13001 Calais St · New Orleans, LA 70129

$160,000

3 bd · 2.0 ba · 1,629 sqft · SingleFamily public records · 41 Days on market

Built 1978 6,969 sqft lot $98/sqft · at area comps Est $168k · at est.

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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 +24.4/30.0
• ARV discount +9.6/15.0
• DSCR +7.9/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity meets potential in this well-positioned New Orleans East home situated on a desirable corner lot. Featuring a spacious two-story layout, this property offers generous living areas, abundant storage, off-street parking, and a fenced backyard for entertaining, relaxing, or creating your own outdoor retreat. The flexible floor plan provides endless possibilities to make the space your own while adding value over time. Conveniently located by major roadways, shopping, dining, and everyday conveniences, this home is a fantastic opportunity for buyers looking for space, comfort, and potential all in one.

Key facts

• 6,969 sq ft lot
• Parking
• Built 1978

Property features AI

Finance

• HOA & community: Access to public transportation

Exterior

• Parking: Driveway; Off-street parking
• Security: Security system
• Utilities: Public water; Public sewer
• Home design: 2-story home
• Construction: Brick veneer exterior; Asphalt roof; Slab foundation; Built with average condition
• Exterior features: Fenced yard; Covered patio/porch; City lot; Rectangular lot

Interior

• Kitchen: Microwave; Oven; Refrigerator
• Bedrooms: Total rooms: 8
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Pantry; Cable TV
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/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 8.7% 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: 139 active listings in the ZIP; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).

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 41 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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 $105k; list at $160k implies a 52% 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→22/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 41 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 8.3

CMA / ARV

• ARV (median comp): $167,703
• List price: $160,000
• Delta: -4.59%
• 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
5007 Toulon St	0.17mi	3/2.0	1,587 (-3%)	4mo	$160,000	$101	85
5110 Toulon Street St	0.26mi	3/2.0	1,700 (+4%)	2mo	$11,000	$6	79
4901 Brittany Ct	0.66mi	3/2.0	1,664 (+2%)	7mo	$110,000	$66	60
13051 Calais St	0.07mi	4/2.0 (+1)	1,488 (-9%)	23mo	$148,000	$99	58
13259 Dwyer Blvd	0.28mi	4/2.0 (+1)	1,691 (+4%)	22mo	$250,000	$148	58
16 Petit Bayou Ln	0.70mi	4/2.0 (+1)	1,640 (+1%)	8mo	$33,000	$20	55
4843 Charmes Ct	0.52mi	3/2.5	1,632 (+0%)	23mo	$151,500	$93	54
4910 Corsica Pl	0.70mi	3/2.0	1,608 (-1%)	14mo	$179,500	$112	54
13374 Lourdes St	0.37mi	3/2.0	1,425 (-12%)	15mo	$91,500	$64	50
5548 Grand Bayou Dr	0.73mi	3/2.0	1,541 (-5%)	14mo	$130,000	$84	45
5457 Grand Bayou Dr	0.73mi	4/2.0 (+1)	1,765 (+8%)	7mo	$175,000	$99	42
5528 Patio Way	0.74mi	4/2.0 (+1)	1,664 (+2%)	24mo	$93,630	$56	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-9,568
• Equity at exit: $23,857

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $12,649
• 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 70129

• Active inventory: 139
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,613 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$45 /mo · $538/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $257

Break-even live

Break-even rent $1,287

Max offer price $160,000

Occupancy floor 79%

Sensitivity live

Price	-10% $348	-5% $303	+0% $257	+5% $212	+10% $167
Rent	-10% $130	-5% $194	+0% $257	+5% $321	+10% $385
Rate	-1.0pp $338	-0.5pp $298	base $257	+0.5pp $216	+1.0pp $174

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: —

Listing history 32 events

1. 2026-06-18
   days on market $160,000 Active 41 DOM
2. 2026-06-17
   days on market $160,000 Active 40 DOM
3. 2026-06-16
   days on market $160,000 Active 39 DOM
4. 2026-06-15
   days on market $160,000 Active 38 DOM
5. 2026-06-13
   days on market $160,000 Active 36 DOM
6. 2026-06-10
   days on market $160,000 Active 33 DOM
7. 2026-06-09
   days on market $160,000 Active 32 DOM
8. 2026-06-08
   days on market $160,000 Active 31 DOM
9. 2026-06-07
   days on market $160,000 Active 30 DOM
10. 2026-06-05
    days on market $160,000 Active 27 DOM
11. 2026-06-03
    days on market $160,000 Active 26 DOM
12. 2026-06-02
    days on market $160,000 Active 25 DOM
13. 2026-06-01
    days on market $160,000 Active 24 DOM
14. 2026-05-31
    days on market $160,000 Active 23 DOM
15. 2026-05-08
    listed $160,000 Active 617-char remark

    Show marketing remark (617 chars)

    Opportunity meets potential in this well-positioned New Orleans East home situated on a desirable corner lot. Featuring a spacious two-story layout, this property offers generous living areas, abundant storage, off-street parking, and a fenced backyard for entertaining, relaxing, or creating your own outdoor retreat. The flexible floor plan provides endless possibilities to make the space your own while adding value over time. Conveniently located by major roadways, shopping, dining, and everyday conveniences, this home is a fantastic opportunity for buyers looking for space, comfort, and potential all in one.

16. 2026-05-08
    listed $160,000 Active 617-char remark

    Show marketing remark (617 chars)

    Opportunity meets potential in this well-positioned New Orleans East home situated on a desirable corner lot. Featuring a spacious two-story layout, this property offers generous living areas, abundant storage, off-street parking, and a fenced backyard for entertaining, relaxing, or creating your own outdoor retreat. The flexible floor plan provides endless possibilities to make the space your own while adding value over time. Conveniently located by major roadways, shopping, dining, and everyday conveniences, this home is a fantastic opportunity for buyers looking for space, comfort, and potential all in one.

17. 2019-04-22
    soldstatus $105,000
18. 2019-04-11
    soldstatus $105,000 Closed

    Show marketing remark (173 chars)

    Spacious four bedroom, two bath home. Master down, two larger than average bedrooms and a full bathroom upstairs. Large corner lot, completely fenced, iron front, wood back.

19. 2019-02-14
    status Pending

    Show marketing remark (173 chars)

    Spacious four bedroom, two bath home. Master down, two larger than average bedrooms and a full bathroom upstairs. Large corner lot, completely fenced, iron front, wood back.

20. 2019-01-19
    price $105,000

    Show marketing remark (173 chars)

    Spacious four bedroom, two bath home. Master down, two larger than average bedrooms and a full bathroom upstairs. Large corner lot, completely fenced, iron front, wood back.

21. 2019-01-18
    status Active

    Show marketing remark (173 chars)

    Spacious four bedroom, two bath home. Master down, two larger than average bedrooms and a full bathroom upstairs. Large corner lot, completely fenced, iron front, wood back.

22. 2019-01-10
    status Pending

    Show marketing remark (173 chars)

    Spacious four bedroom, two bath home. Master down, two larger than average bedrooms and a full bathroom upstairs. Large corner lot, completely fenced, iron front, wood back.

23. 2018-10-28
    status Active

    Show marketing remark (173 chars)

    Spacious four bedroom, two bath home. Master down, two larger than average bedrooms and a full bathroom upstairs. Large corner lot, completely fenced, iron front, wood back.

24. 2018-10-27
    historical

    Show marketing remark (173 chars)

    Spacious four bedroom, two bath home. Master down, two larger than average bedrooms and a full bathroom upstairs. Large corner lot, completely fenced, iron front, wood back.

25. 2018-09-01
    status Active

    Show marketing remark (173 chars)

    Spacious four bedroom, two bath home. Master down, two larger than average bedrooms and a full bathroom upstairs. Large corner lot, completely fenced, iron front, wood back.

26. 2018-08-10
    historical Pending Continue to Show

    Show marketing remark (173 chars)

    Spacious four bedroom, two bath home. Master down, two larger than average bedrooms and a full bathroom upstairs. Large corner lot, completely fenced, iron front, wood back.

27. 2018-07-17
    status Active

    Show marketing remark (173 chars)

    Spacious four bedroom, two bath home. Master down, two larger than average bedrooms and a full bathroom upstairs. Large corner lot, completely fenced, iron front, wood back.

28. 2018-07-10
    historical Pending Continue to Show

    Show marketing remark (173 chars)

    Spacious four bedroom, two bath home. Master down, two larger than average bedrooms and a full bathroom upstairs. Large corner lot, completely fenced, iron front, wood back.

29. 2018-06-04
    price $120,000

    Show marketing remark (173 chars)

    Spacious four bedroom, two bath home. Master down, two larger than average bedrooms and a full bathroom upstairs. Large corner lot, completely fenced, iron front, wood back.

30. 2018-04-23
    listed $140,000 Active

    Show marketing remark (173 chars)

    Spacious four bedroom, two bath home. Master down, two larger than average bedrooms and a full bathroom upstairs. Large corner lot, completely fenced, iron front, wood back.

31. 2018-04-23
    listed $105,000

    Show marketing remark (173 chars)

    Spacious four bedroom, two bath home. Master down, two larger than average bedrooms and a full bathroom upstairs. Large corner lot, completely fenced, iron front, wood back.

32. 1977-05-26
    soldstatus $38,500

ⓘ 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: $538 · $45/mo
• Projected year-2 tax: $880 · $73/mo
• Expected delta: +$342/yr (+$29/mo · 63.7%)

ⓘ 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 ≥107°F today · 22 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: $19,356
• − Mortgage interest: −$8,962
• − Property taxes: −$538
• − Insurance: −$1,598
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$4,655
• Taxable income: $507
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $2,966/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
• City population: 338,817
• Population (ZIP): 10,219

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 0.65)
• Race & ethnicity: Black 49% Asian 29% Hispanic / Latino 12% White 8% Two or more races 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 32% · Vietnam, Canada, Jamaica
• Languages at home: 63% English-only · Vietnamese 29% Spanish 8%

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: ▼ -80.58%
• Current HPI: 116.8578
• Rent YoY: —
• Metro: —
• 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

+315.6% since first listed

18 events — show timeline

• 2026-05-08 Listed $160,000 GSREIN
• 2026-05-08 Listed $160,000 AcadianaMLS
• 2019-04-22 Sold (Public Records) $105,000 Public Records
• 2019-04-11 Sold (MLS) $105,000 GSREIN
• 2019-02-14 Pending — GSREIN
• 2019-01-19 Price Changed $105,000 GSREIN
• 2019-01-18 Relisted — GSREIN
• 2019-01-10 Pending — GSREIN
• 2018-10-28 Relisted — GSREIN
• 2018-10-27 Listing Removed — GSREIN
• 2018-09-01 Relisted — GSREIN
• 2018-08-10 Contingent — GSREIN
• 2018-07-17 Relisted — GSREIN
• 2018-07-10 Contingent — GSREIN
• 2018-06-04 Price Changed $120,000 GSREIN
• 2018-04-23 Listed $105,000 AcadianaMLS
• 2018-04-23 Listed $140,000 GSREIN
• 1977-05-26 Sold (Public Records) $38,500 Public Records

Property tax history

-1.2%/yr

Latest (2026): $538 · -9.2% YoY. Source: county tax records.