What is the rental yield in Bywater, New Orleans, Louisiana?

The gross yield in Bywater, New Orleans, Louisiana is 7.3. Pricing is 3% below New Orleans and 8% above Louisiana, with prices up 21.0% over the past year. The Red Flag score is 56, walkability is 76, and education is in the 8th percentile.

How has pricing changed in Bywater over the past year?

Pricing in Bywater, New Orleans, Louisiana is up 21.0% over the past year. It is 3% below New Orleans and 8% above Louisiana, while gross yield is 7.3. The Red Flag score is 56, with walkability of 76 and education in the 8th percentile.

How does Bywater compare with New Orleans and Louisiana?

Bywater, New Orleans, Louisiana is priced 3% below New Orleans and 8% above Louisiana. Gross yield is 7.3, prices are up 21.0% over the past year, and the Red Flag score is 56. Walkability is 76 and education is in the 8th percentile.

Neighborhood

Bywater

New Orleans, Louisiana US

Bywater, New Orleans, Louisiana has a higher-yield profile with a gross yield of 7.3 and pricing 3% below New Orleans but 8% above Louisiana. Prices are up 21.0% over the past year, indicating strong recent momentum, while the Red Flag score is 56 adds more risk than some peers. Walkability is 76, and education is in the 8th percentile.

AI Summary•Updated May 2026

Area

9.14 mi²

ZIP Code

70117

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

$264,921

YoY+21.0%

Gross Rental Yield

7.3%

Listed rent · ZORI annualized

Red Flag Index

Moderate

56 / 100

Walkability Score

Very Walkable

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

Good

DistrictScore attractiveness · national model

Bywater Property Prices & Rental Yield

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

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$264,921	+21.0%
Price / Sq Ft (Verified)	$157/sqft	+24.6%
Asking Rent (Median)	$1,601/mo	+3.8%
Gross Rental Yield	7.3%	—
Liquidity Score	30 / 100	Low
Homes Sold (Period)	88	-9.3%

Is Bywater Safe? Natural-Hazard Risk

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

Red Flag Breakdown

56 / 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

Tornado40Moderate

Wildfire20Low

Earthquake20Low

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 7.3%

Appreciating market — +21.0% sale-price YoY

Highly walkable neighborhood — score 76/100

Active transaction volume — 88 homes sold last period

Flood risk is Very High (100/100)

Hurricane risk is Very High (100/100)

Insights are generated from Bywater's live DistrictScore metrics.

Bywater 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+19.9% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Bywater centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 56% 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; Bywater inherits the Louisiana figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Bywater

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

Superfund (NPL)0.4 kmVery High

Industrial odor10 nearbyVery High

Point-source screening near Bywater: 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 Bywater

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

76

Very Walkable

Walkability Score

9

Grocery

47

Dining

44

Schools

1

Universities

1

Hospitals

1

Pharmacies

19

Parks

0

Rail Transit

1

Coworking

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

Bywater vs New Orleans vs Louisiana

How Bywater benchmarks against its city and state medians.

Benchmark vs City & State

In Bywater, the median sale price sits about 3% below the median for New Orleans neighborhoods and about 8% above the statewide median. Gross rental yield is 7.3%, against 7.0% for New Orleans neighborhoods and 5.9% statewide. Over the past 12 months, prices rose 21.0%. Transaction liquidity sits above the median for New Orleans neighborhoods and in line with the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Bywater	$157/sqft	7.3%	30
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

Bywater Real Estate FAQ

Bywater, New Orleans, Louisiana has a higher-yield profile with a gross yield of 7.3 and prices 3% below New Orleans. Prices are up 21.0% over the past year, while the Red Flag score is 56. Walkability is 76 and education is in the 8th percentile.

Neighborhoods near Bywater

Compare Bywater with nearby neighborhoods in New Orleans.

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