4126 Gibson St · New Orleans, LA 70122

$149,000

4 bd · 3.0 ba · 1,434 sqft · SingleFamily public records · 37 Days on market

Built 1996 $104/sqft · 36% below area ↓ 26% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Investor Special: Total Transformation Opportunity. This is the blank canvas you’ve been waiting for. Situated on an impressively deep lot, this property has been stripped to the bones and is primed for a high-end reimagining. All the heavy lifting of the demo phase is complete, allowing you to bypass the "messy" stage and jump straight into the creative build-out. The most critical systems are already in place, providing a solid foundation for your project: New Roof, recently installed, ensuring the structure is completely weathered-in and protected. Solid Framing is already complete, offering a sturdy skeleton and a clear vision for the interior layout. Fully Gutted, save

Key facts

• Fully gutted
• New framing
• Deep lot

Tags

• DEEP LOT
• NEW ROOF
• NEW FRAMING
• FULLY GUTTED

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,045/mo this rent would consume 50% 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 $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 37 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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 $85k; list at $149k implies a 75% 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 $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.37% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.12%
• DSCR: 1.72
• GRM: 6.1

CMA / ARV

• ARV (median comp): $453,702
• List price: $149,000
• Delta: -67.16%
• 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
4301 Jeanne Marie Pl	0.11mi	4/2.0	1,447 (+1%)	1mo	$235,000	$162	89
4125 Duplessis St	0.03mi	3/2.0 (-1)	1,518 (+6%)	1mo	$272,000	$179	79
4417 Duplessis St	0.23mi	3/2.0 (-1)	1,436 (+0%)	3mo	$205,000	$143	78
1520 Virginia Marie St	0.25mi	4/2.0	1,472 (+3%)	5mo	$160,000	$109	76
4517 Jeanne Marie Pl	0.32mi	3/2.0 (-1)	1,266 (-12%)	5mo	$180,000	$142	52
1247 Foy St	0.36mi	3/2.0 (-1)	1,244 (-13%)	0mo	$40,000	$32	52
4701 New Orleans St	0.68mi	3/2.5 (-1)	1,512 (+5%)	2mo	$305,000	$202	51
128 Alden Pl	0.70mi	4/2.0	1,331 (-7%)	2mo	$218,000	$164	50
105 Winthrop Pl	0.71mi	3/2.0 (-1)	1,487 (+4%)	2mo	$318,000	$214	50
1336 Sere St	0.46mi	3/1.0 (-1)	1,311 (-9%)	2mo	$90,000	$69	50
2714 Republic St	0.69mi	3/2.0 (-1)	1,525 (+6%)	2mo	$250,000	$164	47
1319 Granada Dr	0.63mi	3/2.0 (-1)	1,262 (-12%)	1mo	$225,000	$178	41

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,414
• Equity at exit: $22,216

10-year hold

• IRR: 7.1%
• Equity multiple: 1.45×
• Total profit: $18,943
• Equity at exit: $12,883

Cash invested: $41,720 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,045 high
• Mortgage (P&I): −$781
• Tax from tax record: −$211 /mo · $2,536/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $494

Break-even live

Break-even rent $1,419

Max offer price $149,000

Occupancy floor 71%

Sensitivity live

Price	-10% $578	-5% $536	+0% $494	+5% $452	+10% $410
Rent	-10% $332	-5% $413	+0% $494	+5% $575	+10% $656
Rate	-1.0pp $569	-0.5pp $532	base $494	+0.5pp $455	+1.0pp $416

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1486 Mandolin St New Orleans, LA	3.0	2.0	1497	$1,900	$1.27	4d	1	0.06mi
4111 Jumonville St New Orleans, LA	3.0	2.5	1543	$2,300	$1.49	11d	1	0.10mi
4229 Buchanan St New Orleans, LA	3.0	2.0	1235	$2,250	$1.82	24d	1	0.22mi
3622 Buchanan St Unit 3622 New Orleans, LA	3.0	1.0	950	$1,525	$1.61	24d	1	0.47mi
3624 Havana St New Orleans, LA	3.0	1.0	1388	$1,875	$1.35	16d	1	0.55mi
3607 Havana St New Orleans, LA	3.0	2.0	1693	$1,488	$0.88	17d	1	0.59mi
4815 Warrington Dr New Orleans, LA	3.0	2.0	1652	$2,150	$1.30	16d	1	0.70mi
4736 Saint Anthony Ave New Orleans, LA	3.0	1.0	1100	$1,800	$1.64	16d	1	0.85mi
3023 Bruxelles St New Orleans, LA	3.0	1.0	960	$2,200	$2.29	15d	1	0.85mi
3021 Republic St New Orleans, LA	4.0	2.0	1125	$2,200	$1.96	24d	1	0.87mi
3702 Trafalgar St New Orleans, LA	3.0	2.0	1428	$2,350	$1.65	16d	1	0.91mi
3515 Saint Anthony Ave New Orleans, LA	3.0	2.0	1366	$2,500	$1.83	24d	1	0.92mi
2910 Bruxelles St New Orleans, LA	3.0	2.0	1074	$1,600	$1.49	4d	1	0.93mi
2817 Paris Ave New Orleans, LA	3.0	1.0	1018	$1,700	$1.67	21d	1	0.98mi
5151 Saint Anthony Ave New Orleans, LA	3.0	2.0	1200	$1,795	$1.50	16d	1	1.07mi
3907 Elysian Fields Ave New Orleans, LA	3.0	2.0	1652	$3,000	$1.82	24d	1	1.10mi
2338 40 Annette St New Orleans, LA	3.0	1.0	1150	$1,385	$1.20	21d	1	1.13mi
1818 Paul Morphy St Unit B New Orleans, LA	3.0	2.0	1065	$1,800	$1.69	24d	1	1.17mi
5322 Saint Anthony Ave New Orleans, LA	3.0	2.0	1192	$2,000	$1.68	16d	1	1.18mi
4618 Marigny St New Orleans, LA	3.0	1.0	1320	$1,900	$1.44	24d	1	1.18mi
1933 Industry St New Orleans, LA	3.0	2.0	1400	$1,595	$1.14	16d	1	1.19mi
2310 George Nick Connor Dr New Orleans, LA	3.0	2.0	1050	$1,600	$1.52	24d	1	1.20mi
2632 Oreilly St New Orleans, LA	3.0	1.5	950	$1,450	$1.53	24d	1	1.20mi
3327 Elysian Fields Ave New Orleans, LA	3.0	1.0	1200	$1,300	$1.08	24d	1	1.23mi
2817 Annette St New Orleans, LA	3.0	1.0	1100	$1,350	$1.23	24d	1	1.24mi
5716 Warrington Dr New Orleans, LA	4.0	3.0	1560	$2,000	$1.28	17d	1	1.24mi
5900 Chatham Dr New Orleans, LA	3.0	2.0	1864	$2,500	$1.34	4d	1	1.25mi
1996 Hope St New Orleans, LA	3.0	1.0	910	$1,550	$1.70	4d	1	1.30mi
2152 Abundance St Unit 2152 New Orleans, LA	3.0	2.0	1100	$1,599	$1.45	4d	1	1.32mi
3443 Esplanade Ave New Orleans, LA	3.0	1.0–2.0	997	$2,500	$2.51	3d	30	1.34mi
5546 Pasteur Blvd Unit A New Orleans, LA	3.0	1.0	1200	$1,400	$1.17	24d	1	1.37mi
3540 Clermont Dr New Orleans, LA	3.0	2.0	1248	$1,975	$1.58	24d	1	1.44mi
1466 N White St New Orleans, LA	3.0	1.5	1500	$2,250	$1.50	4d	1	1.45mi
3228 Pauger St New Orleans, LA	5.0	2.0	1600	$2,100	$1.31	24d	1	1.48mi
5723 Pasteur Blvd New Orleans, LA	3.0	2.0	1150	$1,700	$1.48	17d	1	1.48mi
1735 N Tonti St New Orleans, LA	3.0	1.0	1197	$1,650	$1.38	24d	1	1.49mi
5718 Vermillion Blvd Unit A New Orleans, LA	3.0	1.0	1300	$2,000	$1.54	24d	1	1.49mi
1525 N Broad St New Orleans, LA	3.0	1.0	1100	$1,600	$1.45	24d	1	1.49mi

Listing history 20 events

1. 2026-06-05
   days on market $149,000 Active 37 DOM
2. 2026-06-03
   days on market $149,000 Active 36 DOM
3. 2026-06-02
   days on market $149,000 Active 35 DOM
4. 2026-06-01
   days on market $149,000 Active 34 DOM
5. 2026-05-31
   days on market $149,000 Active 33 DOM
6. 2026-04-28
   listed $149,000 Active 808-char remark
7. 2026-04-28
   listed $149,000 Active 802-char remark
8. 2025-11-06
   soldstatus $85,000 Closed
9. 2025-11-06
   soldstatus $85,000
10. 2025-10-15
    price $105,000
11. 2025-10-15
    price $105,000
12. 2025-10-15
    price $105,000
13. 2025-10-15
    price $105,000
14. 2025-09-13
    listed $110,000 Active
15. 2025-09-13
    listed $110,000 Active
16. 2025-09-13
    listed $110,000 Active
17. 2025-09-13
    listed $110,000 Active
18. 2025-01-16
    listed $105,000 Active
19. 2025-01-16
    listed $105,000 Active
20. 2023-07-17
    soldstatus $200,000

ⓘ 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: $2,536 · $211/mo
• Projected year-2 tax: $2,536 · $211/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 ≥108°F today · 21 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: $24,536
• − Mortgage interest: −$8,346
• − Property taxes: −$2,536
• − Insurance: −$1,542
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$4,335
• Taxable income: $3,850
• Est. tax owed @ 24.0%: −$924
• After-tax cash flow: $5,004/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

-25.5% since first listed

13 events — show timeline

• 2026-04-28 Listed $149,000 AcadianaMLS
• 2025-11-06 Sold (Public Records) $85,000 Public Records
• 2025-11-06 Sold (MLS) $85,000 GSREIN
• 2025-10-15 Price Changed $105,000 AcadianaMLS
• 2025-10-15 Price Changed $105,000 AcadianaMLS
• 2025-10-15 Price Changed $105,000 GSREIN
• 2025-10-15 Price Changed $105,000 GSREIN
• 2025-09-13 Listed $110,000 GSREIN
• 2025-09-13 Listed $110,000 AcadianaMLS
• 2025-09-13 Listed $110,000 AcadianaMLS
• 2025-01-16 Listed $105,000 AcadianaMLS
• 2025-01-16 Listed $105,000 AcadianaMLS
• 2023-07-17 Sold (Public Records) $200,000 Public Records

Property tax history

+16.6%/yr

Latest (2026): $2,536 · +1.1% YoY. Source: county tax records.