3058 Carver St · New Orleans, LA 70131

$139,000

3 bd · 1.0 ba · 715 sqft · SingleFamily public records · 146 Days on market

Built 1933 3,240 sqft lot $194/sqft · 26% above area Est $162k · 14% 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 +28.4/30.0
• ARV discount +13.8/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• 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

Newly renovated 3-bedroom, 2-bath home located in New Orleans This beautifully updated property features modern finishes throughout, including refreshed flooring, updated kitchen and baths, and contemporary fixtures. The spacious layout offers comfortable living areas, well-sized bedrooms, and plenty of natural light. Great for homeowners or tenants seeking a move-in-ready home in a convenient New Orleans location.

Key facts

• 3,240 sq ft lot
• Parking
• Built 1933

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 2 comparable units currently listed for rent nearby; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 32% 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 $961 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 146 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $139k implies a 379% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1933 — 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1933 — 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: 1.21% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.89%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (median comp): $161,772
• List price: $139,000
• Delta: -14.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,986
• Equity at exit: $20,725

10-year hold

• IRR: 4.0%
• Equity multiple: 1.25×
• Total profit: $9,885
• Equity at exit: $12,018

Cash invested: $38,920 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,684 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$93 /mo · $1,121/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $384

Break-even live

Break-even rent $1,198

Max offer price $139,000

Occupancy floor 72%

Sensitivity live

Price	-10% $463	-5% $423	+0% $384	+5% $345	+10% $305
Rent	-10% $251	-5% $317	+0% $384	+5% $451	+10% $517
Rate	-1.0pp $454	-0.5pp $419	base $384	+0.5pp $348	+1.0pp $311

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5400 Lacour Monique St New Orleans, LA	2.0	1.0	750	$1,650	$2.20	4d	1	0.92mi
5000 Woodland Dr New Orleans, LA	2.0	1.0–2.5	943	$1,457	$1.55	24d	1	1.40mi

Listing history 28 events

1. 2026-06-18
   days on market $139,000 Active 146 DOM
2. 2026-06-17
   days on market $139,000 Active 145 DOM
3. 2026-06-16
   days on market $139,000 Active 144 DOM
4. 2026-06-15
   days on market $139,000 Active 143 DOM
5. 2026-06-13
   days on market $139,000 Active 141 DOM
6. 2026-06-10
   days on market $139,000 Active 138 DOM
7. 2026-06-09
   days on market $139,000 Active 137 DOM
8. 2026-06-08
   days on market $139,000 Active 136 DOM
9. 2026-06-07
   days on market $139,000 Active 135 DOM
10. 2026-06-05
    days on market $139,000 Active 132 DOM
11. 2026-06-03
    days on market $139,000 Active 131 DOM
12. 2026-06-02
    days on market $139,000 Active 130 DOM
13. 2026-06-01
    days on market $139,000 Active 129 DOM
14. 2026-05-31
    days on market $139,000 Active 128 DOM
15. 2026-05-06
    price $139,000 418-char remark

    Show marketing remark (418 chars)

    Newly renovated 3-bedroom, 2-bath home located in New Orleans This beautifully updated property features modern finishes throughout, including refreshed flooring, updated kitchen and baths, and contemporary fixtures. The spacious layout offers comfortable living areas, well-sized bedrooms, and plenty of natural light. Great for homeowners or tenants seeking a move-in-ready home in a convenient New Orleans location.

16. 2026-05-06
    price $139,000 418-char remark

    Show marketing remark (418 chars)

    Newly renovated 3-bedroom, 2-bath home located in New Orleans This beautifully updated property features modern finishes throughout, including refreshed flooring, updated kitchen and baths, and contemporary fixtures. The spacious layout offers comfortable living areas, well-sized bedrooms, and plenty of natural light. Great for homeowners or tenants seeking a move-in-ready home in a convenient New Orleans location.

17. 2026-04-14
    price $148,900 418-char remark

    Show marketing remark (418 chars)

    Newly renovated 3-bedroom, 2-bath home located in New Orleans This beautifully updated property features modern finishes throughout, including refreshed flooring, updated kitchen and baths, and contemporary fixtures. The spacious layout offers comfortable living areas, well-sized bedrooms, and plenty of natural light. Great for homeowners or tenants seeking a move-in-ready home in a convenient New Orleans location.

18. 2026-04-14
    price $148,900 418-char remark

    Show marketing remark (418 chars)

    Newly renovated 3-bedroom, 2-bath home located in New Orleans This beautifully updated property features modern finishes throughout, including refreshed flooring, updated kitchen and baths, and contemporary fixtures. The spacious layout offers comfortable living areas, well-sized bedrooms, and plenty of natural light. Great for homeowners or tenants seeking a move-in-ready home in a convenient New Orleans location.

19. 2026-01-21
    listed $155,000 Active 418-char remark

    Show marketing remark (418 chars)

    Newly renovated 3-bedroom, 2-bath home located in New Orleans This beautifully updated property features modern finishes throughout, including refreshed flooring, updated kitchen and baths, and contemporary fixtures. The spacious layout offers comfortable living areas, well-sized bedrooms, and plenty of natural light. Great for homeowners or tenants seeking a move-in-ready home in a convenient New Orleans location.

20. 2026-01-21
    listed $155,000 Active 418-char remark

    Show marketing remark (418 chars)

    Newly renovated 3-bedroom, 2-bath home located in New Orleans This beautifully updated property features modern finishes throughout, including refreshed flooring, updated kitchen and baths, and contemporary fixtures. The spacious layout offers comfortable living areas, well-sized bedrooms, and plenty of natural light. Great for homeowners or tenants seeking a move-in-ready home in a convenient New Orleans location.

21. 2023-09-21
    soldstatus $29,000 Closed
22. 2023-09-07
    status Pending
23. 2023-08-14
    listed $40,000
24. 2023-08-14
    listed $40,000 Active
25. 2020-07-10
    soldstatus $22,999 Closed
26. 2020-06-30
    status Pending
27. 2020-06-15
    listed $35,000
28. 2020-06-15
    listed $35,000 Active

ⓘ 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: $1,121 · $93/mo
• Projected year-2 tax: $1,121 · $93/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 · 22 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: $20,213
• − Mortgage interest: −$7,786
• − Property taxes: −$1,121
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$4,044
• Taxable income: $2,536
• Est. tax owed @ 24.0%: −$609
• After-tax cash flow: $3,999/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

+297.1% since first listed

14 events — show timeline

• 2026-05-06 Price Changed $139,000 AcadianaMLS
• 2026-05-06 Price Changed $139,000 GSREIN
• 2026-04-14 Price Changed $148,900 AcadianaMLS
• 2026-04-14 Price Changed $148,900 GSREIN
• 2026-01-21 Listed $155,000 GSREIN
• 2026-01-21 Listed $155,000 AcadianaMLS
• 2023-09-21 Sold (MLS) $29,000 GSREIN
• 2023-09-07 Pending — GSREIN
• 2023-08-14 Listed $40,000 GSREIN
• 2023-08-14 Listed $40,000 AcadianaMLS
• 2020-07-10 Sold (MLS) $22,999 GSREIN
• 2020-06-30 Pending — GSREIN
• 2020-06-15 Listed $35,000 GSREIN
• 2020-06-15 Listed $35,000 AcadianaMLS

Property tax history

+0.7%/yr

Latest (2026): $1,121 · +35.5% YoY. Source: county tax records.