5148 Basinview Dr · New Orleans, LA 70126

$160,000

4 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 35 Days on market

Built 1994 5,127 sqft lot $119/sqft · 6% above area Est $151k · 6% over

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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 +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +6.3/10.0
• ARV discount +4.8/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this opportunity to own a well-kept brick home that works great as an investment property or First Time Home Buyer. This home offers 4 spacious bedrooms and 2 full bathrooms with a functional layout that provides both open living space and privacy. The living room opens to the kitchen and dining area, making it great for everyday living and entertaining. The kitchen includes plenty of natural wood cabinets for storage. Additional features include an inside laundry area, spacious driveway, no carpet, and a fenced backyard with no rear neighbors for added privacy and room to enjoy outdoor gatherings. Convenient location with easy interstate access. Property is tenant occupied on a month-to-month lease, currently bringing in $1,381 per month.

Key facts

• Inside laundry area
• No rear neighbors
• Brick home

Tags

• BRICK HOME
• FUNCTIONAL LAYOUT
• INSIDE LAUNDRY AREA
• SPACIOUS DRIVEWAY
• FENCED BACKYARD
• NO REAR NEIGHBORS

Property features AI

Exterior

• Parking: Two parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Property has electricity (standard utilities implied)
• Home design: Single-story; Brick construction; Shingle roof; Slab foundation; Very good condition
• Construction: Built with brick; Shingle roof; Slab foundation
• Exterior features: Fenced yard; City lot; Rectangular lot; Lot dimensions approximately 50 x 96 x 53 x 96

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Carbon monoxide detector; Smoke detectors
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 (-0.2%/yr); 224 active listings in the ZIP; 27 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).
• At $1,812/mo this rent would consume 52% of the median local household income ($42k/yr) (locally 1767% 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 $5k 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 35 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 32y 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 $120k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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: 1.13% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.71%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

• ARV (median comp): $151,052
• List price: $160,000
• Delta: 5.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4747 Reynes St	0.29mi	3/2.0 (-1)	1,351 (+0%)	0mo	$175,000	$130	80
5116 Basinview Dr	0.04mi	3/2.0 (-1)	1,445 (+8%)	15mo	$155,000	$107	68
5164 Basinview Dr	0.02mi	3/2.0 (-1)	1,493 (+11%)	15mo	$179,900	$120	63
6700 Virgilian St	0.30mi	3/2.0 (-1)	1,497 (+11%)	3mo	$147,000	$98	60
5921 Jamison St	0.70mi	4/2.0	1,300 (-3%)	7mo	$60,000	$46	56
6739 W Laverne St	0.46mi	3/2.0 (-1)	1,450 (+8%)	14mo	$174,500	$120	49
4966 Tulip St	0.64mi	4/2.5	1,462 (+9%)	11mo	$209,000	$143	44
6501 Selma St	0.54mi	3/2.0 (-1)	1,500 (+12%)	8mo	$165,000	$110	44
6911 Dorchester St	0.60mi	3/2.0 (-1)	1,496 (+11%)	9mo	$135,000	$90	41
7111 Downman Rd	0.61mi	3/1.0 (-1)	1,250 (-7%)	12mo	$45,000	$36	41
5630 Clements Dr	0.72mi	3/2.0 (-1)	1,250 (-7%)	12mo	$130,000	$104	40
7180 W Laverne St	0.51mi	3/2.0 (-1)	1,540 (+15%)	10mo	$260,000	$169	39

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: -6.2%
• Equity multiple: 0.78×
• Total profit: $-9,976
• Equity at exit: $23,857

10-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-1,768
• Equity at exit: $13,834

Cash invested: $44,800 (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 70126

• Home prices YoY: -17.0%
• Rents YoY: -0.2%
• Active inventory: 224
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,812 high
• Mortgage (P&I): −$839
• Tax from tax record: −$126 /mo · $1,508/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $333

Break-even live

Break-even rent $1,390

Max offer price $160,000

Occupancy floor 77%

Sensitivity live

Price	-10% $424	-5% $379	+0% $333	+5% $288	+10% $243
Rent	-10% $190	-5% $262	+0% $333	+5% $405	+10% $477
Rate	-1.0pp $414	-0.5pp $374	base $333	+0.5pp $292	+1.0pp $250

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6628 Harbourview Dr New Orleans, LA	3.0	2.5	1520	$1,700	$1.12	4d	1	0.12mi
4819 21 Francis Dr New Orleans, LA	3.0	1.0	1272	$1,880	$1.48	4d	1	0.29mi
4745 Francis Dr New Orleans, LA	3.0	2.0	1311	$1,550	$1.18	17d	1	0.35mi
4722 Shalimar Dr New Orleans, LA	3.0	2.0	1157	$1,400	$1.21	24d	1	0.50mi
4527 Shalimar Dr New Orleans, LA	3.0	1.5	1174	$1,550	$1.32	24d	1	0.65mi
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	24d	1	0.66mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	24d	1	0.74mi
4745 Tulip St New Orleans, LA	3.0	1.0	1125	$1,750	$1.56	21d	1	0.75mi
4409 Skyview Dr New Orleans, LA	4.0	2.5	1560	$1,700	$1.09	17d	1	0.77mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	24d	1	0.78mi
6027 Wales St New Orleans, LA	3.0	1.0	1146	$1,550	$1.35	24d	1	0.91mi
5704 Count Ln New Orleans, LA	3.0	1.5	1572	$1,700	$1.08	24d	1	0.91mi
6025 Wales St New Orleans, LA	3.0	1.0	1147	$1,550	$1.35	24d	1	0.92mi
6032 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	24d	1	0.93mi
6030 Kuebel Dr New Orleans, LA	3.0	2.0	1100	$1,600	$1.45	24d	1	0.93mi
7702 Belcrest Pl New Orleans, LA	3.0	1.5	1150	$1,650	$1.43	24d	1	0.94mi
7918 W Laverne St New Orleans, LA	3.0	2.0	1166	$1,750	$1.50	24d	1	0.96mi
4880 Viola St New Orleans, LA	3.0	2.0	1150	$1,595	$1.39	24d	1	0.97mi
4808 Viola St New Orleans, LA	3.0	2.0	1130	$1,500	$1.33	24d	1	0.99mi
7909 Edward St New Orleans, LA	3.0	1.5	1073	$1,850	$1.72	4d	1	1.11mi
8025 Pompano St New Orleans, LA	3.0	1.0	1131	$1,595	$1.41	17d	1	1.11mi
7502 Chef Menteur Hwy New Orleans, LA	3.0	1.0	1000	$1,500	$1.50	24d	1	1.11mi
4828 Eastview Dr New Orleans, LA	4.0	2.0	1260	$1,675	$1.33	24d	1	1.19mi
4923 Eastview Dr New Orleans, LA	3.0	2.0	912	$1,400	$1.54	24d	1	1.22mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	12d	1	1.31mi
5925 Pauline Dr New Orleans, LA	3.0	2.0	1566	$2,325	$1.48	17d	1	1.33mi
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	24d	1	1.49mi

Listing history 31 events

1. 2026-06-18
   days on market $160,000 Active 35 DOM
2. 2026-06-17
   days on market $160,000 Active 34 DOM
3. 2026-06-16
   days on market $160,000 Active 33 DOM
4. 2026-06-15
   days on market $160,000 Active 32 DOM
5. 2026-06-13
   days on market $160,000 Active 30 DOM
6. 2026-06-10
   days on market $160,000 Active 27 DOM
7. 2026-06-09
   days on market $160,000 Active 26 DOM
8. 2026-06-08
   days on market $160,000 Active 25 DOM
9. 2026-06-07
   days on market $160,000 Active 24 DOM
10. 2026-06-05
    days on market $160,000 Active 21 DOM
11. 2026-06-03
    days on market $160,000 Active 20 DOM
12. 2026-06-02
    days on market $160,000 Active 19 DOM
13. 2026-06-01
    days on market $160,000 Active 18 DOM
14. 2026-05-31
    days on market $160,000 Active 17 DOM
15. 2026-05-14
    listed $160,000 Active 760-char remark

    Show marketing remark (760 chars)

    Don't miss this opportunity to own a well-kept brick home that works great as an investment property or First Time Home Buyer. This home offers 4 spacious bedrooms and 2 full bathrooms with a functional layout that provides both open living space and privacy. The living room opens to the kitchen and dining area, making it great for everyday living and entertaining. The kitchen includes plenty of natural wood cabinets for storage. Additional features include an inside laundry area, spacious driveway, no carpet, and a fenced backyard with no rear neighbors for added privacy and room to enjoy outdoor gatherings. Convenient location with easy interstate access. Property is tenant occupied on a month-to-month lease, currently bringing in $1,381 per month.

16. 2026-05-14
    listed $160,000 Active 766-char remark

    Show marketing remark (760 chars)

    Don't miss this opportunity to own a well-kept brick home that works great as an investment property or First Time Home Buyer. This home offers 4 spacious bedrooms and 2 full bathrooms with a functional layout that provides both open living space and privacy. The living room opens to the kitchen and dining area, making it great for everyday living and entertaining. The kitchen includes plenty of natural wood cabinets for storage. Additional features include an inside laundry area, spacious driveway, no carpet, and a fenced backyard with no rear neighbors for added privacy and room to enjoy outdoor gatherings. Convenient location with easy interstate access. Property is tenant occupied on a month-to-month lease, currently bringing in $1,381 per month.

17. 2025-03-10
    soldstatus $120,000
18. 2025-03-05
    soldstatus Closed

    Show marketing remark (1496 chars)

    Welcome to your next home, a charming gem nestled in the vibrant city of New Orleans. This delightful property offers a perfect blend of comfort and style, making it an ideal choice for those seeking a serene yet conveniently located home. Situated in the 70126 zip code, this residence boasts a welcoming atmosphere with its well-maintained exterior and inviting curb appeal. Step inside to discover a spacious interior that features an open floor plan, allowing for seamless flow between the living, dining, and kitchen areas. The home is adorned with modern finishes and fixtures, providing a contemporary touch to its classic design. Large windows throughout the property ensure an abundance of natural light, creating a warm and inviting ambiance. The backyard offers a private oasis, perfect for relaxing or entertaining guests. Whether you're enjoying a morning coffee on the patio or hosting a barbecue, this outdoor space is sure to be a favorite spot. Located in a friendly neighborhood, this property is just a short drive from the bustling heart of New Orleans. Nearby, you'll find popular spots like the New Orleans East Hospital and the Joe W. Brown Memorial Park, offering plenty of recreational opportunities. Additionally, the vibrant culture and rich history of New Orleans are at your fingertips, with easy access to the city's renowned dining, shopping, and entertainment options. Don't miss the chance to make this your new home and experience the best of New Orleans living!

19. 2024-12-11
    listed $130,000 Active

    Show marketing remark (1496 chars)

    Welcome to your next home, a charming gem nestled in the vibrant city of New Orleans. This delightful property offers a perfect blend of comfort and style, making it an ideal choice for those seeking a serene yet conveniently located home. Situated in the 70126 zip code, this residence boasts a welcoming atmosphere with its well-maintained exterior and inviting curb appeal. Step inside to discover a spacious interior that features an open floor plan, allowing for seamless flow between the living, dining, and kitchen areas. The home is adorned with modern finishes and fixtures, providing a contemporary touch to its classic design. Large windows throughout the property ensure an abundance of natural light, creating a warm and inviting ambiance. The backyard offers a private oasis, perfect for relaxing or entertaining guests. Whether you're enjoying a morning coffee on the patio or hosting a barbecue, this outdoor space is sure to be a favorite spot. Located in a friendly neighborhood, this property is just a short drive from the bustling heart of New Orleans. Nearby, you'll find popular spots like the New Orleans East Hospital and the Joe W. Brown Memorial Park, offering plenty of recreational opportunities. Additionally, the vibrant culture and rich history of New Orleans are at your fingertips, with easy access to the city's renowned dining, shopping, and entertainment options. Don't miss the chance to make this your new home and experience the best of New Orleans living!

20. 2024-12-11
    historical

    Show marketing remark (1496 chars)

    Welcome to your next home, a charming gem nestled in the vibrant city of New Orleans. This delightful property offers a perfect blend of comfort and style, making it an ideal choice for those seeking a serene yet conveniently located home. Situated in the 70126 zip code, this residence boasts a welcoming atmosphere with its well-maintained exterior and inviting curb appeal. Step inside to discover a spacious interior that features an open floor plan, allowing for seamless flow between the living, dining, and kitchen areas. The home is adorned with modern finishes and fixtures, providing a contemporary touch to its classic design. Large windows throughout the property ensure an abundance of natural light, creating a warm and inviting ambiance. The backyard offers a private oasis, perfect for relaxing or entertaining guests. Whether you're enjoying a morning coffee on the patio or hosting a barbecue, this outdoor space is sure to be a favorite spot. Located in a friendly neighborhood, this property is just a short drive from the bustling heart of New Orleans. Nearby, you'll find popular spots like the New Orleans East Hospital and the Joe W. Brown Memorial Park, offering plenty of recreational opportunities. Additionally, the vibrant culture and rich history of New Orleans are at your fingertips, with easy access to the city's renowned dining, shopping, and entertainment options. Don't miss the chance to make this your new home and experience the best of New Orleans living!

21. 2024-11-16
    price $130,000

    Show marketing remark (1496 chars)

    Welcome to your next home, a charming gem nestled in the vibrant city of New Orleans. This delightful property offers a perfect blend of comfort and style, making it an ideal choice for those seeking a serene yet conveniently located home. Situated in the 70126 zip code, this residence boasts a welcoming atmosphere with its well-maintained exterior and inviting curb appeal. Step inside to discover a spacious interior that features an open floor plan, allowing for seamless flow between the living, dining, and kitchen areas. The home is adorned with modern finishes and fixtures, providing a contemporary touch to its classic design. Large windows throughout the property ensure an abundance of natural light, creating a warm and inviting ambiance. The backyard offers a private oasis, perfect for relaxing or entertaining guests. Whether you're enjoying a morning coffee on the patio or hosting a barbecue, this outdoor space is sure to be a favorite spot. Located in a friendly neighborhood, this property is just a short drive from the bustling heart of New Orleans. Nearby, you'll find popular spots like the New Orleans East Hospital and the Joe W. Brown Memorial Park, offering plenty of recreational opportunities. Additionally, the vibrant culture and rich history of New Orleans are at your fingertips, with easy access to the city's renowned dining, shopping, and entertainment options. Don't miss the chance to make this your new home and experience the best of New Orleans living!

22. 2024-11-15
    price $130,000
23. 2024-11-01
    listed $145,000 Active

    Show marketing remark (1496 chars)

    Welcome to your next home, a charming gem nestled in the vibrant city of New Orleans. This delightful property offers a perfect blend of comfort and style, making it an ideal choice for those seeking a serene yet conveniently located home. Situated in the 70126 zip code, this residence boasts a welcoming atmosphere with its well-maintained exterior and inviting curb appeal. Step inside to discover a spacious interior that features an open floor plan, allowing for seamless flow between the living, dining, and kitchen areas. The home is adorned with modern finishes and fixtures, providing a contemporary touch to its classic design. Large windows throughout the property ensure an abundance of natural light, creating a warm and inviting ambiance. The backyard offers a private oasis, perfect for relaxing or entertaining guests. Whether you're enjoying a morning coffee on the patio or hosting a barbecue, this outdoor space is sure to be a favorite spot. Located in a friendly neighborhood, this property is just a short drive from the bustling heart of New Orleans. Nearby, you'll find popular spots like the New Orleans East Hospital and the Joe W. Brown Memorial Park, offering plenty of recreational opportunities. Additionally, the vibrant culture and rich history of New Orleans are at your fingertips, with easy access to the city's renowned dining, shopping, and entertainment options. Don't miss the chance to make this your new home and experience the best of New Orleans living!

24. 2024-11-01
    listed $145,000 Active

    Show marketing remark (1496 chars)

    Welcome to your next home, a charming gem nestled in the vibrant city of New Orleans. This delightful property offers a perfect blend of comfort and style, making it an ideal choice for those seeking a serene yet conveniently located home. Situated in the 70126 zip code, this residence boasts a welcoming atmosphere with its well-maintained exterior and inviting curb appeal. Step inside to discover a spacious interior that features an open floor plan, allowing for seamless flow between the living, dining, and kitchen areas. The home is adorned with modern finishes and fixtures, providing a contemporary touch to its classic design. Large windows throughout the property ensure an abundance of natural light, creating a warm and inviting ambiance. The backyard offers a private oasis, perfect for relaxing or entertaining guests. Whether you're enjoying a morning coffee on the patio or hosting a barbecue, this outdoor space is sure to be a favorite spot. Located in a friendly neighborhood, this property is just a short drive from the bustling heart of New Orleans. Nearby, you'll find popular spots like the New Orleans East Hospital and the Joe W. Brown Memorial Park, offering plenty of recreational opportunities. Additionally, the vibrant culture and rich history of New Orleans are at your fingertips, with easy access to the city's renowned dining, shopping, and entertainment options. Don't miss the chance to make this your new home and experience the best of New Orleans living!

25. 2012-12-06
    soldstatus $18,000
26. 2007-07-18
    soldstatus $116,443
27. 1994-12-07
    soldstatus $55,000
28. 1994-10-18
    soldstatus $43,500
29. 1994-09-19
    listed $43,500
30. 1994-09-19
    listed $43,500
31. 1984-06-06
    soldstatus $79,900

ⓘ 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: $1,508 · $126/mo
• Projected year-2 tax: $1,508 · $126/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: $21,742
• − Mortgage interest: −$8,962
• − Property taxes: −$1,508
• − Insurance: −$1,598
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$4,655
• Taxable income: $1,540
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $3,632/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): 27,047
• Household income: $41,709
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1767.0

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 (85%)
• Race & ethnicity: Black 85% Hispanic / Latino 6% Two or more races 5% White 5%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 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: ▼ -36.35%
• Current HPI: 177.355
• Rent YoY: ▼ -0.24%
• 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

+100.3% since first listed

17 events — show timeline

• 2026-05-14 Listed $160,000 GSREIN
• 2026-05-14 Listed $160,000 AcadianaMLS
• 2025-03-10 Sold (Public Records) $120,000 Public Records
• 2025-03-05 Sold (MLS) — GBRMLS
• 2024-12-11 Listed $130,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-11-16 Price Changed $130,000 GBRMLS
• 2024-11-15 Price Changed $130,000 AcadianaMLS
• 2024-11-01 Listed $145,000 AcadianaMLS
• 2024-11-01 Listed $145,000 GBRMLS
• 2012-12-06 Sold (Public Records) $18,000 Public Records
• 2007-07-18 Sold (Public Records) $116,443 Public Records
• 1994-12-07 Sold (Public Records) $55,000 Public Records
• 1994-10-18 Sold (MLS) $43,500 GSREIN
• 1994-09-19 Listed $43,500 GSREIN
• 1994-09-19 Listed $43,500 AcadianaMLS
• 1984-06-06 Sold (Public Records) $79,900 Public Records

Property tax history

+15.3%/yr

Latest (2026): $1,508 · -25.7% YoY. Source: county tax records.