2128 Valentine Ct · New Orleans, LA 70114

$239,000

4 bd · 2.5 ba · 2,164 sqft · SingleFamily public records · 98 Days on market

Built 1978 $110/sqft · 10% below area Est $276k · 13% under ↓ 11% since listing

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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 +21.0/30.0
• ARV discount +13.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• 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 MLS

Located in the Old Aurora neighborhood, this well-maintained two-story home offers generous living space and a comfortable, functional layout. Large windows bring in great natural light throughout the home. The kitchen provides ample cabinet space, a breakfast bar, and easy flow into the surrounding living areas. Upstairs bedrooms are well sized. The home makes excellent use of space with additional storage built above the staircase and large closets throughout, providing plenty of practical storage. The backyard offers a great outdoor setting with established landscaping and a patio area ready for relaxing or entertaining. Additional features include a brand new generator, recently replaced roof and AC units, a storage shed, and convenient off-street parking.

Key facts

• Large windows
• Patio area
• Ample cabinet space

Tags

• LARGE WINDOWS
• AMPLE CABINET SPACE
• BREAKFAST BAR
• ADDITIONAL STORAGE
• ESTABLISHED LANDSCAPING
• PATIO AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/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 $231k (3.2% below list).
• Recommended offer: $217k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (-0.7%/yr); 265 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2,315/mo this rent would consume 64% of the median local household income ($43k/yr) (locally 2240% 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 $2k of loan paydown is wiped out by about $7k 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 98 days — a 9% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $41k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 0.97% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (median comp): $275,772
• List price: $239,000
• Delta: -13.33%
• 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
2000 Easter Ln	0.15mi	4/2.0	2,209 (+2%)	5mo	$300,000	$136	83
2147 Holiday Dr	0.19mi	4/2.0	2,298 (+6%)	3mo	$275,000	$120	76
2020 Easter Ln	0.12mi	4/2.5	2,417 (+12%)	2mo	$124,900	$52	73
2711 Cupid	0.48mi	4/2.5	2,215 (+2%)	8mo	$269,000	$121	67
2336 Holiday Dr	0.20mi	3/2.5 (-1)	2,417 (+12%)	3mo	$299,900	$124	64
2638 Gallinghouse St	0.37mi	3/2.0 (-1)	2,021 (-7%)	3mo	$200,000	$99	62
2529 Hudson Pl	0.73mi	4/2.5	2,232 (+3%)	0mo	$240,000	$108	60
2709 Comet St	0.44mi	3/3.0 (-1)	2,310 (+7%)	3mo	$249,500	$108	58
1534 General Collins Ave	0.45mi	3/2.5 (-1)	2,041 (-6%)	8mo	$194,900	$95	58
2800 Hyman Pl	0.53mi	3/2.5 (-1)	2,000 (-8%)	0mo	$246,500	$123	58
2133 Ellen Park Pl	0.58mi	3/2.5 (-1)	2,018 (-7%)	0mo	$186,000	$92	56
1843 Halsey Ave	0.41mi	3/2.0 (-1)	1,903 (-12%)	2mo	$159,500	$84	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: -12.1%
• Equity multiple: 0.58×
• Total profit: $-28,376
• Equity at exit: $35,636

10-year hold

• IRR: -7.9%
• Equity multiple: 0.57×
• Total profit: $-28,920
• Equity at exit: $20,664

Cash invested: $66,920 (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 70114

• Rents YoY: -0.7%
• Active inventory: 265
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,315 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$140 /mo · $1,677/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $269

Break-even live

Break-even rent $1,974

Max offer price $239,000

Occupancy floor 83%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 Saint Nick Dr New Orleans, LA	4.0	2.5	2400	$2,300	$0.96	23d	1	0.14mi
1410 Kabel Dr New Orleans, LA	3.0	2.0	2200	$2,200	$1.00	23d	1	0.26mi
103 Danny Dr New Orleans, LA	4.0	2.0	2040	$2,400	$1.18	23d	1	0.50mi
3441 Catalina Dr New Orleans, LA	5.0	2.0	1610	$2,450	$1.52	11d	1	0.58mi
1825 Murl St New Orleans, LA	3.0	2.0	2484	$1,750	$0.70	23d	1	0.87mi
3151 Plymouth Pl New Orleans, LA	3.0	1.0	1470	$1,700	$1.16	23d	1	0.91mi
21 Carriage Ln New Orleans, LA	3.0	2.5	1900	$2,000	$1.05	21d	1	0.94mi
2741 Chelsea Dr New Orleans, LA	4.0	2.5	2382	$2,500	$1.05	16d	1	0.95mi
3511 Hyman Pl New Orleans, LA	3.0	2.0	1975	$2,700	$1.37	1d	1	0.99mi
1774 Pace Blvd New Orleans, LA	4.0	2.5	1574	$2,000	$1.27	23d	1	1.01mi
5801 Albany Ct New Orleans, LA	4.0	2.5	2160	$2,000	$0.93	23d	1	1.05mi
3751 Herald St New Orleans, LA	4.0	2.0	1624	$2,150	$1.32	23d	1	1.23mi
438 Friscoville Ave Arabi, LA	3.0	2.0	1500	$3,200	$2.13	2d	1	1.32mi
3738 Somerset Dr New Orleans, LA	4.0	2.0	2247	$3,000	$1.34	14d	1	1.33mi
1684 Lauradale Dr New Orleans, LA	4.0	2.0	1571	$2,000	$1.27	23d	1	1.34mi
6021 Brighton Pl New Orleans, LA	4.0	3.0	1840	$3,100	$1.68	16d	1	1.38mi
2320 Mardi Gras Blvd New Orleans, LA	4.0	2.5	1600	$2,500	$1.56	1d	1	1.44mi
6900 Royal St Arabi, LA	3.0	2.0	1579	$5,888	$3.73	2d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $239,000 Active 98 DOM
2. 2026-06-17
   days on market $239,000 Active 97 DOM
3. 2026-06-16
   days on market $239,000 Active 96 DOM
4. 2026-06-15
   days on market $239,000 Active 95 DOM
5. 2026-06-13
   pricedays on market $239,000 Active 93 DOM
6. 2026-06-10
   days on market $249,000 Active 90 DOM
7. 2026-06-09
   days on market $249,000 Active 89 DOM
8. 2026-06-08
   days on market $249,000 Active 88 DOM
9. 2026-06-07
   days on market $249,000 Active 87 DOM
10. 2026-06-05
    days on market $249,000 Active 84 DOM
11. 2026-06-03
    days on market $249,000 Active 83 DOM
12. 2026-06-02
    days on market $249,000 Active 82 DOM
13. 2026-06-01
    days on market $249,000 Active 81 DOM
14. 2026-05-31
    days on market $249,000 Active 80 DOM
15. 2026-05-08
    price $249,000 770-char remark

    Show marketing remark (770 chars)

    Located in the Old Aurora neighborhood, this well-maintained two-story home offers generous living space and a comfortable, functional layout. Large windows bring in great natural light throughout the home. The kitchen provides ample cabinet space, a breakfast bar, and easy flow into the surrounding living areas. Upstairs bedrooms are well sized. The home makes excellent use of space with additional storage built above the staircase and large closets throughout, providing plenty of practical storage. The backyard offers a great outdoor setting with established landscaping and a patio area ready for relaxing or entertaining. Additional features include a brand new generator, recently replaced roof and AC units, a storage shed, and convenient off-street parking.

16. 2026-05-08
    price $249,000 770-char remark

    Show marketing remark (770 chars)

    Located in the Old Aurora neighborhood, this well-maintained two-story home offers generous living space and a comfortable, functional layout. Large windows bring in great natural light throughout the home. The kitchen provides ample cabinet space, a breakfast bar, and easy flow into the surrounding living areas. Upstairs bedrooms are well sized. The home makes excellent use of space with additional storage built above the staircase and large closets throughout, providing plenty of practical storage. The backyard offers a great outdoor setting with established landscaping and a patio area ready for relaxing or entertaining. Additional features include a brand new generator, recently replaced roof and AC units, a storage shed, and convenient off-street parking.

17. 2026-04-16
    price $264,900 770-char remark

    Show marketing remark (770 chars)

    Located in the Old Aurora neighborhood, this well-maintained two-story home offers generous living space and a comfortable, functional layout. Large windows bring in great natural light throughout the home. The kitchen provides ample cabinet space, a breakfast bar, and easy flow into the surrounding living areas. Upstairs bedrooms are well sized. The home makes excellent use of space with additional storage built above the staircase and large closets throughout, providing plenty of practical storage. The backyard offers a great outdoor setting with established landscaping and a patio area ready for relaxing or entertaining. Additional features include a brand new generator, recently replaced roof and AC units, a storage shed, and convenient off-street parking.

18. 2026-04-16
    price $264,900 770-char remark

    Show marketing remark (770 chars)

    Located in the Old Aurora neighborhood, this well-maintained two-story home offers generous living space and a comfortable, functional layout. Large windows bring in great natural light throughout the home. The kitchen provides ample cabinet space, a breakfast bar, and easy flow into the surrounding living areas. Upstairs bedrooms are well sized. The home makes excellent use of space with additional storage built above the staircase and large closets throughout, providing plenty of practical storage. The backyard offers a great outdoor setting with established landscaping and a patio area ready for relaxing or entertaining. Additional features include a brand new generator, recently replaced roof and AC units, a storage shed, and convenient off-street parking.

19. 2026-03-12
    listed $279,900 Active 770-char remark

    Show marketing remark (770 chars)

    Located in the Old Aurora neighborhood, this well-maintained two-story home offers generous living space and a comfortable, functional layout. Large windows bring in great natural light throughout the home. The kitchen provides ample cabinet space, a breakfast bar, and easy flow into the surrounding living areas. Upstairs bedrooms are well sized. The home makes excellent use of space with additional storage built above the staircase and large closets throughout, providing plenty of practical storage. The backyard offers a great outdoor setting with established landscaping and a patio area ready for relaxing or entertaining. Additional features include a brand new generator, recently replaced roof and AC units, a storage shed, and convenient off-street parking.

20. 2026-03-12
    listed $279,900 Active 770-char remark

    Show marketing remark (770 chars)

    Located in the Old Aurora neighborhood, this well-maintained two-story home offers generous living space and a comfortable, functional layout. Large windows bring in great natural light throughout the home. The kitchen provides ample cabinet space, a breakfast bar, and easy flow into the surrounding living areas. Upstairs bedrooms are well sized. The home makes excellent use of space with additional storage built above the staircase and large closets throughout, providing plenty of practical storage. The backyard offers a great outdoor setting with established landscaping and a patio area ready for relaxing or entertaining. Additional features include a brand new generator, recently replaced roof and AC units, a storage shed, and convenient off-street parking.

ⓘ 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: $1,677 · $140/mo
• Projected year-2 tax: $1,677 · $140/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: $27,775
• − Mortgage interest: −$13,388
• − Property taxes: −$1,677
• − Insurance: −$1,992
• − Repairs & maintenance: −$2,222
• − Management: −$2,222
• − Depreciation: −$6,953
• Taxable loss: −$679
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $3,396/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): 22,659
• Household income: $43,493
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 2240.0

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 (72%)
• Race & ethnicity: Black 72% White 16% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 2% 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: ▼ -98.56%
• Current HPI: 149.0172
• Rent YoY: ▼ -0.72%
• 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

-11.0% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $249,000 AcadianaMLS
• 2026-05-08 Price Changed $249,000 GSREIN
• 2026-04-16 Price Changed $264,900 AcadianaMLS
• 2026-04-16 Price Changed $264,900 GSREIN
• 2026-03-12 Listed $279,900 GSREIN
• 2026-03-12 Listed $279,900 AcadianaMLS

Property tax history

-3.1%/yr

Latest (2026): $1,677 · +0.0% YoY. Source: county tax records.