7842 Sail St · New Orleans, LA 70128

$100,000

2 bd · 2.0 ba · 1,035 sqft · Townhouse public records · 129 Days on market

Built 1998 2,500 sqft lot $97/sqft · at area comps Est $98k · at est.

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +6.5/15.0
• 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

WELL MAINTAINED TWO STORY TOWNHOUSE READY FOR OWNER TO OCCUPIED OR INVESTMENTS OPPORTUNITY. FEATURING TWO BEDROOM AND A FULL BATH UP AND THE PRIMARY BEDROOM DOWN WITH A FULL BATH.

Key facts

• Parking
• Built 1998
• Listed 129 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 4.3% 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: 106 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $51k; list at $100k implies a 96% 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.33% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.40%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (median comp): $97,926
• List price: $100,000
• Delta: 2.12%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,511
• Equity at exit: $14,910

10-year hold

• IRR: 12.0%
• Equity multiple: 1.94×
• Total profit: $26,455
• Equity at exit: $8,646

Cash invested: $28,000 (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 70128

• Home prices YoY: -5.9%
• Active inventory: 106
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,330 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $293

Break-even live

Break-even rent $959

Max offer price $100,000

Occupancy floor 73%

Sensitivity live

Price	-10% $362	-5% $327	+0% $293	+5% $258	+10% $224
Rent	-10% $188	-5% $240	+0% $293	+5% $345	+10% $398
Rate	-1.0pp $343	-0.5pp $318	base $293	+0.5pp $267	+1.0pp $241

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7843 Sail St New Orleans, LA	3.0	1.5	1500	$1,200	$0.80	24d	1	0.04mi
7849 Sail St New Orleans, LA	3.0	2.0	1395	$1,200	$0.86	24d	1	0.05mi
7851 Sail St New Orleans, LA	3.0	2.0	1395	$1,200	$0.86	24d	1	0.05mi
14724 Emory Rd New Orleans, LA	3.0	2.0	1400	$1,500	$1.07	24d	1	0.12mi
14900 Curran Rd New Orleans, LA	3.0	2.0	1221	$1,250	$1.02	24d	1	0.12mi
14509 Duane Rd New Orleans, LA	2.0	1.0	1150	$1,518	$1.32	24d	1	0.17mi
7825 Star St New Orleans, LA	2.0	1.0	982	$1,250	$1.27	24d	1	0.18mi
14530 Duane Rd New Orleans, LA	3.0	1.0	1150	$1,450	$1.26	4d	1	0.20mi
14530 Duane Rd New Orleans, LA	3.0	1.0	1150	$1,450	$1.26	4d	1	0.20mi
14031 Linden St New Orleans, LA	3.0	2.0	1200	$1,400	$1.17	24d	1	0.39mi
7501 Briarwood Dr New Orleans, LA	3.0	2.0	1500	$1,850	$1.23	24d	1	0.78mi

Listing history 28 events

1. 2026-06-21
   days on market $100,000 Active 129 DOM
2. 2026-06-18
   days on market $100,000 Active 126 DOM
3. 2026-06-17
   days on market $100,000 Active 125 DOM
4. 2026-06-16
   days on market $100,000 Active 124 DOM
5. 2026-06-15
   days on market $100,000 Active 123 DOM
6. 2026-06-13
   days on market $100,000 Active 121 DOM
7. 2026-06-10
   days on market $100,000 Active 118 DOM
8. 2026-06-09
   days on market $100,000 Active 117 DOM
9. 2026-06-08
   days on market $100,000 Active 116 DOM
10. 2026-06-07
    days on market $100,000 Active 115 DOM
11. 2026-06-05
    days on market $100,000 Active 112 DOM
12. 2026-06-03
    days on market $100,000 Active 111 DOM
13. 2026-06-02
    days on market $100,000 Active 110 DOM
14. 2026-06-01
    days on market $100,000 Active 109 DOM
15. 2026-05-31
    days on market $100,000 Active 108 DOM
16. 2026-02-11
    listed $100,000 Active 180-char remark

    Show marketing remark (178 chars)

    WELL MAINTAINED TWO STORY TOWNHOUSE READY FOR OWNER TO OCCUPIED OR INVESTMENTS OPPORTUNITY.FEATURING TWO BEDROOM AND A FULL BATH UP AND THE PRIMARY BEDROOM DOWN WITH A FULL BATH.

17. 2026-02-11
    listed $100,000 Active 178-char remark

    Show marketing remark (178 chars)

    WELL MAINTAINED TWO STORY TOWNHOUSE READY FOR OWNER TO OCCUPIED OR INVESTMENTS OPPORTUNITY.FEATURING TWO BEDROOM AND A FULL BATH UP AND THE PRIMARY BEDROOM DOWN WITH A FULL BATH.

18. 2018-12-05
    soldstatus $51,000
19. 2018-11-30
    soldstatus $51,000 Sold
20. 2018-11-21
    status Under Contract
21. 2018-10-16
    historical Pending Continue to Show
22. 2018-08-31
    listed $60,000 Active
23. 2018-08-31
    listed $60,000
24. 2018-03-01
    historical
25. 2017-09-20
    price $60,000
26. 2017-08-07
    listed $80,000 Active
27. 2017-08-07
    listed $60,000
28. 1984-07-27
    soldstatus $47,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 60% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,956
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$2,909
• Taxable income: $2,095
• Est. tax owed @ 24.0%: −$503
• After-tax cash flow: $3,012/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): 22,973

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 (86%)
• Race & ethnicity: Black 86% Asian 5% White 4% Two or more races 3%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 95% English-only · Vietnamese 4% Spanish 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: ▼ -15.51%
• Current HPI: 247.7131
• 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

+112.8% since first listed

13 events — show timeline

• 2026-02-11 Listed $100,000 AcadianaMLS
• 2026-02-11 Listed $100,000 GSREIN
• 2018-12-05 Sold (Public Records) $51,000 Public Records
• 2018-11-30 Sold (MLS) $51,000 GSREIN
• 2018-11-21 Pending — GSREIN
• 2018-10-16 Contingent — GSREIN
• 2018-08-31 Listed $60,000 AcadianaMLS
• 2018-08-31 Listed $60,000 GSREIN
• 2018-03-01 Listing Removed — GSREIN
• 2017-09-20 Price Changed $60,000 GSREIN
• 2017-08-07 Listed $80,000 GSREIN
• 2017-08-07 Listed $60,000 AcadianaMLS
• 1984-07-27 Sold (Public Records) $47,000 Public Records

Property tax history

-18.5%/yr

Latest (2026): $58 · -4.0% YoY. Source: county tax records.