210k implies a 112% 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 $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 360 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.97% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 8.6

CMA / ARV

• ARV (median comp): $268,266
• List price: $210,000
• Delta: -21.72%
• 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
11210 S Idlewood Ct	0.16mi	3/2.0 (-1)	2,253 (-2%)	8mo	$215,000	$95	78
5301 E Idlewood Ct	0.13mi	3/2.0 (-1)	2,168 (-6%)	5mo	$70,000	$32	74
5710 Louis Prima Ct	0.34mi	4/2.0	2,231 (-3%)	13mo	$236,000	$106	68
5872 W Louis Prima Dr	0.59mi	4/2.5	2,372 (+3%)	3mo	$220,000	$93	63
11404 N Easterlyn Cir	0.47mi	4/3.0	2,318 (+1%)	19mo	$375,000	$162	57
11404 Melvin Pl	0.44mi	3/2.5 (-1)	2,443 (+6%)	7mo	$295,000	$121	56
11276 Notaway Ln	0.44mi	4/2.5	2,461 (+7%)	21mo	$275,000	$112	49
11425 Will Stutley Dr	0.45mi	4/2.0	1,990 (-14%)	15mo	$237,000	$119	44
4937 Robin Hood Dr	0.50mi	3/2.0 (-1)	2,545 (+10%)	16mo	$210,000	$83	41
10229 Seawood St	0.68mi	4/2.5	2,010 (-13%)	11mo	$197,500	$98	36
4659 Nottingham Dr	0.68mi	3/2.0 (-1)	1,987 (-14%)	10mo	$110,000	$55	32
5042 Par Four Dr	0.68mi	4/3.5	2,618 (+14%)	14mo	$370,000	$141	28

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-25,207
• Equity at exit: $31,312

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-10,459
• Equity at exit: $18,157

Cash invested: $58,800 (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 70128

• Home prices YoY: -5.9%
• Active inventory: 105
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,045 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$222 /mo · $2,667/yr
• Insurance: −$88
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $138

Break-even live

Break-even rent $1,870

Max offer price $210,000

Occupancy floor 88%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5754 Louis Prima Dr E New Orleans, LA	3.0	2.5	2069	$2,195	$1.06	23d	1	0.42mi
5000 Cardenas Dr New Orleans, LA	3.0	2.0	1800	$1,920	$1.07	23d	1	0.67mi
10951 Roger Dr Unit B New Orleans, LA	3.0	2.5	2048	$1,850	$0.90	23d	1	0.99mi

Listing history 29 events

1. 2026-06-18
   days on market $210,000 Active 360 DOM
2. 2026-06-17
   days on market $210,000 Active 359 DOM
3. 2026-06-16
   days on market $210,000 Active 358 DOM
4. 2026-06-15
   days on market $210,000 Active 357 DOM
5. 2026-06-13
   days on market $210,000 Active 355 DOM
6. 2026-06-10
   days on market $210,000 Active 352 DOM
7. 2026-06-09
   days on market $210,000 Active 351 DOM
8. 2026-06-08
   days on market $210,000 Active 350 DOM
9. 2026-06-07
   days on market $210,000 Active 349 DOM
10. 2026-06-05
    days on market $210,000 Active 346 DOM
11. 2026-06-03
    days on market $210,000 Active 345 DOM
12. 2026-06-02
    days on market $210,000 Active 344 DOM
13. 2026-06-01
    days on market $210,000 Active 343 DOM
14. 2026-05-31
    days on market $210,000 Active 342 DOM
15. 2025-08-24
    price $210,000 731-char remark

    Show marketing remark (749 chars)

    Let's Turn Some Keys, Baby. .. .Welcome to your charming X-Flood Zone 4-bedroom, 2-bath home designed with comfort, space, and everyday living in mind. This open-concept layout is flooded with natural light, creating a warm and inviting space for family time, entertaining, or just relaxing at home. Your primary suite offers a sizable closet and private bath. Three additional bedrooms provide plenty of room for kids, guests, or a home office — great for today’s flexible lifestyle. Step outside and enjoy a nice-sized backyard, ready for weekend barbecues, playtime, or future garden dreams. With spacious living areas and thoughtful design throughout, this home offers everything you need to grow and thrive — all in one place.

16. 2025-08-24
    price $210,000 749-char remark

    Show marketing remark (749 chars)

    Let's Turn Some Keys, Baby. .. .Welcome to your charming X-Flood Zone 4-bedroom, 2-bath home designed with comfort, space, and everyday living in mind. This open-concept layout is flooded with natural light, creating a warm and inviting space for family time, entertaining, or just relaxing at home. Your primary suite offers a sizable closet and private bath. Three additional bedrooms provide plenty of room for kids, guests, or a home office — great for today’s flexible lifestyle. Step outside and enjoy a nice-sized backyard, ready for weekend barbecues, playtime, or future garden dreams. With spacious living areas and thoughtful design throughout, this home offers everything you need to grow and thrive — all in one place.

17. 2025-07-22
    price $225,000 731-char remark

    Show marketing remark (749 chars)

    Let's Turn Some Keys, Baby. .. .Welcome to your charming X-Flood Zone 4-bedroom, 2-bath home designed with comfort, space, and everyday living in mind. This open-concept layout is flooded with natural light, creating a warm and inviting space for family time, entertaining, or just relaxing at home. Your primary suite offers a sizable closet and private bath. Three additional bedrooms provide plenty of room for kids, guests, or a home office — great for today’s flexible lifestyle. Step outside and enjoy a nice-sized backyard, ready for weekend barbecues, playtime, or future garden dreams. With spacious living areas and thoughtful design throughout, this home offers everything you need to grow and thrive — all in one place.

18. 2025-07-22
    price $225,000 749-char remark

    Show marketing remark (749 chars)

    Let's Turn Some Keys, Baby. .. .Welcome to your charming X-Flood Zone 4-bedroom, 2-bath home designed with comfort, space, and everyday living in mind. This open-concept layout is flooded with natural light, creating a warm and inviting space for family time, entertaining, or just relaxing at home. Your primary suite offers a sizable closet and private bath. Three additional bedrooms provide plenty of room for kids, guests, or a home office — great for today’s flexible lifestyle. Step outside and enjoy a nice-sized backyard, ready for weekend barbecues, playtime, or future garden dreams. With spacious living areas and thoughtful design throughout, this home offers everything you need to grow and thrive — all in one place.

19. 2025-06-23
    listed $245,000 Active 731-char remark

    Show marketing remark (749 chars)

    Let's Turn Some Keys, Baby. .. .Welcome to your charming X-Flood Zone 4-bedroom, 2-bath home designed with comfort, space, and everyday living in mind. This open-concept layout is flooded with natural light, creating a warm and inviting space for family time, entertaining, or just relaxing at home. Your primary suite offers a sizable closet and private bath. Three additional bedrooms provide plenty of room for kids, guests, or a home office — great for today’s flexible lifestyle. Step outside and enjoy a nice-sized backyard, ready for weekend barbecues, playtime, or future garden dreams. With spacious living areas and thoughtful design throughout, this home offers everything you need to grow and thrive — all in one place.

20. 2025-06-23
    listed $245,000 Active 749-char remark

    Show marketing remark (749 chars)

    Let's Turn Some Keys, Baby. .. .Welcome to your charming X-Flood Zone 4-bedroom, 2-bath home designed with comfort, space, and everyday living in mind. This open-concept layout is flooded with natural light, creating a warm and inviting space for family time, entertaining, or just relaxing at home. Your primary suite offers a sizable closet and private bath. Three additional bedrooms provide plenty of room for kids, guests, or a home office — great for today’s flexible lifestyle. Step outside and enjoy a nice-sized backyard, ready for weekend barbecues, playtime, or future garden dreams. With spacious living areas and thoughtful design throughout, this home offers everything you need to grow and thrive — all in one place.

21. 2015-09-09
    historical
22. 2015-07-22
    listed $155,000 Active
23. 2015-07-22
    listed $155,000
24. 2014-01-08
    listed $157,500
25. 2014-01-08
    listed $157,500
26. 1997-06-26
    soldstatus $99,000
27. 1997-06-26
    soldstatus $99,000
28. 1997-04-21
    listed $103,500
29. 1997-04-21
    listed $103,500

ⓘ 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: $2,667 · $222/mo
• Projected year-2 tax: $2,667 · $222/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 9/10 Extreme 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: $24,535
• − Mortgage interest: −$11,763
• − Property taxes: −$2,667
• − Insurance: −$1,847
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$6,109
• Taxable loss: −$1,777
• Est. tax savings @ 24.0%: +$426
• After-tax cash flow: $2,080/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
• City population: 338,817
• Population (ZIP): 22,973

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 (86%)
• Race & ethnicity: Black 86% Asian 5% White 4% Two or more races 3%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 95% English-only · Vietnamese 4% Spanish 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: ▼ -15.51%
• Current HPI: 247.7131
• Rent YoY: —
• Metro: —
• 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

+102.9% since first listed

15 events — show timeline

• 2025-08-24 Price Changed $210,000 AcadianaMLS
• 2025-08-24 Price Changed $210,000 GSREIN
• 2025-07-22 Price Changed $225,000 AcadianaMLS
• 2025-07-22 Price Changed $225,000 GSREIN
• 2025-06-23 Listed $245,000 GSREIN
• 2025-06-23 Listed $245,000 AcadianaMLS
• 2015-09-09 Listing Removed — GSREIN
• 2015-07-22 Listed $155,000 GSREIN
• 2015-07-22 Listed $155,000 AcadianaMLS
• 2014-01-08 Listed $157,500 GSREIN
• 2014-01-08 Listed $157,500 AcadianaMLS
• 1997-06-26 Sold (Public Records) $99,000 Public Records
• 1997-06-26 Sold (MLS) $99,000 GSREIN
• 1997-04-21 Listed $103,500 GSREIN
• 1997-04-21 Listed $103,500 AcadianaMLS

Property tax history

+5.2%/yr

Latest (2026): $2,667 · +2.0% YoY. Source: county tax records.