5150 Mac Arthur Blvd · New Orleans, LA 70131

$145,000

3 bd · 2.0 ba · 1,634 sqft · SingleFamily public records · 187 Days on market

Built 1955 $89/sqft · 31% below area Est $224k · 35% 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 +8.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Rent growth +0.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential in this 3-bedroom 2 bath home! Located in West Aurora subdivision. Renovated kitchen, durable terrazzo flooring and a layout full of possibilities. This house is a fantastic opportunity for investor or owner-occupant looking to add their personal touch and unlock value. Located in an X Flood Zone.

Key facts

• Renovated kitchen
• X flood zone
• 2 parking spots

Tags

• WEST AURORA SUBDIVISION
• RENOVATED KITCHEN
• DURABLE TERRAZZO FLOORING
• X FLOOD ZONE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 falling (-9.2%/yr); 274 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 37% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 31y ago; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $145k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 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 1955 — 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: 1.33% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.15%
• DSCR: 1.76
• GRM: 6.2

CMA / ARV

• ARV (median comp): $223,672
• List price: $145,000
• Delta: -35.17%
• 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
608 Lang St	0.22mi	3/2.0	1,625 (-1%)	3mo	$235,000	$145	86
5400 Macarthur Blvd	0.18mi	3/2.0	1,700 (+4%)	4mo	$240,000	$141	82
3343 Hyman Pl	0.49mi	3/2.0	1,602 (-2%)	0mo	$105,000	$66	74
2644 Bristol Pl	0.23mi	3/2.0	1,517 (-7%)	6mo	$146,000	$96	72
3401 Huntlee Dr	0.37mi	3/2.0	1,715 (+5%)	4mo	$180,000	$105	71
3410 Plymouth Pl	0.28mi	3/2.0	1,476 (-10%)	0mo	$135,000	$91	70
5701 Macarthur Blvd	0.26mi	3/2.0	1,800 (+10%)	1mo	$249,900	$139	70
3221 Hyman Pl	0.44mi	3/2.0	1,708 (+4%)	4mo	$65,000	$38	69
537 Huntlee Dr	0.32mi	4/3.0 (+1)	1,475 (-10%)	5mo	$255,000	$173	55
216 Rhodes Ave	0.70mi	3/2.0	1,512 (-8%)	0mo	$130,000	$86	54
104 Kingston Ct	0.65mi	3/2.0	1,752 (+7%)	5mo	$285,000	$163	53
409 River Oaks Dr	0.50mi	3/2.0	1,400 (-14%)	2mo	$225,000	$161	52

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $3,591
• Equity at exit: $21,620

10-year hold

• IRR: 8.8%
• Equity multiple: 1.58×
• Total profit: $23,505
• Equity at exit: $12,537

Cash invested: $40,600 (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 70131

• Home prices YoY: -12.0%
• Rents YoY: -9.2%
• Active inventory: 274
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,934 high
• Mortgage (P&I): −$760
• Tax from tax record: −$127 /mo · $1,519/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $514

Break-even live

Break-even rent $1,283

Max offer price $145,000

Occupancy floor 68%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3151 Plymouth Pl New Orleans, LA	3.0	1.0	1470	$1,700	$1.16	23d	1	0.12mi
5801 Albany Ct New Orleans, LA	4.0	2.5	2160	$2,000	$0.93	23d	1	0.41mi
3252 Kabel Dr New Orleans, LA	2.0	1.5	1080	$1,300	$1.20	20d	1	0.49mi
3511 Hyman Pl New Orleans, LA	3.0	2.0	1975	$2,700	$1.37	1d	1	0.56mi
3751 Herald St New Orleans, LA	4.0	2.0	1624	$2,150	$1.32	23d	1	0.57mi
6021 Brighton Pl New Orleans, LA	4.0	3.0	1840	$3,100	$1.68	16d	1	0.58mi
3738 Somerset Dr New Orleans, LA	4.0	2.0	2247	$3,000	$1.34	14d	1	0.62mi
1410 Kabel Dr New Orleans, LA	3.0	2.0	2200	$2,200	$1.00	23d	1	0.65mi
1812 River Oaks Dr New Orleans, LA	3.0	1.0	1148	$1,700	$1.48	3d	1	0.83mi
1812 River Oaks Dr New Orleans, LA	3.0	1.0	1148	$1,700	$1.48	3d	1	0.83mi
103 Danny Dr New Orleans, LA	4.0	2.0	2040	$2,400	$1.18	23d	1	0.92mi
6121 Stratford Pl New Orleans, LA	3.0	2.0	1225	$1,800	$1.47	16d	1	0.97mi
4254 Maple Leaf Dr New Orleans, LA	1.0–3.0	1.0–2.5	1354	$1,687	$1.25	1d	8	1.05mi
3725 Macarthur Blvd Unit 2A New Orleans, LA	2.0	2.0	1200	$2,750	$2.29	19d	1	1.09mi
4020 Sullen Pl New Orleans, LA	4.0	2.5	1280	$1,400	$1.09	3d	1	1.11mi
3619 Pittari Pl New Orleans, LA	4.0	2.0	2000	$2,200	$1.10	23d	1	1.29mi
4479 Woodland Dr Unit A New Orleans, LA	2.0	2.5	1300	$1,500	$1.15	23d	1	1.30mi
3200 Lancaster St New Orleans, LA	4.0	2.0	1678	$2,200	$1.31	23d	1	1.31mi
5987 Tullis Dr New Orleans, LA	2.0	1.5	1179	$1,100	$0.93	3d	1	1.34mi
5987 Tullis Dr New Orleans, LA	2.0	1.5	1179	$1,150	$0.98	17d	1	1.34mi
21 Carriage Ln New Orleans, LA	3.0	2.5	1900	$2,000	$1.05	21d	1	1.40mi
5823 Tullis Dr New Orleans, LA	3.0	1.5	1637	$1,600	$0.98	23d	1	1.40mi
5797 Tullis Dr New Orleans, LA	3.0	1.5	1240	$1,600	$1.29	23d	1	1.41mi
3531 Adrian St New Orleans, LA	3.0	2.0	1292	$1,895	$1.47	16d	1	1.45mi

Listing history 25 events

1. 2026-06-18
   days on market $145,000 Active 187 DOM
2. 2026-06-17
   days on market $145,000 Active 186 DOM
3. 2026-06-16
   days on market $145,000 Active 185 DOM
4. 2026-06-15
   days on market $145,000 Active 184 DOM
5. 2026-06-13
   days on market $145,000 Active 182 DOM
6. 2026-06-10
   days on market $145,000 Active 179 DOM
7. 2026-06-09
   days on market $145,000 Active 178 DOM
8. 2026-06-08
   days on market $145,000 Active 177 DOM
9. 2026-06-07
   days on market $145,000 Active 176 DOM
10. 2026-06-05
    days on market $145,000 Active 173 DOM
11. 2026-06-03
    days on market $145,000 Active 172 DOM
12. 2026-06-02
    days on market $145,000 Active 171 DOM
13. 2026-06-01
    days on market $145,000 Active 170 DOM
14. 2026-05-31
    days on market $145,000 Active 169 DOM
15. 2026-04-25
    price $145,000 321-char remark

    Show marketing remark (321 chars)

    Discover the potential in this 3-bedroom 2 bath home! Located in West Aurora subdivision. Renovated kitchen, durable terrazzo flooring and a layout full of possibilities. This house is a fantastic opportunity for investor or owner-occupant looking to add their personal touch and unlock value. Located in an X Flood Zone.

16. 2026-04-24
    price $145,000 321-char remark

    Show marketing remark (321 chars)

    Discover the potential in this 3-bedroom 2 bath home! Located in West Aurora subdivision. Renovated kitchen, durable terrazzo flooring and a layout full of possibilities. This house is a fantastic opportunity for investor or owner-occupant looking to add their personal touch and unlock value. Located in an X Flood Zone.

17. 2026-03-11
    price $155,000 321-char remark

    Show marketing remark (321 chars)

    Discover the potential in this 3-bedroom 2 bath home! Located in West Aurora subdivision. Renovated kitchen, durable terrazzo flooring and a layout full of possibilities. This house is a fantastic opportunity for investor or owner-occupant looking to add their personal touch and unlock value. Located in an X Flood Zone.

18. 2026-03-11
    price $155,000 321-char remark

    Show marketing remark (321 chars)

    Discover the potential in this 3-bedroom 2 bath home! Located in West Aurora subdivision. Renovated kitchen, durable terrazzo flooring and a layout full of possibilities. This house is a fantastic opportunity for investor or owner-occupant looking to add their personal touch and unlock value. Located in an X Flood Zone.

19. 2025-12-13
    listed $170,000 Active 321-char remark

    Show marketing remark (321 chars)

    Discover the potential in this 3-bedroom 2 bath home! Located in West Aurora subdivision. Renovated kitchen, durable terrazzo flooring and a layout full of possibilities. This house is a fantastic opportunity for investor or owner-occupant looking to add their personal touch and unlock value. Located in an X Flood Zone.

20. 2025-12-13
    listed $170,000 Active 321-char remark

    Show marketing remark (321 chars)

    Discover the potential in this 3-bedroom 2 bath home! Located in West Aurora subdivision. Renovated kitchen, durable terrazzo flooring and a layout full of possibilities. This house is a fantastic opportunity for investor or owner-occupant looking to add their personal touch and unlock value. Located in an X Flood Zone.

21. 1995-01-19
    soldstatus $62,500
22. 1995-01-17
    soldstatus $62,500
23. 1995-01-17
    listed $62,500
24. 1995-01-17
    listed $62,500
25. 1989-05-18
    soldstatus $83,480

ⓘ 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: $1,519 · $127/mo
• Projected year-2 tax: $1,519 · $127/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 · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,203
• − Mortgage interest: −$8,122
• − Property taxes: −$1,519
• − Insurance: −$1,522
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$4,218
• Taxable income: $4,109
• Est. tax owed @ 24.0%: −$986
• After-tax cash flow: $5,178/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): 25,151
• Household income: $62,389
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 707.0

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 62% White 20% Hispanic / Latino 11% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 4% Hispanic 1%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 9% Vietnamese 2% 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: ▼ -28.08%
• Current HPI: 206.7552
• Rent YoY: ▼ -9.23%
• 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

+73.7% since first listed

11 events — show timeline

• 2026-04-25 Price Changed $145,000 AcadianaMLS
• 2026-04-24 Price Changed $145,000 GSREIN
• 2026-03-11 Price Changed $155,000 AcadianaMLS
• 2026-03-11 Price Changed $155,000 GSREIN
• 2025-12-13 Listed $170,000 GSREIN
• 2025-12-13 Listed $170,000 AcadianaMLS
• 1995-01-19 Sold (Public Records) $62,500 Public Records
• 1995-01-17 Listed $62,500 AcadianaMLS
• 1995-01-17 Listed $62,500 GSREIN
• 1995-01-17 Sold (MLS) $62,500 GSREIN
• 1989-05-18 Sold (Public Records) $83,480 Public Records

Property tax history

+2.2%/yr

Latest (2026): $1,519 · -6.2% YoY. Source: county tax records.