12940 Chanelle Ct · New Orleans, LA 70128

$195,000

3 bd · 2.0 ba · 2,200 sqft · SingleFamily public records · 28 Days on market

Built 1978 6,098 sqft lot $89/sqft · 12% below area Est $224k · 13% under

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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 +18.2/30.0
• ARV discount +13.4/15.0
• DSCR +5.7/10.0
• 1% rule +4.1/10.0
• 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

This 4-bedroom, 2-bath residence offers an inviting open floor plan designed for both everyday living and effortless entertaining. The expansive layout flows seamlessly from the main living areas, creating the perfect backdrop for hosting gatherings or enjoying quiet evenings at home. At the heart of the home, a cozy wood-burning fireplace adds warmth and character, elevating the living space with a touch of timeless charm. The extra-large primary suite serves as a true retreat, offering ample space to unwind and recharge in comfort. Step outside to discover a serene outdoor pond, providing a peaceful setting for relaxation or enhancing your outdoor entertaining experience. This property presents a unique opportunity for buyers looking to personalize a home with strong bones and generous space. Being sold as-is, it is priced to reflect its potential, and the owner is highly motivated--making this an exceptional value for homeowners or investors alike.

Key facts

• Open floor plan
• Strong bones
• Generous space

Tags

• OPEN FLOOR PLAN
• WOOD-BURNING FIREPLACE
• OUTDOOR POND
• STRONG BONES
• GENEROUS SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $178k (8.6% below list).
• Recommended offer: $178k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: 105 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $6k 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 28 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $195k implies a 150% 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 $178,278 (8.6% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.91% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (median comp): $224,476
• List price: $195,000
• Delta: -13.13%
• 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
12940 Chanelle Ct	0.00mi	4/2.0 (+1)	2,223 (+1%)	0mo	$185,000	$83	93
12931 Parlange Ct	0.02mi	4/2.0 (+1)	2,086 (-5%)	14mo	$228,965	$110	74
7000 Edgefield Dr	0.42mi	4/2.5 (+1)	2,128 (-3%)	3mo	$220,000	$103	65
6940 Whitmore Pl	0.47mi	4/2.0 (+1)	2,088 (-5%)	5mo	$225,000	$108	60
7350 Beauvoir Ct	0.22mi	3/2.0	1,974 (-10%)	15mo	$235,000	$119	60
7951 Sandpiper Dr	0.67mi	3/2.0	2,032 (-8%)	4mo	$217,000	$107	53
7121 Pinebrook Dr	0.65mi	4/2.0 (+1)	2,200 (0%)	16mo	$202,000	$92	52
7300 Briarheath Dr	0.59mi	4/2.5 (+1)	2,353 (+7%)	3mo	$247,500	$105	52
8040 Sandpiper Dr	0.72mi	4/2.0 (+1)	2,300 (+4%)	3mo	$162,000	$70	51
7470 Briarheath Dr	0.48mi	4/2.0 (+1)	2,376 (+8%)	11mo	$245,000	$103	50
7230 Bullard Ave	0.65mi	4/2.5 (+1)	2,100 (-4%)	8mo	$297,000	$141	48
7910 Windward Ct	0.62mi	3/2.0	2,007 (-9%)	16mo	$199,000	$99	43

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-24,788
• Equity at exit: $29,075

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-12,820
• Equity at exit: $16,860

Cash invested: $54,600 (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: 105
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,783 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$131 /mo · $1,574/yr
• Insurance: −$81
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $107

Break-even live

Break-even rent $1,647

Max offer price $195,000

Occupancy floor 89%

Sensitivity live

Price	-10% $217	-5% $162	+0% $107	+5% $52	+10% $-3
Rent	-10% $-34	-5% $37	+0% $107	+5% $177	+10% $248
Rate	-1.0pp $205	-0.5pp $157	base $107	+0.5pp $56	+1.0pp $5

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7501 Briarwood Dr New Orleans, LA	3.0	2.0	1500	$1,850	$1.23	24d	1	0.52mi
5754 Louis Prima Dr E New Orleans, LA	3.0	2.5	2069	$2,195	$1.06	24d	1	1.05mi
7505 Shorewood Blvd New Orleans, LA	4.0	2.0	1700	$1,800	$1.06	24d	1	1.09mi
11040 Roger Dr Unit C New Orleans, LA	2.0	2.5	1505	$1,500	$1.00	24d	1	1.21mi
14724 Emory Rd New Orleans, LA	3.0	2.0	1400	$1,500	$1.07	24d	1	1.26mi
10951 Roger Dr Unit B New Orleans, LA	3.0	2.5	2048	$1,850	$0.90	24d	1	1.27mi
7843 Sail St New Orleans, LA	3.0	1.5	1500	$1,200	$0.80	24d	1	1.33mi
7808 Sun St New Orleans, LA	4.0	1.5	1500	$1,950	$1.30	24d	1	1.37mi

Listing history 12 events

1. 2026-05-11
   status Pending 965-char remark

   Show marketing remark (970 chars)

   This 4-bedroom, 2-bath residence offers an inviting open floor plan designed for both everyday living and effortless entertaining. The expansive layout flows seamlessly from the main living areas, creating the perfect backdrop for hosting gatherings or enjoying quiet evenings at home. At the heart of the home, a cozy wood-burning fireplace adds warmth and character, elevating the living space with a touch of timeless charm. The extra-large primary suite serves as a true retreat, offering ample space to unwind and recharge in comfort. Step outside to discover a serene outdoor pond, providing a peaceful setting for relaxation or enhancing your outdoor entertaining experience. This property presents a unique opportunity for buyers looking to personalize a home with strong bones and generous space. Being sold as-is, it is priced to reflect its potential, and the owner is highly motivated—making this an exceptional value for homeowners or investors alike.

2. 2026-05-11
   status Pending 970-char remark

   Show marketing remark (970 chars)

   This 4-bedroom, 2-bath residence offers an inviting open floor plan designed for both everyday living and effortless entertaining. The expansive layout flows seamlessly from the main living areas, creating the perfect backdrop for hosting gatherings or enjoying quiet evenings at home. At the heart of the home, a cozy wood-burning fireplace adds warmth and character, elevating the living space with a touch of timeless charm. The extra-large primary suite serves as a true retreat, offering ample space to unwind and recharge in comfort. Step outside to discover a serene outdoor pond, providing a peaceful setting for relaxation or enhancing your outdoor entertaining experience. This property presents a unique opportunity for buyers looking to personalize a home with strong bones and generous space. Being sold as-is, it is priced to reflect its potential, and the owner is highly motivated—making this an exceptional value for homeowners or investors alike.

3. 2026-05-04
   price $195,000 965-char remark

   Show marketing remark (970 chars)

   This 4-bedroom, 2-bath residence offers an inviting open floor plan designed for both everyday living and effortless entertaining. The expansive layout flows seamlessly from the main living areas, creating the perfect backdrop for hosting gatherings or enjoying quiet evenings at home. At the heart of the home, a cozy wood-burning fireplace adds warmth and character, elevating the living space with a touch of timeless charm. The extra-large primary suite serves as a true retreat, offering ample space to unwind and recharge in comfort. Step outside to discover a serene outdoor pond, providing a peaceful setting for relaxation or enhancing your outdoor entertaining experience. This property presents a unique opportunity for buyers looking to personalize a home with strong bones and generous space. Being sold as-is, it is priced to reflect its potential, and the owner is highly motivated—making this an exceptional value for homeowners or investors alike.

4. 2026-05-04
   price $195,000 970-char remark

   Show marketing remark (970 chars)

   This 4-bedroom, 2-bath residence offers an inviting open floor plan designed for both everyday living and effortless entertaining. The expansive layout flows seamlessly from the main living areas, creating the perfect backdrop for hosting gatherings or enjoying quiet evenings at home. At the heart of the home, a cozy wood-burning fireplace adds warmth and character, elevating the living space with a touch of timeless charm. The extra-large primary suite serves as a true retreat, offering ample space to unwind and recharge in comfort. Step outside to discover a serene outdoor pond, providing a peaceful setting for relaxation or enhancing your outdoor entertaining experience. This property presents a unique opportunity for buyers looking to personalize a home with strong bones and generous space. Being sold as-is, it is priced to reflect its potential, and the owner is highly motivated—making this an exceptional value for homeowners or investors alike.

5. 2026-04-25
   price $200,000 965-char remark

   Show marketing remark (965 chars)

   This 4-bedroom, 2-bath residence offers an inviting open floor plan designed for both everyday living and effortless entertaining. The expansive layout flows seamlessly from the main living areas, creating the perfect backdrop for hosting gatherings or enjoying quiet evenings at home. At the heart of the home, a cozy wood-burning fireplace adds warmth and character, elevating the living space with a touch of timeless charm. The extra-large primary suite serves as a true retreat, offering ample space to unwind and recharge in comfort. Step outside to discover a serene outdoor pond, providing a peaceful setting for relaxation or enhancing your outdoor entertaining experience. This property presents a unique opportunity for buyers looking to personalize a home with strong bones and generous space. Being sold as-is, it is priced to reflect its potential, and the owner is highly motivated--making this an exceptional value for homeowners or investors alike.

6. 2026-04-24
   price $200,000 970-char remark

   Show marketing remark (970 chars)

   This 4-bedroom, 2-bath residence offers an inviting open floor plan designed for both everyday living and effortless entertaining. The expansive layout flows seamlessly from the main living areas, creating the perfect backdrop for hosting gatherings or enjoying quiet evenings at home. At the heart of the home, a cozy wood-burning fireplace adds warmth and character, elevating the living space with a touch of timeless charm. The extra-large primary suite serves as a true retreat, offering ample space to unwind and recharge in comfort. Step outside to discover a serene outdoor pond, providing a peaceful setting for relaxation or enhancing your outdoor entertaining experience. This property presents a unique opportunity for buyers looking to personalize a home with strong bones and generous space. Being sold as-is, it is priced to reflect its potential, and the owner is highly motivated—making this an exceptional value for homeowners or investors alike.

7. 2026-04-13
   listed $220,000 Active 965-char remark

   Show marketing remark (970 chars)

   This 4-bedroom, 2-bath residence offers an inviting open floor plan designed for both everyday living and effortless entertaining. The expansive layout flows seamlessly from the main living areas, creating the perfect backdrop for hosting gatherings or enjoying quiet evenings at home. At the heart of the home, a cozy wood-burning fireplace adds warmth and character, elevating the living space with a touch of timeless charm. The extra-large primary suite serves as a true retreat, offering ample space to unwind and recharge in comfort. Step outside to discover a serene outdoor pond, providing a peaceful setting for relaxation or enhancing your outdoor entertaining experience. This property presents a unique opportunity for buyers looking to personalize a home with strong bones and generous space. Being sold as-is, it is priced to reflect its potential, and the owner is highly motivated—making this an exceptional value for homeowners or investors alike.

8. 2026-04-13
   listed $220,000 Active 970-char remark

   Show marketing remark (970 chars)

   This 4-bedroom, 2-bath residence offers an inviting open floor plan designed for both everyday living and effortless entertaining. The expansive layout flows seamlessly from the main living areas, creating the perfect backdrop for hosting gatherings or enjoying quiet evenings at home. At the heart of the home, a cozy wood-burning fireplace adds warmth and character, elevating the living space with a touch of timeless charm. The extra-large primary suite serves as a true retreat, offering ample space to unwind and recharge in comfort. Step outside to discover a serene outdoor pond, providing a peaceful setting for relaxation or enhancing your outdoor entertaining experience. This property presents a unique opportunity for buyers looking to personalize a home with strong bones and generous space. Being sold as-is, it is priced to reflect its potential, and the owner is highly motivated—making this an exceptional value for homeowners or investors alike.

9. 2010-12-31
   listed $185,000
10. 2010-12-31
    listed $185,000
11. 1993-05-20
    soldstatus $78,000
12. 1982-11-05
    soldstatus $76,750

ⓘ 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: $1,574 · $131/mo
• Projected year-2 tax: $1,574 · $131/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 (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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,393
• − Mortgage interest: −$10,923
• − Property taxes: −$1,574
• − Insurance: −$1,772
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$5,673
• Taxable loss: −$1,972
• Est. tax savings @ 24.0%: +$473
• After-tax cash flow: $1,757/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

+154.1% since first listed

12 events — show timeline

• 2026-05-11 Pending — AcadianaMLS
• 2026-05-11 Pending — GSREIN
• 2026-05-04 Price Changed $195,000 AcadianaMLS
• 2026-05-04 Price Changed $195,000 GSREIN
• 2026-04-25 Price Changed $200,000 AcadianaMLS
• 2026-04-24 Price Changed $200,000 GSREIN
• 2026-04-13 Listed $220,000 GSREIN
• 2026-04-13 Listed $220,000 AcadianaMLS
• 2010-12-31 Listed $185,000 GSREIN
• 2010-12-31 Listed $185,000 AcadianaMLS
• 1993-05-20 Sold (Public Records) $78,000 Public Records
• 1982-11-05 Sold (Public Records) $76,750 Public Records

Property tax history

+0.9%/yr

Latest (2026): $1,574 · -4.8% YoY. Source: county tax records.