5217 Chamberlain Dr · New Orleans, LA 70122

$229,900

4 bd · 2.5 ba · 2,716 sqft · SingleFamily public records · 6 Days on market

Built 1950 8,712 sqft lot

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this spacious 4-bedroom, 2-bath residence nestled in the heart of New Orleans! Offering the perfect blend of comfort, functionality, and Southern charm, this home features a well-designed floor plan with generous living spaces, spacious bedrooms, and plenty of room for entertaining family and friends. The bright and inviting interior provides a warm atmosphere, while the kitchen offers ample cabinet and counter space for everyday living. The primary suite serves as a private retreat, and the additional bedrooms provide flexibility for guests, a home office, or growing families.Conveniently located near local dining, shopping, schools, and all the culture and entertainment New Orleans has to offer.

Key facts

• 8,712 sq ft lot
• 3 parking spots
• Built 1950

Property features AI

Exterior

• Parking: 3 parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Brick construction; Slab foundation; Built area approximately 2,642 square feet
• Exterior features: Lot in Mirabeau Gardens subdivision; Lot dimensions approximately 70' x 125'

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Cap rate 10.1% 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 (-0.6%/yr); 332 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,060/mo this rent would consume 74% of the median local household income ($49k/yr) (locally 2150% 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 $2k of loan paydown is wiped out by about $7k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.33% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.76%
• DSCR: 1.61
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $559,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1608 King Dr	0.29mi	4/3.0	2,651 (-2%)	2mo	$615,000	$232	79
1608 Charlton Dr	0.15mi	3/2.5 (-1)	2,865 (+6%)	1mo	$590,000	$206	78
1618 Charlton Dr	0.16mi	4/3.0	2,416 (-11%)	4mo	$612,000	$253	69
1482 Granada Dr	0.29mi	4/3.0	2,445 (-10%)	0mo	$595,000	$243	68
5501 Chatham Dr	0.23mi	3/2.5 (-1)	2,407 (-11%)	3mo	$320,000	$133	63
4734 Saint Bernard Ave	0.68mi	4/3.5	2,831 (+4%)	0mo	$250,000	$88	57
1244 Gardena Dr	0.47mi	5/3.0 (+1)	2,470 (-9%)	0mo	$320,000	$130	56
1537 Prentiss Ave	0.43mi	4/3.0	2,311 (-15%)	1mo	$582,000	$252	52
4531 Annette St	0.63mi	4/3.0	2,495 (-8%)	5mo	$300,000	$120	51
1457 Madrid St	0.69mi	4/3.5	2,900 (+7%)	6mo	$690,000	$238	48
1239 Seville Dr	0.48mi	3/2.5 (-1)	2,416 (-11%)	8mo	$180,000	$75	48
4726 Owens Blvd	0.67mi	4/2.5	3,100 (+14%)	1mo	$400,000	$129	44

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: -11.6%
• Equity multiple: 0.60×
• Total profit: $-26,023
• Equity at exit: $34,279

10-year hold

• IRR: -9.2%
• Equity multiple: 0.53×
• Total profit: $-30,296
• Equity at exit: $19,878

Cash invested: $64,372 (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 70122

• Rents YoY: -0.6%
• Active inventory: 332
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,060 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$378 /mo · $4,533/yr
• Insurance: −$96
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $311

Break-even live

Break-even rent $2,665

Max offer price $229,900

Occupancy floor 85%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5024 Paris Ave New Orleans, LA	4.0	3.0	2116	$3,000	$1.42	16d	1	0.14mi
5900 Chatham Dr New Orleans, LA	3.0	2.0	1864	$2,500	$1.34	3d	1	0.54mi
5532 Saint Bernard Ave New Orleans, LA	4.0	4.0	2907	$5,000	$1.72	43d	1	0.61mi
4727 Saint Bernard Ave New Orleans, LA	3.0	2.0	2000	$2,000	$1.00	16d	1	0.63mi
6010 Pasteur Blvd New Orleans, LA	4.0	3.0	2010	$2,600	$1.29	17d	1	0.87mi
1310 Allen Toussaint Blvd New Orleans, LA	5.0	3.0	2858	$3,150	$1.10	16d	1	0.88mi
9 Park Island Dr New Orleans, LA	3.0	3.0	3353	$8,500	$2.54	16d	1	0.94mi
5172 Venus St Unit 5172 New Orleans, LA	3.0	2.5	1864	$2,450	$1.31	23d	1	1.25mi
3570 Gentilly Blvd New Orleans, LA	3.0	2.0	2390	$2,900	$1.21	43d	1	1.30mi

Listing history 4 events

1. 2026-06-08
   statusdays on market $229,900 Pending 6 DOM
2. 2026-06-07
   days on market $229,900 Active 5 DOM
3. 2026-06-05
   remarks 699-char remark
4. 2026-06-05
   listed $229,900 Active 2 DOM

ⓘ 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: $4,533 · $378/mo
• Projected year-2 tax: $4,533 · $378/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 AE · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,715
• − Mortgage interest: −$12,878
• − Property taxes: −$4,533
• − Insurance: −$6,268
• − Repairs & maintenance: −$2,937
• − Management: −$2,937
• − Depreciation: −$6,688
• Taxable income: $474
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $3,623/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): 35,253
• Household income: $49,455
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 2150.0

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 (69%)
• Race & ethnicity: Black 69% White 18% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Chinese 1% French/Haitian/Cajun 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: ▼ -222.37%
• Current HPI: 231.9921
• Rent YoY: ▼ -0.61%
• 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

+819.6% since first listed

30 events — show timeline

• 2026-06-03 Relisted — AcadianaMLS
• 2026-06-03 Relisted — GBRMLS
• 2026-06-02 Listed $229,900 GBRMLS
• 2026-06-02 Listed $229,900 AcadianaMLS
• 2026-01-30 Price Changed $239,000 AcadianaMLS
• 2026-01-29 Price Changed $239,000 GSREIN
• 2025-11-29 Price Changed $249,000 AcadianaMLS
• 2025-11-10 Price Changed $249,000 GSREIN
• 2025-08-14 Listed $289,900 AcadianaMLS
• 2025-06-26 Price Changed $294,999 AcadianaMLS
• 2025-06-26 Price Changed $294,999 GSREIN
• 2025-04-28 Price Changed $314,999 AcadianaMLS
• 2025-04-28 Price Changed $314,999 GSREIN
• 2025-03-18 Price Changed $325,000 AcadianaMLS
• 2025-03-18 Price Changed $325,000 GSREIN
• 2025-01-16 Listed $350,000 AcadianaMLS
• 2023-09-07 Price Changed $375,000 GSREIN
• 2023-07-24 Listed $375,000 AcadianaMLS
• 2008-05-27 Sold (Public Records) $212,000 Public Records
• 2008-05-23 Sold (MLS) — GSREIN
• 2007-09-12 Listed $260,000 AcadianaMLS
• 2007-09-12 Listed $260,000 GSREIN
• 2000-04-07 Sold (Public Records) $189,000 Public Records
• 2000-04-07 Sold (MLS) — GSREIN
• 2000-02-29 Listed — AcadianaMLS
• 2000-02-29 Listed — GSREIN
• 1999-12-30 Sold (MLS) — GSREIN
• 1999-11-24 Listed — AcadianaMLS
• 1999-11-24 Listed — GSREIN
• 1951-01-01 Sold (Public Records) $25,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $4,533 · +1.1% YoY. Source: county tax records.