2301 Loyola Ave · New Orleans, LA 70113

$260,000

4 bd · 2.0 ba · 1,686 sqft · SingleFamily public records · 148 Days on market

Built 1930 $154/sqft · 24% below area Est $335k · 22% under

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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 +15.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

This charming cottage home offers 3 bedrooms and 2 baths with an open floor plan, soaring 12 foot ceilings, and engineered wood flooring. Decorative mantel pieces add character, while abundant natural light fills the living spaces. Enjoy a private courtyard, rear yard access, and eye-catching colorful shutters that enhance curb appeal. Located within walking distance to Mardi Gras parades routes and centrally located to the French Quarter, Uptown, Downtown, and I-10.

Key facts

• Open floor plan
• Colorful shutters
• Rear yard access

Tags

• OPEN FLOOR PLAN
• DECORATIVE MANTEL PIECES
• PRIVATE COURTYARD
• REAR YARD ACCESS
• COLORFUL SHUTTERS
• CENTRALLY LOCATED TO UPTOWN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $25 ($302/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 $225k (13.3% below list).
• Recommended offer: $225k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 rising fast (+6.0%/yr); 137 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Orleans County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 6.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 26y 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 $199k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,400 (13.3% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.87% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

• ARV (median comp): $335,019
• List price: $260,000
• Delta: -22.39%
• 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
2223 Josephine St	0.19mi	3/2.0 (-1)	1,792 (+6%)	0mo	$175,000	$98	76
2107 Harmony St	0.46mi	4/2.0	1,730 (+3%)	1mo	$322,000	$186	73
2404 Danneel St	0.16mi	3/3.0 (-1)	1,750 (+4%)	6mo	$389,000	$222	72
3205 S Saratoga St	0.49mi	3/2.5 (-1)	1,677 (-0%)	2mo	$425,000	$253	68
2014 Philip St	0.12mi	3/2.0 (-1)	1,476 (-12%)	3mo	$310,000	$210	66
3533 S Libertyy St	0.69mi	3/2.0 (-1)	1,666 (-1%)	3mo	$255,000	$153	58
2814 Second St	0.43mi	3/3.5 (-1)	1,805 (+7%)	0mo	$255,000	$141	57
2315 4th St	0.21mi	3/3.0 (-1)	1,900 (+13%)	4mo	$275,000	$145	57
2013 Foucher St	0.71mi	3/2.0 (-1)	1,700 (+1%)	7mo	$418,500	$246	55
2228 Delachaise St	0.65mi	3/2.0 (-1)	1,575 (-7%)	2mo	$380,000	$241	52
1301 S Saratoga St	0.51mi	3/2.0 (-1)	1,510 (-10%)	2mo	$250,000	$166	52
1934 Foucher St	0.74mi	3/2.5 (-1)	1,819 (+8%)	6mo	$495,000	$272	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 5.98% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 3.06×
• Total profit: $150,174
• Equity at exit: $234,229

10-year hold

• IRR: 23.3%
• Equity multiple: 7.28×
• Total profit: $456,921
• Equity at exit: $505,123

Cash invested: $72,800 (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 70113

• Rents YoY: 6.0%
• Active inventory: 137
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,254 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$217 /mo · $2,607/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $25

Break-even live

Break-even rent $2,222

Max offer price $260,000

Occupancy floor 94%

Sensitivity live

Price	-10% $172	-5% $99	+0% $25	+5% $-48	+10% $-122
Rent	-10% $-153	-5% $-64	+0% $25	+5% $114	+10% $203
Rate	-1.0pp $156	-0.5pp $91	base $25	+0.5pp $-42	+1.0pp $-111

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2403 S Saratoga St New Orleans, LA	3.0	2.5	1600	$2,500	$1.56	24d	1	0.07mi
2225 2nd St New Orleans, LA	3.0	2.0	1100	$1,800	$1.64	24d	1	0.08mi
2231 S Liberty St New Orleans, LA	3.0	3.5	1752	$2,000	$1.14	17d	1	0.12mi
1944 Jackson Ave New Orleans, LA	3.0	2.5	1572	$2,500	$1.59	44d	1	0.12mi
1915 Philip St New Orleans, LA	3.0	1.5	1300	$2,450	$1.88	24d	1	0.14mi
2102 Josephine St New Orleans, LA	4.0	2.0	1286	$2,100	$1.63	24d	1	0.17mi
2123 S Liberty St Unit 2125 New Orleans, LA	3.0	2.0	1500	$2,100	$1.40	4d	1	0.17mi
2301 Dryades St New Orleans, LA	3.0	3.0	2070	$3,000	$1.45	3d	1	0.18mi
2107 Fourth St New Orleans, LA	3.0	1.0	1292	$1,775	$1.37	17d	1	0.20mi
2717 Loyola Ave New Orleans, LA	3.0	2.0	1232	$2,300	$1.87	24d	1	0.23mi
2717 Loyola Ave New Orleans, LA	3.0	2.0	1250	$2,300	$1.84	2d	1	0.23mi
2733 Danneel St New Orleans, LA	4.0	2.0	1350	$1,775	$1.31	24d	1	0.28mi
2625 Baronne St Unit 1 New Orleans, LA	3.0	1.5	2100	$2,600	$1.24	44d	1	0.31mi
2713 Baronne St New Orleans, LA	3.0	2.5	1600	$2,300	$1.44	24d	1	0.34mi
2608 Magnolia St New Orleans, LA	4.0	2.5	1950	$3,200	$1.64	44d	1	0.36mi
2318 Martin Luther King Junior Blvd New Orleans, LA	3.0	2.0	1400	$1,700	$1.21	24d	1	0.39mi
2526 Martin Luther King Junior Blvd New Orleans, LA	3.0	2.0	1200	$2,200	$1.83	4d	1	0.43mi
2722 Martin L King Bl New Orleans, LA	3.0	2.5	1350	$1,800	$1.33	24d	1	0.48mi
2931 Baronne St New Orleans, LA	3.0	1.0	1145	$1,510	$1.32	24d	1	0.49mi
3212 Danneel St New Orleans, LA	3.0	2.0	1945	$2,000	$1.03	24d	1	0.52mi
1407 Magnolia St New Orleans, LA	3.0	2.0	1824	$1,500	$0.82	24d	1	0.52mi
3108 Second St New Orleans, LA	3.0	3.0	1216	$2,100	$1.73	4d	1	0.64mi
1201 Baronne St #1 New Orleans, LA	3.0	2.5	1892	$2,700	$1.43	17d	1	0.66mi
3120 Second St New Orleans, LA	3.0	3.0	1256	$2,050	$1.63	24d	1	0.66mi
3122 2nd St New Orleans, LA	3.0	3.0	1206	$2,075	$1.72	24d	1	0.66mi
2539 Amelia St New Orleans, LA	3.0	2.0	1296	$2,200	$1.70	24d	1	0.68mi
3435 Magnolia St New Orleans, LA	3.0	1.0	1050	$1,500	$1.43	24d	1	0.68mi
1525 Melpomene St Unit Na New Orleans, LA	3.0	1.5	1700	$4,000	$2.35	44d	1	0.68mi
1410 6th St New Orleans, LA	3.0	2.0	1400	$5,000	$3.57	16d	1	0.69mi
3429 Baronne St New Orleans, LA	3.0	2.5	1600	$2,500	$1.56	44d	1	0.70mi
3429 Clara St New Orleans, LA	3.0	2.0	1620	$2,350	$1.45	15d	1	0.71mi
2833 S Derbigny St New Orleans, LA	3.0	2.0	1500	$1,795	$1.20	24d	1	0.71mi
1306 Felicity St Unit C New Orleans, LA	3.0	3.0	1500	$2,450	$1.63	17d	1	0.72mi
1204 Saint Andrew St Unit 1204 New Orleans, LA	3.0	2.0	1600	$2,300	$1.44	24d	1	0.75mi
3218 Jackson Ave New Orleans, LA	3.0	2.0	1267	$1,750	$1.38	24d	1	0.78mi
3044 Louisiana Avenue Pkwy New Orleans, LA	3.0	2.0	1800	$1,900	$1.06	24d	1	0.79mi
2535 Marengo St New Orleans, LA	3.0	1.0	1300	$1,200	$0.92	15d	1	0.80mi
2614 S Johnson St New Orleans, LA	3.0	2.0	1536	$2,079	$1.35	15d	1	0.80mi
3035 Delachaise St New Orleans, LA	3.0	1.0	1968	$1,750	$0.89	2d	1	0.81mi
822 Howard Ave Unit 1272354P New Orleans, LA	1.0–5.0	1.0–4.0	1749	$9,250	$5.29	2d	3	0.82mi

Listing history 50 events

1. 2026-06-18
   days on market $260,000 Active 148 DOM
2. 2026-06-17
   days on market $260,000 Active 147 DOM
3. 2026-06-16
   days on market $260,000 Active 146 DOM
4. 2026-06-15
   days on market $260,000 Active 145 DOM
5. 2026-06-13
   days on market $260,000 Active 143 DOM
6. 2026-06-10
   days on market $260,000 Active 140 DOM
7. 2026-06-09
   days on market $260,000 Active 139 DOM
8. 2026-06-08
   days on market $260,000 Active 138 DOM
9. 2026-06-07
   days on market $260,000 Active 137 DOM
10. 2026-06-05
    days on market $260,000 Active 134 DOM
11. 2026-06-03
    days on market $260,000 Active 133 DOM
12. 2026-06-02
    days on market $260,000 Active 132 DOM
13. 2026-06-01
    days on market $260,000 Active 131 DOM
14. 2026-05-31
    days on market $260,000 Active 130 DOM
15. 2026-01-21
    listed $260,000 Active 471-char remark

    Show marketing remark (471 chars)

    This charming cottage home offers 3 bedrooms and 2 baths with an open floor plan, soaring 12 foot ceilings, and engineered wood flooring. Decorative mantel pieces add character, while abundant natural light fills the living spaces. Enjoy a private courtyard, rear yard access, and eye-catching colorful shutters that enhance curb appeal. Located within walking distance to Mardi Gras parades routes and centrally located to the French Quarter, Uptown, Downtown, and I-10.

16. 2026-01-21
    listed $260,000 Active 471-char remark

    Show marketing remark (471 chars)

    This charming cottage home offers 3 bedrooms and 2 baths with an open floor plan, soaring 12 foot ceilings, and engineered wood flooring. Decorative mantel pieces add character, while abundant natural light fills the living spaces. Enjoy a private courtyard, rear yard access, and eye-catching colorful shutters that enhance curb appeal. Located within walking distance to Mardi Gras parades routes and centrally located to the French Quarter, Uptown, Downtown, and I-10.

17. 2025-11-29
    price $275,000
18. 2025-11-12
    price $275,000
19. 2025-07-14
    listed $285,000 Active
20. 2025-01-09
    listed $285,000 Active
21. 2024-08-30
    listed $310,000 Active
22. 2024-07-02
    price $330,000
23. 2024-05-15
    listed $330,000
24. 2022-02-11
    price $355,000
25. 2022-01-10
    price $365,000
26. 2021-12-14
    listed $355,000
27. 2017-04-17
    soldstatus $199,000
28. 2017-04-13
    soldstatus $199,000 Sold
29. 2017-03-20
    status Under Contract
30. 2017-03-16
    listed $199,000 Active
31. 2017-03-16
    listed $199,000
32. 2016-12-19
    historical
33. 2016-11-03
    soldstatus
34. 2016-10-28
    status Active
35. 2016-10-14
    status Under Contract
36. 2016-10-11
    price $200,000
37. 2016-09-28
    price $215,000
38. 2016-09-13
    price $225,000
39. 2016-09-03
    listed $235,000 Active
40. 2016-09-02
    listed $200,000
41. 2016-01-14
    soldstatus $47,400
42. 2016-01-13
    soldstatus $47,400 Sold
43. 2016-01-04
    historical Pending Continue to Show
44. 2016-01-04
    listed $49,900 Active
45. 2016-01-03
    listed $49,900
46. 2013-02-07
    soldstatus $20,000
47. 2013-01-30
    soldstatus $20,000
48. 2012-02-07
    listed $30,000
49. 2012-02-07
    listed $30,000
50. 2001-04-26
    soldstatus $71,500

ⓘ 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: $2,607 · $217/mo
• Projected year-2 tax: $2,607 · $217/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 · 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,048
• − Mortgage interest: −$14,564
• − Property taxes: −$2,607
• − Insurance: −$2,098
• − Repairs & maintenance: −$2,164
• − Management: −$2,164
• − Depreciation: −$7,564
• Taxable loss: −$4,112
• Est. tax savings @ 24.0%: +$987
• After-tax cash flow: $1,289/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): 9,387
• Household income: $39,333
• Rent vs Own: 75.4% rent · 24.6% own
• Severe rent burden: 714.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 61% White 20% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 2% Portuguese 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1% Vietnamese 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: ▲ 65.92%
• Current HPI: 229.3968
• Rent YoY: ▲ 5.98%
• 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

+246.7% since first listed

40 events — show timeline

• 2026-01-21 Listed $260,000 GSREIN
• 2026-01-21 Listed $260,000 AcadianaMLS
• 2025-11-29 Price Changed $275,000 AcadianaMLS
• 2025-11-12 Price Changed $275,000 GSREIN
• 2025-07-14 Listed $285,000 AcadianaMLS
• 2025-01-09 Listed $285,000 AcadianaMLS
• 2024-08-30 Listed $310,000 AcadianaMLS
• 2024-07-02 Price Changed $330,000 GSREIN
• 2024-05-15 Listed $330,000 AcadianaMLS
• 2022-02-11 Price Changed $355,000 GSREIN
• 2022-01-10 Price Changed $365,000 GSREIN
• 2021-12-14 Listed $355,000 AcadianaMLS
• 2017-04-17 Sold (Public Records) $199,000 Public Records
• 2017-04-13 Sold (MLS) $199,000 GSREIN
• 2017-03-20 Pending — GSREIN
• 2017-03-16 Listed $199,000 GSREIN
• 2017-03-16 Listed $199,000 AcadianaMLS
• 2016-12-19 Listing Removed — GSREIN
• 2016-11-03 Sold (Public Records) — Public Records
• 2016-10-28 Relisted — GSREIN
• 2016-10-14 Pending — GSREIN
• 2016-10-11 Price Changed $200,000 GSREIN
• 2016-09-28 Price Changed $215,000 GSREIN
• 2016-09-13 Price Changed $225,000 GSREIN
• 2016-09-03 Listed $235,000 GSREIN
• 2016-09-02 Listed $200,000 AcadianaMLS
• 2016-01-14 Sold (Public Records) $47,400 Public Records
• 2016-01-13 Sold (MLS) $47,400 GSREIN
• 2016-01-04 Contingent — GSREIN
• 2016-01-04 Listed $49,900 GSREIN
• 2016-01-03 Listed $49,900 AcadianaMLS
• 2013-02-07 Sold (Public Records) $20,000 Public Records
• 2013-01-30 Sold (MLS) $20,000 GSREIN
• 2012-02-07 Listed $30,000 AcadianaMLS
• 2012-02-07 Listed $30,000 GSREIN
• 2001-04-26 Sold (Public Records) $71,500 Public Records
• 2001-04-26 Sold (MLS) $71,500 GSREIN
• 2000-12-27 Listed $71,500 GSREIN
• 2000-12-27 Listed $71,500 AcadianaMLS
• 1996-12-06 Sold (Public Records) $75,000 Public Records

Property tax history

+6.6%/yr

Latest (2026): $2,607 · +1.1% YoY. Source: county tax records.