4928 Sandalwood St · New Orleans, LA 70127

$135,000

3 bd · 2.0 ba · 1,338 sqft · SingleFamily public records · 107 Days on market

Built 1960 5,305 sqft lot $101/sqft · 25% below area Est $179k · 25% under ↓ 21% since listing

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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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.3/10.0
• 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

Charming 3-Bedroom Home with Open Concept Living! This well-maintained 3-bedroom, 1.5-bathroom home offers a spacious open-concept floor plan with tile flooring throughout for easy maintenance. The inviting kitchen features a wrap-around bar, providing ample counter space and seating--great for casual dining and/or entertaining. The home also includes a covered carport for convenient parking and a large fenced yard, offering plenty of space for outdoor activities, pets, or gardening. Multiple schools within walking distance. Quick access to interstate and just a short drive from New Orleans. Property is currently leased with $1100/mth income. Sold by Owner/Agent

Key facts

• Covered carport
• Wrap-around bar
• Large fenced yard

Tags

• OPEN CONCEPT FLOOR PLAN
• TILE FLOORING
• WRAP-AROUND BAR
• COVERED CARPORT
• LARGE FENCED YARD
• QUICK ACCESS TO INTERSTATE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 128 active listings in the ZIP; 21 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).
• This rent runs 45% of the median local income ($41k/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 $933 of loan paydown is wiped out by about $4k 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 107 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

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 $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 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 1960 — 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: 1.13% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.35%
• DSCR: 1.46
• GRM: 7.4

CMA / ARV

• ARV (median comp): $179,468
• List price: $135,000
• Delta: -24.78%
• 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
4818 Sandalwood St	0.14mi	4/2.0 (+1)	1,297 (-3%)	12mo	$170,000	$131	74
4901 Cardenas St	0.30mi	3/2.0	1,412 (+6%)	9mo	$185,000	$131	69
4927 Sandalwood St	0.03mi	4/2.5 (+1)	1,481 (+11%)	7mo	$260,000	$176	68
5001 Warren Dr	0.26mi	3/1.5	1,397 (+4%)	13mo	$165,000	$118	68
10131 Springwood St	0.35mi	3/2.0	1,418 (+6%)	12mo	$252,950	$178	64
4651 Lurline St	0.32mi	3/2.0	1,224 (-8%)	11mo	$158,000	$129	62
5011 Hauck Dr	0.48mi	3/2.0	1,405 (+5%)	10mo	$205,450	$146	61
4844 Sierra Madre Dr	0.34mi	3/2.0	1,518 (+14%)	2mo	$195,000	$128	60
10118 Springwood St	0.37mi	3/2.0	1,228 (-8%)	12mo	$167,000	$136	59
4635 Longfellow Dr	0.59mi	3/2.0	1,530 (+14%)	1mo	$225,000	$147	48
10700 Vienna St	0.57mi	3/2.0	1,508 (+13%)	8mo	$120,000	$80	46
4897 Cerise Ave	0.66mi	3/2.0	1,536 (+15%)	6mo	$170,000	$111	39

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-5,310
• Equity at exit: $20,129

10-year hold

• IRR: 6.0%
• Equity multiple: 1.44×
• Total profit: $16,791
• Equity at exit: $11,672

Cash invested: $37,800 (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 70127

• Home prices YoY: -29.2%
• Active inventory: 128
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,525 high
• Mortgage (P&I): −$708
• Tax from tax record: −$114 /mo · $1,374/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $260

Break-even live

Break-even rent $1,196

Max offer price $135,000

Occupancy floor 78%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5000 Cardenas Dr New Orleans, LA	3.0	2.0	1800	$1,920	$1.07	23d	1	0.31mi
5131 Bundy Rd New Orleans, LA	1.0–3.0	1.0–2.0	1000	$1,314	$1.31	2d	21	0.41mi
10704 Roger Dr Unit D New Orleans, LA	2.0	1.5	1050	$950	$0.90	23d	1	1.08mi
9042 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	16d	1	1.11mi
9040 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,450	$1.04	16d	1	1.11mi
9022 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	23d	1	1.11mi
9020 Bunker Hill Rd New Orleans, LA	3.0	1.5	1400	$1,400	$1.00	23d	1	1.12mi
10821 Roger Dr Unit A New Orleans, LA	2.0	1.5	1200	$1,400	$1.17	23d	1	1.15mi
10940 Roger Dr Unit A New Orleans, LA	2.0	2.0	1000	$900	$0.90	23d	1	1.17mi
11040 Roger Dr Unit C New Orleans, LA	2.0	2.5	1505	$1,500	$1.00	23d	1	1.21mi
6910 Bunker Hill Rd New Orleans, LA	3.0	2.5	1785	$1,400	$0.78	20d	1	1.22mi
7063 Boston Dr New Orleans, LA	4.0	2.5	1750	$1,900	$1.09	16d	1	1.27mi
4923 Eastview Dr New Orleans, LA	3.0	2.0	912	$1,400	$1.54	23d	1	1.31mi
7201 Salem Dr New Orleans, LA	3.0	2.5	1764	$1,650	$0.94	23d	1	1.34mi
4828 Eastview Dr New Orleans, LA	4.0	2.0	1260	$1,675	$1.33	23d	1	1.34mi
7019 Crowder Blvd Unit 126 New Orleans, LA	2.0	1.5	952	$982	$1.03	23d	1	1.37mi
4901 Bonita Dr New Orleans, LA	2.0	1.0	900	$1,100	$1.22	23d	1	1.43mi
7230 Yorktown Dr New Orleans, LA	3.0	2.0	1550	$1,600	$1.03	16d	1	1.43mi
7230 Yorktown Dr New Orleans, LA	3.0	2.0	1550	$1,600	$1.03	23d	1	1.43mi
9002 Morrison Rd New Orleans, LA	2.0	1.5	1050	$1,150	$1.10	20d	1	1.44mi
8802 Morrison Rd New Orleans, LA	2.0	1.0	1071	$1,275	$1.19	23d	1	1.49mi

Listing history 20 events

1. 2026-06-08
   days on market $135,000 Active 107 DOM
2. 2026-06-07
   days on market $135,000 Active 106 DOM
3. 2026-06-05
   days on market $135,000 Active 103 DOM
4. 2026-06-03
   days on market $135,000 Active 102 DOM
5. 2026-06-02
   days on market $135,000 Active 101 DOM
6. 2026-06-01
   days on market $135,000 Active 100 DOM
7. 2026-05-31
   days on market $135,000 Active 99 DOM
8. 2026-02-21
   listed $135,000 Active 670-char remark

   Show marketing remark (675 chars)

   Charming 3-Bedroom Home with Open Concept Living! This well-maintained 3-bedroom, 1.5-bathroom home offers a spacious open-concept floor plan with tile flooring throughout for easy maintenance. The inviting kitchen features a wrap-around bar, providing ample counter space and seating—great for casual dining and/or entertaining. The home also includes a covered carport for convenient parking and a large fenced yard, offering plenty of space for outdoor activities, pets, or gardening. Multiple schools within walking distance. Quick access to interstate and just a short drive from New Orleans. Property is currently leased with $1100/mth income. Sold by Owner/Agent

9. 2026-02-21
   listed $135,000 Active 675-char remark

   Show marketing remark (675 chars)

   Charming 3-Bedroom Home with Open Concept Living! This well-maintained 3-bedroom, 1.5-bathroom home offers a spacious open-concept floor plan with tile flooring throughout for easy maintenance. The inviting kitchen features a wrap-around bar, providing ample counter space and seating—great for casual dining and/or entertaining. The home also includes a covered carport for convenient parking and a large fenced yard, offering plenty of space for outdoor activities, pets, or gardening. Multiple schools within walking distance. Quick access to interstate and just a short drive from New Orleans. Property is currently leased with $1100/mth income. Sold by Owner/Agent

10. 2025-09-08
    price $129,500
11. 2025-09-08
    price $129,500
12. 2025-06-06
    price $129,900
13. 2025-06-06
    price $129,900
14. 2025-05-10
    price $139,900
15. 2025-05-10
    price $139,900
16. 2025-04-20
    price $150,000
17. 2025-04-19
    price $150,000
18. 2025-04-01
    price $160,000
19. 2025-04-01
    price $160,000
20. 2025-03-18
    listed $170,000 Active

ⓘ 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: $1,374 · $114/mo
• Projected year-2 tax: $1,374 · $114/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 9/10 Extreme FEMA zone X (shaded) · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 21 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: $18,300
• − Mortgage interest: −$7,562
• − Property taxes: −$1,374
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$3,927
• Taxable income: $1,036
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $2,867/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): 23,107
• Household income: $40,765
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2030.0

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 (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 4% Two or more races 4% White 2%
• Common ancestry: Lithuanian 1% Hispanic 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -72.43%
• Current HPI: 175.4465
• Rent YoY: —
• 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

-20.6% since first listed

13 events — show timeline

• 2026-02-21 Listed $135,000 GSREIN
• 2026-02-21 Listed $135,000 AcadianaMLS
• 2025-09-08 Price Changed $129,500 AcadianaMLS
• 2025-09-08 Price Changed $129,500 GSREIN
• 2025-06-06 Price Changed $129,900 AcadianaMLS
• 2025-06-06 Price Changed $129,900 GSREIN
• 2025-05-10 Price Changed $139,900 AcadianaMLS
• 2025-05-10 Price Changed $139,900 GSREIN
• 2025-04-20 Price Changed $150,000 AcadianaMLS
• 2025-04-19 Price Changed $150,000 GSREIN
• 2025-04-01 Price Changed $160,000 AcadianaMLS
• 2025-04-01 Price Changed $160,000 GSREIN
• 2025-03-18 Listed $170,000 AcadianaMLS

Property tax history

-1.3%/yr

Latest (2026): $1,374 · +1.1% YoY. Source: county tax records.