5822 Lafaye St · New Orleans, LA 70122

$159,900

3 bd · 2.0 ba · 1,472 sqft · SingleFamily public records · 9 Days on market

Built 1939 Est $153k · 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 +26.3/30.0
• DSCR +9.0/10.0
• 1% rule +6.4/10.0
• ARV discount +5.5/15.0
• Livability +4.0/5.0
• 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

Spacious 4-bedroom, 2-bath home in New Orleans featuring an open-concept living, dining, and kitchen area-- for modern living and entertaining. The downstairs primary suite offers privacy and convenience, complemented by three additional bedrooms for guests, family, or a home office. Stylish finishes and a functional layout provide great flow throughout. Enjoy the New Orleans lifestyle with comfortable indoor spaces and easy potential for outdoor living.

Key facts

• Parking
• Built 1939
• Listed 9 days

Property features AI

Exterior

• Parking: Driveway; One parking space
• Utilities: Public water; Public sewer
• Home design: 2-story home; Very good condition
• Construction: Vinyl siding; Shingle roof
• Exterior features: Fence; City lot; Rectangular lot; Lot dimensions approximately 26 x 100; Raised foundation

Interior

• Kitchen: Dishwasher; Oven; Range
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)
• 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 $-11 ($-135/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (1.2% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.2% below list) — sets the bar for cash-flow.
• Cap rate 9.4% 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: Rents soft (-0.6%/yr); 332 active listings in the ZIP; 40 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).
• 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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $157,913 (1.2% 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. Built in 1939 — 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: 1.14% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.13%
• DSCR: 1.50
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $153,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5917 Campus . Blvd	0.31mi	3/2.0	1,518 (+3%)	1mo	$170,000	$112	79
5522 Eads St	0.24mi	3/3.0	1,533 (+4%)	6mo	$160,000	$104	73
6308 Peoples Ave	0.36mi	3/2.0	1,588 (+8%)	1mo	$107,000	$67	69
4318 Mendez St	0.55mi	3/2.0	1,508 (+2%)	3mo	$60,000	$40	68
5700 Peoples Ave	0.16mi	3/2.0	1,658 (+13%)	6mo	$330,000	$199	66
2656 Prentiss Ave Ave	0.14mi	3/1.5	1,669 (+13%)	6mo	$165,000	$99	64
5163 Lafaye St	0.51mi	3/2.0	1,396 (-5%)	6mo	$130,000	$93	63
5511 Saint Roch Ave	0.45mi	2/2.0 (-1)	1,625 (+10%)	5mo	$149,500	$92	53
5110 Press Dr	0.64mi	4/2.0 (+1)	1,553 (+6%)	6mo	$155,000	$100	51
4915 Painters St	0.72mi	3/2.0	1,331 (-10%)	1mo	$320,000	$240	50
6000 Elysian Fields Ave	0.71mi	3/2.0	1,330 (-10%)	2mo	$254,000	$191	49
5145 Lafaye St	0.53mi	4/3.0 (+1)	1,616 (+10%)	2mo	$321,000	$199	48

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: 0.29×
• Total profit: $-31,713
• Equity at exit: $23,842

10-year hold

• IRR: -28.1%
• Equity multiple: -0.08×
• Total profit: $-48,147
• Equity at exit: $13,825

Cash invested: $44,772 (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: 332
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,816 high
• Mortgage (P&I): −$839
• Tax from tax record: −$115 /mo · $1,374/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-11

Break-even live

Break-even rent $1,831

Max offer price $157,913

Occupancy floor 96%

Sensitivity live

Price	-10% $79	-5% $34	+0% $-11	+5% $-57	+10% $-102
Rent	-10% $-155	-5% $-83	+0% $-11	+5% $61	+10% $132
Rate	-1.0pp $69	-0.5pp $29	base $-11	+0.5pp $-53	+1.0pp $-95

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5905 Lafaye St New Orleans, LA	3.0	1.0	911	$1,700	$1.87	24d	1	0.07mi
6036 Franklin Ave New Orleans, LA	2.0	1.0	898	$1,200	$1.34	17d	1	0.20mi
2458 Athis St New Orleans, LA	4.0	2.0	1530	$2,200	$1.44	24d	1	0.26mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	44d	1	0.30mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	12d	1	0.30mi
5925 Saint Roch Ave New Orleans, LA	2.0	1.0	1000	$1,550	$1.55	17d	1	0.36mi
2512 Mexico St New Orleans, LA	3.0	2.0	975	$1,550	$1.59	24d	1	0.38mi
6222 Arts St Unit 6226 New Orleans, LA	2.0	1.5	1120	$1,250	$1.12	24d	1	0.38mi
5550 Press Dr New Orleans, LA	3.0	2.0	1640	$2,000	$1.22	16d	1	0.46mi
2312 Madrid St New Orleans, LA	2.0	1.0	1100	$1,475	$1.34	24d	1	0.50mi
5172 Venus St Unit 5172 New Orleans, LA	3.0	2.5	1864	$2,450	$1.31	24d	1	0.51mi
2701 03 Frankfort St New Orleans, LA	3.0	1.0	1100	$1,850	$1.68	24d	1	0.52mi
6530 Peoples Ave New Orleans, LA	3.0	2.0	1200	$1,800	$1.50	24d	1	0.54mi
5519 Mandeville St New Orleans, LA	3.0	1.0	1125	$1,650	$1.47	4d	1	0.54mi
6329 Spain St New Orleans, LA	3.0	2.0	1545	$2,100	$1.36	16d	1	0.57mi
4936 Baccich St New Orleans, LA	3.0	1.0	1053	$1,700	$1.61	24d	1	0.65mi
4767 Lafaye St New Orleans, LA	3.0	2.0	1469	$2,000	$1.36	24d	1	0.73mi
5718 Vermillion Blvd Unit A New Orleans, LA	3.0	1.0	1300	$2,000	$1.54	24d	1	0.75mi
5723 Pasteur Blvd New Orleans, LA	3.0	2.0	1150	$1,700	$1.48	17d	1	0.77mi
6009 Pasteur Blvd New Orleans, LA	3.0	2.0	1250	$1,785	$1.43	24d	1	0.78mi
6202 Vermillion Blvd New Orleans, LA	3.0	2.0	1200	$1,700	$1.42	16d	1	0.79mi
5546 Pasteur Blvd Unit A New Orleans, LA	3.0	1.0	1200	$1,400	$1.17	24d	1	0.83mi
4681 Eastern St New Orleans, LA	2.0	1.0	1100	$1,400	$1.27	16d	1	0.84mi
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	24d	1	0.85mi
6217 Curie St New Orleans, LA	3.0	2.0	1700	$1,500	$0.88	24d	1	0.87mi
6235 Curie St Unit 6235 New Orleans, LA	2.0	1.0	1000	$1,350	$1.35	11d	1	0.88mi
6235 Curie St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	24d	1	0.88mi
6237 Curie St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	24d	1	0.89mi
6237 Curie St Unit 6237 New Orleans, LA	2.0	1.0	1000	$1,350	$1.35	4d	1	0.89mi
5925 Pauline Dr New Orleans, LA	3.0	2.0	1566	$2,325	$1.48	16d	1	0.92mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	12d	1	0.93mi
6079 Saint Anthony Ave New Orleans, LA	3.0	2.0	1400	$2,400	$1.71	16d	1	0.93mi
5700 Saint Anthony Ave New Orleans, LA	2.0	1.0	875	$1,195	$1.37	4d	1	0.97mi
1940 Allen Toussaint Blvd Unit 1940 New Orleans, LA	3.0	2.0	1500	$1,600	$1.07	24d	1	0.99mi
1940 Allen Toussaint Blvd New Orleans, LA	3.0	2.0	1500	$1,550	$1.03	12d	1	0.99mi
5322 Saint Anthony Ave New Orleans, LA	3.0	2.0	1192	$2,000	$1.68	16d	1	1.00mi
5700 Wilton Dr New Orleans, LA	2.0	1.0	900	$1,500	$1.67	16d	1	1.00mi
6090 Wilton Dr New Orleans, LA	2.0	1.0	1020	$1,400	$1.37	3d	1	1.02mi
5151 Saint Anthony Ave New Orleans, LA	3.0	2.0	1200	$1,795	$1.50	16d	1	1.03mi
1903 Rosary Dr New Orleans, LA	3.0	2.0	1500	$1,800	$1.20	24d	1	1.04mi

Listing history 7 events

1. 2026-06-18
   days on market $159,900 Active 9 DOM
2. 2026-06-17
   days on market $159,900 Active 8 DOM
3. 2026-06-16
   days on market $159,900 Active 7 DOM
4. 2026-06-15
   days on market $159,900 Active 6 DOM
5. 2026-06-13
   days on market $159,900 Active 4 DOM
6. 2026-06-10
   remarks 457-char remark
7. 2026-06-10
   listed $159,900 Active 1 DOM

ⓘ 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 · $115/mo
• Projected year-2 tax: $1,374 · $115/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 AE · 78% 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: $21,797
• − Mortgage interest: −$8,957
• − Property taxes: −$1,374
• − Insurance: −$5,918
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$4,652
• Taxable loss: −$2,591
• Est. tax savings @ 24.0%: +$622
• After-tax cash flow: $487/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

+102.4% since first listed

12 events — show timeline

• 2026-06-09 Listed $159,900 GSREIN
• 2026-06-09 Listed $159,900 AcadianaMLS
• 2019-07-26 Sold (Public Records) $145,000 Public Records
• 2019-07-24 Sold (MLS) $145,000 GSREIN
• 2019-05-23 Pending — GSREIN
• 2019-04-29 Price Changed $139,000 GSREIN
• 2019-03-04 Listed $149,000 GSREIN
• 2019-03-04 Listed $139,000 AcadianaMLS
• 2018-08-28 Listing Removed — GSREIN
• 2018-07-13 Listed $149,000 GSREIN
• 2018-07-13 Listed $149,000 AcadianaMLS
• 2001-04-05 Sold (Public Records) $79,000 Public Records

Property tax history

-3.5%/yr

Latest (2026): $1,374 · -16.9% YoY. Source: county tax records.