4522 Montegut Dr · New Orleans, LA 70126

$155,000

3 bd · 2.0 ba · 1,173 sqft · SingleFamily public records · 212 Days on market

Built 1957 $132/sqft · 22% below area Est $192k · 19% under

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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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-Bedroom Cottage with Huge Backyard on Quiet Street. Discover the potential in this 3-bedroom, 1-bath home located on a peaceful, tree-lined street. This property could be transformed into the perfect family home or investment opportunity. The layout offers comfortable living space with natural light throughout. Step outside to a generously sized backyard -- great for gardening, entertaining, or future expansion. Whether you're a first-time buyer ready to make it your own, or an investor looking for your next project, this home has great bones and endless possibilities. Don't miss your chance to own in a quiet, established neighborhood just steps from shopping and I-10.

Key facts

• Quiet street
• Huge backyard
• Tree-lined street

Tags

• HUGE BACKYARD
• QUIET STREET
• TREE-LINED STREET
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 (-0.2%/yr); 224 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); lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $1,729/mo this rent would consume 50% of the median local household income ($42k/yr) (locally 1767% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• It's been on market 212 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 25y 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 $28k; list at $155k implies a 454% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 1.12% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 7.5

CMA / ARV

• ARV (median comp): $192,468
• List price: $155,000
• Delta: -19.47%
• 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
4951 Feliciana Dr	0.31mi	3/1.0	1,118 (-5%)	4mo	$102,268	$91	71
5012 Stephen Girard Ave	0.53mi	3/1.0	1,150 (-2%)	2mo	$130,000	$113	66
4712 Lafaye St	0.51mi	2/1.0 (-1)	1,157 (-1%)	9mo	$217,500	$188	57
2856 Hiawatha St	0.45mi	2/2.0 (-1)	1,102 (-6%)	12mo	$170,000	$154	54
2757 Dreux Ave	0.60mi	2/1.0 (-1)	1,140 (-3%)	7mo	$145,000	$127	52
3855 Metropolitan St	0.61mi	3/1.0	1,061 (-10%)	2mo	$95,000	$90	50
2622 Wisteria St	0.64mi	3/1.0	1,244 (+6%)	7mo	$180,000	$145	50
4033 Odin St	0.73mi	3/2.0	1,124 (-4%)	10mo	$200,000	$178	50
4472 Demontluzin St	0.56mi	3/2.5	1,296 (+10%)	10mo	$295,000	$228	45
4309 Dreux Ave	0.51mi	3/2.0	1,348 (+15%)	7mo	$207,000	$154	45
4915 Painters St	0.74mi	3/2.0	1,331 (+14%)	1mo	$320,000	$240	42
4631 Painters St	0.71mi	3/2.0	1,345 (+15%)	3mo	$239,000	$178	40

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: -8.2%
• Equity multiple: 0.71×
• Total profit: $-12,630
• Equity at exit: $23,111

10-year hold

• IRR: -3.1%
• Equity multiple: 0.82×
• Total profit: $-7,873
• Equity at exit: $13,402

Cash invested: $43,400 (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 70126

• Home prices YoY: -17.0%
• Rents YoY: -0.2%
• Active inventory: 224
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$813
• Tax from tax record: −$147 /mo · $1,767/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $275

Break-even live

Break-even rent $1,381

Max offer price $155,000

Occupancy floor 79%

Sensitivity live

Price	-10% $363	-5% $319	+0% $275	+5% $231	+10% $187
Rent	-10% $138	-5% $207	+0% $275	+5% $343	+10% $412
Rate	-1.0pp $353	-0.5pp $314	base $275	+0.5pp $235	+1.0pp $194

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4681 Eastern St New Orleans, LA	2.0	1.0	1100	$1,400	$1.27	17d	1	0.40mi
2844 Hiawatha St New Orleans, LA	2.0	1.0	975	$1,475	$1.51	24d	1	0.45mi
4951 Eastern St New Orleans, LA	2.0	1.0	850	$1,350	$1.59	24d	1	0.49mi
2754 Jasmine St New Orleans, LA	3.0	1.0	1020	$1,750	$1.72	24d	1	0.52mi
4767 Lafaye St New Orleans, LA	3.0	2.0	1469	$2,000	$1.36	24d	1	0.54mi
4936 Baccich St New Orleans, LA	3.0	1.0	1053	$1,700	$1.61	24d	1	0.55mi
2671 Gladiolus St Unit 2669 New Orleans, LA	2.0	1.0	830	$1,250	$1.51	24d	1	0.66mi
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	24d	1	0.70mi
2650 Gladiolus St New Orleans, LA	2.0	1.0	900	$1,600	$1.78	24d	1	0.70mi
4023 Franklin Ave New Orleans, LA	3.0	2.0	1000	$1,700	$1.70	4d	1	0.72mi
4926 Venus St Unit 4926 New Orleans, LA	2.0	1.0	800	$1,200	$1.50	4d	1	0.75mi
2700 Clover St New Orleans, LA	2.0	1.0	800	$1,250	$1.56	24d	1	0.77mi
2702 Clover St New Orleans, LA	2.0	2.0	880	$1,300	$1.48	24d	1	0.77mi
2647 Myrtle St Unit 2647 New Orleans, LA	4.0	2.0	1445	$2,550	$1.76	45d	1	0.88mi
2646 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	18d	1	0.93mi
2644 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	18d	1	0.93mi
2558 Acacia St New Orleans, LA	2.0	1.0	900	$1,500	$1.67	24d	1	0.94mi
2739 Bay St Unit B New Orleans, LA	4.0	2.0	1400	$1,800	$1.29	21d	1	0.95mi
2425 Jonquil St New Orleans, LA	2.0	2.0	1038	$1,500	$1.45	24d	1	0.96mi
3316 Metropolitan St New Orleans, LA	3.0	2.0	1184	$1,700	$1.44	24d	1	1.00mi
2509 Sage St New Orleans, LA	3.0	1.0	1250	$1,650	$1.32	22d	1	1.06mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	13d	1	1.07mi
5905 Lafaye St New Orleans, LA	3.0	1.0	911	$1,700	$1.87	24d	1	1.09mi
4616 Marigny St New Orleans, LA	2.0	1.0	1020	$1,750	$1.72	22d	1	1.10mi
4618 Marigny St New Orleans, LA	3.0	1.0	1320	$1,900	$1.44	24d	1	1.10mi
3540 Clermont Dr New Orleans, LA	3.0	2.0	1248	$1,975	$1.58	24d	1	1.16mi
2661 Abundance St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	24d	1	1.21mi
4211 Downman Rd New Orleans, LA	2.0	1.0	900	$1,250	$1.39	24d	1	1.25mi
5519 Mandeville St New Orleans, LA	3.0	1.0	1125	$1,650	$1.47	4d	1	1.25mi
6036 Franklin Ave New Orleans, LA	2.0	1.0	898	$1,200	$1.34	18d	1	1.28mi
5920 Boeing St New Orleans, LA	3.0	1.5	1340	$1,400	$1.04	24d	1	1.32mi
4441 Cessna Ct New Orleans, LA	3.0	1.5	1400	$1,600	$1.14	24d	1	1.33mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	13d	1	1.34mi
6226 Lafaye St New Orleans, LA	2.0	2.0	1137	$2,600	$2.29	45d	1	1.34mi
5925 Saint Roch Ave New Orleans, LA	2.0	1.0	1000	$1,550	$1.55	18d	1	1.34mi
4304 Pauger St New Orleans, LA	2.0	1.0	1345	$1,450	$1.08	4d	1	1.42mi
3327 Elysian Fields Ave New Orleans, LA	3.0	1.0	1200	$1,300	$1.08	24d	1	1.44mi
4522 Shalimar Dr New Orleans, LA	3.0	2.0	1350	$1,850	$1.37	24d	1	1.45mi
2512 Mexico St New Orleans, LA	3.0	2.0	975	$1,550	$1.59	24d	1	1.45mi
6222 Arts St Unit 6226 New Orleans, LA	2.0	1.5	1120	$1,250	$1.12	24d	1	1.46mi

Listing history 31 events

1. 2026-06-21
   days on market $155,000 Active 212 DOM
2. 2026-06-18
   days on market $155,000 Active 209 DOM
3. 2026-06-17
   days on market $155,000 Active 208 DOM
4. 2026-06-16
   days on market $155,000 Active 207 DOM
5. 2026-06-15
   days on market $155,000 Active 206 DOM
6. 2026-06-13
   days on market $155,000 Active 204 DOM
7. 2026-06-10
   days on market $155,000 Active 201 DOM
8. 2026-06-09
   days on market $155,000 Active 200 DOM
9. 2026-06-08
   days on market $155,000 Active 199 DOM
10. 2026-06-07
    days on market $155,000 Active 198 DOM
11. 2026-06-05
    days on market $155,000 Active 195 DOM
12. 2026-06-03
    days on market $155,000 Active 194 DOM
13. 2026-06-02
    days on market $155,000 Active 193 DOM
14. 2026-06-01
    days on market $155,000 Active 192 DOM
15. 2026-05-31
    days on market $155,000 Active 191 DOM
16. 2025-11-21
    listed $155,000 Active 688-char remark

    Show marketing remark (694 chars)

    Charming 3-Bedroom Cottage with Huge Backyard on Quiet Street. Discover the potential in this 3-bedroom, 1-bath home located on a peaceful, tree-lined street. This property could be transformed into the perfect family home or investment opportunity. The layout offers comfortable living space with natural light throughout. Step outside to a generously sized backyard — great for gardening, entertaining, or future expansion. Whether you're a first-time buyer ready to make it your own, or an investor looking for your next project, this home has great bones and endless possibilities. Don't miss your chance to own in a quiet, established neighborhood just steps from shopping and I-10.

17. 2025-11-21
    listed $155,000 Active 694-char remark

    Show marketing remark (694 chars)

    Charming 3-Bedroom Cottage with Huge Backyard on Quiet Street. Discover the potential in this 3-bedroom, 1-bath home located on a peaceful, tree-lined street. This property could be transformed into the perfect family home or investment opportunity. The layout offers comfortable living space with natural light throughout. Step outside to a generously sized backyard — great for gardening, entertaining, or future expansion. Whether you're a first-time buyer ready to make it your own, or an investor looking for your next project, this home has great bones and endless possibilities. Don't miss your chance to own in a quiet, established neighborhood just steps from shopping and I-10.

18. 2025-08-13
    listed $149,000 Active
19. 2011-07-05
    listed $127,000
20. 2011-07-05
    listed $127,000
21. 2009-04-24
    soldstatus $28,000
22. 2009-03-05
    listed $35,000
23. 2009-03-05
    listed $35,000
24. 2008-02-22
    soldstatus $23,900
25. 2007-12-11
    listed $25,900
26. 2007-12-11
    listed $25,900
27. 2001-11-16
    soldstatus $74,975
28. 2001-07-14
    listed $72,975
29. 2001-07-14
    listed $72,975
30. 1997-06-17
    soldstatus $59,500
31. 1992-08-24
    soldstatus $15,500

ⓘ 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: $1,767 · $147/mo
• Projected year-2 tax: $1,767 · $147/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 · 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: $20,752
• − Mortgage interest: −$8,682
• − Property taxes: −$1,767
• − Insurance: −$1,572
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$4,509
• Taxable income: $900
• Est. tax owed @ 24.0%: −$216
• After-tax cash flow: $3,084/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): 27,047
• Household income: $41,709
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1767.0

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 (85%)
• Race & ethnicity: Black 85% Hispanic / Latino 6% Two or more races 5% White 5%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 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: ▼ -36.35%
• Current HPI: 177.355
• Rent YoY: ▼ -0.24%
• 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

+900.0% since first listed

16 events — show timeline

• 2025-11-21 Listed $155,000 GSREIN
• 2025-11-21 Listed $155,000 AcadianaMLS
• 2025-08-13 Listed $149,000 AcadianaMLS
• 2011-07-05 Listed $127,000 GSREIN
• 2011-07-05 Listed $127,000 AcadianaMLS
• 2009-04-24 Sold (MLS) $28,000 GSREIN
• 2009-03-05 Listed $35,000 AcadianaMLS
• 2009-03-05 Listed $35,000 GSREIN
• 2008-02-22 Sold (MLS) $23,900 GSREIN
• 2007-12-11 Listed $25,900 GSREIN
• 2007-12-11 Listed $25,900 AcadianaMLS
• 2001-11-16 Sold (MLS) $74,975 GSREIN
• 2001-07-14 Listed $72,975 AcadianaMLS
• 2001-07-14 Listed $72,975 GSREIN
• 1997-06-17 Sold (Public Records) $59,500 Public Records
• 1992-08-24 Sold (Public Records) $15,500 Public Records

Property tax history

+1.9%/yr

Latest (2026): $1,767 · +1.1% YoY. Source: county tax records.