4521 New Orleans St · New Orleans, LA 70122

$232,000

3 bd · 2.0 ba · 1,358 sqft · SingleFamily public records · 63 Days on market

Built 1982 $171/sqft · 18% below area Est $285k · 18% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +2.8/10.0
• 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

Welcome home to a bright and breezy cottage in Gentilly's Voscoville area. The open floorplan features a light-filled living room, complete with beautiful hardwood floors, wood blinds, and separate dining room. The primary suite is private with both a standard and walk-in closet, tucked away from the other rooms for ultimate quiet. Primary bath has separate shower and tub. Best of all, the oversized lot provides the massive backyard you've been searching for, all on a peaceful street where you can truly unplug.

Key facts

• Open floorplan
• Massive backyard
• Oversized lot

Tags

• OPEN FLOORPLAN
• HARDWOOD FLOORS
• PRIVATE PRIMARY SUITE
• OVERSIZED LOT
• MASSIVE BACKYARD
• PEACEFUL STREET

Property features AI

Exterior

• Parking: Driveway parking; Off-street parking; One designated parking space
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation
• Construction: Vinyl siding; Shingle roof; Built with a raised foundation
• Exterior features: Fence; Porch; Porch (listed under patio/porch features); City lot; Rectangular lot; Lot dimensions approximately 32 x 115

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 7 total rooms; Average condition; Resale property

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k.

Deal economics

• At list price, monthly cash flow is $-58 ($-693/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (22.3% below list).
• Recommended offer: $180k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: Benjamin Franklin Elem. Math And Science (math 12% / reading 23%, grade F, #479 of 646 statewide, top 75%, 747 students, 98% FRL, charter) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.6%/yr); 336 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 44% of the median local income ($49k/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 $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 63 days — a 6% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $123k; list at $232k implies a 89% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,375 (22.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (median comp): $284,586
• List price: $232,000
• Delta: -18.48%
• 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
4701 New Orleans St	0.11mi	3/2.5	1,512 (+11%)	2mo	$305,000	$202	72
4507 Annette St	0.15mi	4/2.0 (+1)	1,500 (+10%)	5mo	$265,000	$177	67
4417 Duplessis St	0.59mi	3/2.0	1,436 (+6%)	3mo	$205,000	$143	61
1509 Harcourt Dr	0.49mi	3/2.0	1,443 (+6%)	8mo	$220,000	$152	60
4517 Jeanne Marie Pl	0.55mi	3/2.0	1,266 (-7%)	5mo	$180,000	$142	59
4301 Jeanne Marie Pl	0.57mi	4/2.0 (+1)	1,447 (+7%)	1mo	$235,000	$162	57
1520 Virginia Marie St	0.46mi	4/2.0 (+1)	1,472 (+8%)	5mo	$160,000	$109	56
5143 Cameron Blvd	0.54mi	3/2.0	1,246 (-8%)	7mo	$250,000	$201	55
5308 Pasteur Blvd	0.65mi	3/2.0	1,274 (-6%)	7mo	$213,900	$168	54
4919 Western St	0.60mi	3/2.0	1,500 (+10%)	2mo	$214,900	$143	53
4125 Duplessis St	0.65mi	3/2.0	1,518 (+12%)	1mo	$272,000	$179	49
5330 Cameron Blvd	0.68mi	3/2.0	1,162 (-14%)	1mo	$205,000	$176	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.28×
• Total profit: $-46,606
• Equity at exit: $34,592

10-year hold

• IRR: -23.0%
• Equity multiple: -0.02×
• Total profit: $-65,940
• Equity at exit: $20,059

Cash invested: $64,960 (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 70122

• Rents YoY: -0.6%
• Active inventory: 336
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,804 high
• Mortgage (P&I): −$1,217
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$97
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-58

Break-even live

Break-even rent $1,877

Max offer price $221,796

Occupancy floor 98%

Sensitivity live

Price	-10% $74	-5% $8	+0% $-58	+5% $-123	+10% $-189
Rent	-10% $-200	-5% $-129	+0% $-58	+5% $13	+10% $85
Rate	-1.0pp $59	-0.5pp $1	base $-58	+0.5pp $-118	+1.0pp $-179

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: $58,000
• Closing costs: $6,960
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4815 Warrington Dr New Orleans, LA	3.0	2.0	1652	$2,150	$1.30	17d	1	0.20mi
4736 Saint Anthony Ave New Orleans, LA	3.0	1.0	1100	$1,800	$1.64	17d	1	0.25mi
4304 Pauger St New Orleans, LA	2.0	1.0	1345	$1,450	$1.08	5d	1	0.31mi
213 Warrington Dr New Orleans, LA	2.0	1.0	975	$1,500	$1.54	23d	1	0.43mi
1621 Caton St New Orleans, LA	2.0	1.0	900	$1,300	$1.44	25d	1	0.50mi
5151 Saint Anthony Ave New Orleans, LA	3.0	2.0	1200	$1,795	$1.50	17d	1	0.53mi
1486 Mandolin St New Orleans, LA	3.0	2.0	1497	$1,900	$1.27	5d	1	0.56mi
4618 Marigny St New Orleans, LA	3.0	1.0	1320	$1,900	$1.44	25d	1	0.59mi
4616 Marigny St New Orleans, LA	2.0	1.0	1020	$1,750	$1.72	23d	1	0.59mi
3624 Havana St New Orleans, LA	3.0	1.0	1388	$1,875	$1.35	17d	1	0.65mi
1664 Saint Denis St New Orleans, LA	2.0	1.0	1000	$2,000	$2.00	25d	1	0.65mi
3607 Havana St New Orleans, LA	3.0	2.0	1693	$1,488	$0.88	18d	1	0.66mi
4114 Duplessis St New Orleans, LA	2.0	2.0	1200	$1,800	$1.50	25d	1	0.67mi
3907 Elysian Fields Ave New Orleans, LA	3.0	2.0	1652	$3,000	$1.82	25d	1	0.69mi
5322 Saint Anthony Ave New Orleans, LA	3.0	2.0	1192	$2,000	$1.68	17d	1	0.69mi
4111 Jumonville St New Orleans, LA	3.0	2.5	1543	$2,300	$1.49	12d	1	0.70mi
3515 Saint Anthony Ave New Orleans, LA	3.0	2.0	1366	$2,500	$1.83	25d	1	0.74mi
3956 Pauger St New Orleans, LA	2.0	2.0	1200	$1,550	$1.29	25d	1	0.76mi
5518 Warrington Dr Unit A New Orleans, LA	2.0	2.0	900	$1,500	$1.67	25d	1	0.77mi
3420 Annette St New Orleans, LA	2.0	1.0	900	$1,200	$1.33	4d	1	0.77mi
4229 Buchanan St New Orleans, LA	3.0	2.0	1235	$2,250	$1.82	25d	1	0.80mi
3400 Havana St New Orleans, LA	2.0	2.0	1000	$1,500	$1.50	25d	1	0.81mi
1656 Pleasure St New Orleans, LA	2.0	1.0	1190	$1,350	$1.13	25d	1	0.85mi
4110 St Bernard Ave New Orleans, LA	2.0	1.0	1000	$1,215	$1.22	23d	1	0.86mi
4110 Saint Bernard Ave Unit 1 New Orleans, LA	2.0	1.0	1000	$1,215	$1.22	25d	1	0.86mi
5700 Wilton Dr New Orleans, LA	2.0	1.0	900	$1,500	$1.67	17d	1	0.87mi
5546 Pasteur Blvd Unit A New Orleans, LA	3.0	1.0	1200	$1,400	$1.17	25d	1	0.87mi
5716 Warrington Dr New Orleans, LA	4.0	3.0	1560	$2,000	$1.28	18d	1	0.89mi
4117 Roneagle Way Apt D New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	22d	1	0.90mi
5700 Saint Anthony Ave New Orleans, LA	2.0	1.0	875	$1,195	$1.37	5d	1	0.90mi
2425 Jonquil St New Orleans, LA	2.0	2.0	1038	$1,500	$1.45	25d	1	0.95mi
1816 Benefit St New Orleans, LA	2.0	1.0	1148	$1,300	$1.13	17d	1	0.96mi
3327 Elysian Fields Ave New Orleans, LA	3.0	1.0	1200	$1,300	$1.08	25d	1	0.98mi
5519 Mandeville St New Orleans, LA	3.0	1.0	1125	$1,650	$1.47	5d	1	0.98mi
5718 Vermillion Blvd Unit A New Orleans, LA	3.0	1.0	1300	$2,000	$1.54	25d	1	0.99mi
5723 Pasteur Blvd New Orleans, LA	3.0	2.0	1150	$1,700	$1.48	18d	1	0.99mi
5900 Chatham Dr New Orleans, LA	3.0	2.0	1864	$2,500	$1.34	5d	1	1.01mi
3622 Buchanan St Unit 3622 New Orleans, LA	3.0	1.0	950	$1,525	$1.61	25d	1	1.03mi
3021 Republic St New Orleans, LA	4.0	2.0	1125	$2,200	$1.96	25d	1	1.06mi
3023 Bruxelles St New Orleans, LA	3.0	1.0	960	$2,200	$2.29	16d	1	1.08mi

Listing history 22 events

1. 2026-06-21
   days on market $232,000 Active 63 DOM
2. 2026-06-18
   days on market $232,000 Active 60 DOM
3. 2026-06-17
   days on market $232,000 Active 59 DOM
4. 2026-06-16
   days on market $232,000 Active 58 DOM
5. 2026-06-16
   price $232,000 Active 57 DOM
6. 2026-06-15
   days on market $240,000 Active 57 DOM
7. 2026-06-13
   days on market $240,000 Active 55 DOM
8. 2026-06-10
   days on market $240,000 Active 52 DOM
9. 2026-06-09
   days on market $240,000 Active 51 DOM
10. 2026-06-08
    days on market $240,000 Active 50 DOM
11. 2026-06-07
    days on market $240,000 Active 49 DOM
12. 2026-06-05
    days on market $240,000 Active 46 DOM
13. 2026-06-03
    days on market $240,000 Active 45 DOM
14. 2026-06-02
    days on market $240,000 Active 44 DOM
15. 2026-06-01
    days on market $240,000 Active 43 DOM
16. 2026-05-31
    days on market $240,000 Active 42 DOM
17. 2026-04-19
    listed $240,000 Active 556-char remark

    Show marketing remark (516 chars)

    Welcome home to a bright and breezy cottage in Gentilly's Voscoville area. The open floorplan features a light-filled living room, complete with beautiful hardwood floors, wood blinds, and separate dining room. The primary suite is private with both a standard and walk-in closet, tucked away from the other rooms for ultimate quiet. Primary bath has separate shower and tub. Best of all, the oversized lot provides the massive backyard you've been searching for, all on a peaceful street where you can truly unplug.

18. 2026-04-19
    listed $240,000 Active 534-char remark

    Show marketing remark (516 chars)

    Welcome home to a bright and breezy cottage in Gentilly's Voscoville area. The open floorplan features a light-filled living room, complete with beautiful hardwood floors, wood blinds, and separate dining room. The primary suite is private with both a standard and walk-in closet, tucked away from the other rooms for ultimate quiet. Primary bath has separate shower and tub. Best of all, the oversized lot provides the massive backyard you've been searching for, all on a peaceful street where you can truly unplug.

19. 2015-06-22
    soldstatus $123,000
20. 2015-06-17
    soldstatus $123,000 Sold

    Show marketing remark (223 chars)

    Totally renovated hardwood floors in living and den room, Ceramic tile in kitchen and bath. Jacuzzi tub in Masterbed. Nice size yard. Motivated Seller will assist with closing cost. Tenant occupied need 24hr notice to show.

21. 2013-05-01
    listed $130,000

    Show marketing remark (223 chars)

    Totally renovated hardwood floors in living and den room, Ceramic tile in kitchen and bath. Jacuzzi tub in Masterbed. Nice size yard. Motivated Seller will assist with closing cost. Tenant occupied need 24hr notice to show.

22. 2013-05-01
    listed $130,000

    Show marketing remark (223 chars)

    Totally renovated hardwood floors in living and den room, Ceramic tile in kitchen and bath. Jacuzzi tub in Masterbed. Nice size yard. Motivated Seller will assist with closing cost. Tenant occupied need 24hr notice to show.

ⓘ 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: $1,236 · $103/mo
• Projected year-2 tax: $1,276 · $106/mo
• Expected delta: +$40/yr (+$3/mo · 3.3%)

ⓘ 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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,645
• − Mortgage interest: −$12,996
• − Property taxes: −$1,236
• − Insurance: −$1,958
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$6,749
• Taxable loss: −$4,756
• Est. tax savings @ 24.0%: +$1,141
• After-tax cash flow: $448/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): 35,253
• Household income: $49,455
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 2150.0

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 (69%)
• Race & ethnicity: Black 69% White 18% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Chinese 1% 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: ▼ -222.37%
• Current HPI: 231.9921
• Rent YoY: ▼ -0.61%
• 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

+78.5% since first listed

8 events — show timeline

• 2026-06-12 Price Changed $232,000 AcadianaMLS
• 2026-06-12 Price Changed $232,000 GSREIN
• 2026-04-19 Listed $240,000 GSREIN
• 2026-04-19 Listed $240,000 AcadianaMLS
• 2015-06-22 Sold (Public Records) $123,000 Public Records
• 2015-06-17 Sold (MLS) $123,000 GSREIN
• 2013-05-01 Listed $130,000 AcadianaMLS
• 2013-05-01 Listed $130,000 GSREIN

Property tax history

-0.6%/yr

Latest (2026): $1,236 · -5.8% YoY. Source: county tax records.