How does Black Pearl compare with New Orleans, Louisiana overall?

Black Pearl, New Orleans, Louisiana is priced about 51% above the city median and has a gross yield of 5.0%. Prices rose 3.6% over the past year, the Red Flag score is 54, walkability is 94, and education is in the 8th percentile.

What are the main market signals for Black Pearl, New Orleans, Louisiana?

Black Pearl, New Orleans, Louisiana combines a 5.0% gross yield with prices about 51% above the city median. Prices rose 3.6% over the past year, the Red Flag score is 54, and walkability is 94.

Neighborhood

Black Pearl

New Orleans, Louisiana US

Black Pearl, New Orleans, Louisiana has a premium-priced profile with pricing about 51% above the city median and 69% above the state median. Gross yield is 5.0%, and prices rose 3.6% over the past year. The neighborhood posts a Red Flag score of 54, walkability of 94, and education in the 8th percentile. The main strength is the combination of strong walkability and yield, while the main risk is the elevated Red Flag score.

AI Summary•Updated May 2026

Area

0.82 mi²

ZIP Code

70118

County

Orleans Parish

State

Louisiana

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$444,868

YoY+3.6%

Gross Rental Yield

5.0%

Listed rent · ZORI annualized

Red Flag Index

Moderate

54 / 100

Walkability Score

Walker's Paradise

OpenStreetMap POI density · national percentile

Education Score

8 / 100

Limited · better than 8% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Black Pearl Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Black Pearl, New Orleans.

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$444,868	+3.6%
Price / Sq Ft (Verified)	$245/sqft	+1.5%
Asking Rent (Median)	$1,858/mo	+4.6%
Gross Rental Yield	5.0%	—
Liquidity Score	34 / 100	Moderate
Homes Sold (Period)	109	+5.8%

Is Black Pearl Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Louisiana crime context.

Red Flag Breakdown

54 / 100

Moderate Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Flood100Very High

Hurricane100Very High

Heat60High

Hail60High

Wildfire20Low

Earthquake20Low

Tornado20Low

Strong Wind20Low

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Louisiana averaged 28.2 crimes and 5.2 violent per 1,000 residents (-10.8% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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What Stands Out AI Insight

Above-average gross rental yield at 5.0%

Appreciating market — +3.6% sale-price YoY

Highly walkable neighborhood — score 94/100

Active transaction volume — 109 homes sold last period

Flood risk is Very High (100/100)

Hurricane risk is Very High (100/100)

Insights are generated from Black Pearl's live DistrictScore metrics.

Black Pearl Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Louisiana-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

6.2 µg/m³ Meets EPA, above WHO guideline+21.7% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Black Pearl centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 58% of U.S. neighborhoods.

Louisiana Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	28.2	5.2	-10.8%
2023	31.6	5.6	-6.9%
2022	34.0	6.4	+5.7%
2021	31.9	6.6	-9.8%
2020	35.2	6.4	-6.2%
2019	37.5	5.6	—

Reported at the state level — the finest official US crime aggregation; Black Pearl inherits the Louisiana figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Black Pearl

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor4 nearbyVery High

Point-source screening near Black Pearl: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Black Pearl

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

94

Walker's Paradise

Walkability Score

5

Grocery

51

Dining

18

Schools

3

Universities

0

Hospitals

1

Pharmacies

8

Parks

26

Rail Transit

0

Coworking

POI counts are amenities within Black Pearl's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Black Pearl vs New Orleans vs Louisiana

How Black Pearl benchmarks against its city and state medians.

Benchmark vs City & State

Across Black Pearl, the median sale price sits about 51% above the median for New Orleans neighborhoods and about 69% above the statewide median. Gross rental yield is 5.0%, against 7.0% for New Orleans neighborhoods and 5.9% statewide. Over the past 12 months, prices rose 3.6%. Transaction liquidity sits above the median for New Orleans neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Black Pearl	$245/sqft	5.0%	34
New Orleans	$162/sqft	7.0%	28
Louisiana	$145/sqft	5.9%	31

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Buying Property in the US as a Foreigner

Federal & Louisiana tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.56% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 3.0%; rental income is taxed at these rates.

State Capital Gains

Capital gains are taxed as ordinary income at state rates.

Transfer Tax

Real estate transfer tax: none statewide (local tax may apply).

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents7

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

1031 State Conformity

The state conforms to the federal 1031 like-kind exchange rules.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Louisiana property-tax guidance for foreign buyers

Black Pearl Real Estate FAQ

Black Pearl, New Orleans, Louisiana is priced about 51% above the city median and 69% above the state median. Gross yield is 5.0%, prices rose 3.6% over the past year, and the Red Flag score is 54. Walkability is 94.

Neighborhoods near Black Pearl

Compare Black Pearl with nearby neighborhoods in New Orleans.

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