1223-25 S Clark St · New Orleans, LA 70125

$155,000

4 bd · 4.0 ba · 1,368 sqft · SingleFamily · 96 Days on market

Fair condition 2,178 sqft lot $113/sqft · 26% below area Est $209k · 26% under

---

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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute duplex tucked away on a quiet one block street in close proximity to Xavier University. Each side has one bedroom, one bath, and a large indoor laundry room with lots of room for extra storage. The units share a backyard space. The bedroom is a nice size and the kitchen and living room are open concept. This owner has three doubles for sale in this fantastic block- buy all three properties for $425,000 with a possible monthly rental income of $5400-$6,000.

Key facts

• Extra storage
• 2,178 sq ft lot
• Listed 96 days

Tags

• QUIET ONE BLOCK STREET
• LARGE INDOOR LAUNDRY ROOM
• EXTRA STORAGE
• SHARED BACKYARD SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $155k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $481 ($6k/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: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 flat; 217 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 40% of the median local income ($61k/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

• It's been on market 96 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $270k (64%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.32% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.13%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $209,370
• List price: $155,000
• Delta: -25.97%
• 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
2936 College Ct	0.34mi	3/2.0 (-1)	1,425 (+4%)	8mo	$90,000	$63	57
3024 Gravier St	0.63mi	3/2.0 (-1)	1,378 (+1%)	1mo	$80,000	$58	56
7822 Colapissa St	0.47mi	3/2.0 (-1)	1,452 (+6%)	1mo	$245,000	$169	54
3712 Calhoun St	0.53mi	3/2.0 (-1)	1,426 (+4%)	1mo	$325,000	$228	54
4420 Walmsley Ave	0.45mi	3/2.0 (-1)	1,443 (+6%)	4mo	$341,000	$236	54
3039 College Ct	0.27mi	3/2.0 (-1)	1,175 (-14%)	6mo	$196,500	$167	46
2132 S Gayoso St	0.68mi	3/1.5 (-1)	1,352 (-1%)	8mo	$335,000	$248	45
732 S Lopez St	0.58mi	4/2.0	1,499 (+10%)	6mo	$220,500	$147	44
3616 State Street Dr	0.71mi	3/2.0 (-1)	1,431 (+5%)	2mo	$430,000	$300	44
3016 Burdette St	0.46mi	3/2.0 (-1)	1,538 (+12%)	6mo	$280,000	$182	40
3920 Delachaise St	0.68mi	3/2.0 (-1)	1,544 (+13%)	1mo	$90,000	$58	33
647 S Pierce St	0.71mi	3/2.0 (-1)	1,538 (+12%)	9mo	$307,000	$200	26

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $993
• Equity at exit: $23,111

10-year hold

• IRR: 7.7%
• Equity multiple: 1.52×
• Total profit: $22,637
• 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 70125

• Home prices YoY: -16.3%
• Rents YoY: 0.7%
• Active inventory: 217
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,048 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $481

Break-even live

Break-even rent $1,440

Max offer price $155,000

Occupancy floor 72%

Sensitivity live

Price	-10% $588	-5% $534	+0% $481	+5% $427	+10% $374
Rent	-10% $319	-5% $400	+0% $481	+5% $562	+10% $642
Rate	-1.0pp $559	-0.5pp $520	base $481	+0.5pp $440	+1.0pp $400

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
1228 S Genois St New Orleans, LA	3.0	1.0	1000	$1,150	$1.15	24d	1	0.05mi
1210 S Genois St New Orleans, LA	3.0	1.0	1000	$1,595	$1.59	24d	1	0.07mi
4814 Thalia St Unit B New Orleans, LA	3.0	2.0	1218	$1,850	$1.52	24d	1	0.08mi
4816 Thalia St New Orleans, LA	3.0	2.0	1218	$1,850	$1.52	24d	1	0.08mi
4702 Euphrosine St New Orleans, LA	3.0	1.0	1100	$1,850	$1.68	4d	1	0.21mi
1603 S Rendon St New Orleans, LA	3.0	2.0	1329	$1,900	$1.43	21d	1	0.23mi
1318 S Salcedo St Unit 101 New Orleans, LA	4.0	2.0	1152	$1,775	$1.54	17d	1	0.32mi
1318 S Salcedo St Unit 202 New Orleans, LA	4.0	2.0	1152	$1,975	$1.71	24d	1	0.32mi
4520 Elba St New Orleans, LA	3.0	2.0	1100	$1,700	$1.55	24d	1	0.33mi
4401 Elba St New Orleans, LA	3.0	2.0	1400	$1,850	$1.32	24d	1	0.36mi
4403 Elba St New Orleans, LA	3.0	2.0	1400	$1,800	$1.29	4d	1	0.36mi
4400 Elba St New Orleans, LA	3.0	2.0	1600	$1,875	$1.17	24d	1	0.37mi
4117 State Street Dr New Orleans, LA	3.0	1.0	1678	$1,550	$0.92	12d	1	0.38mi
2835 Pine St Unit 2835 New Orleans, LA	3.0	2.0	1219	$2,995	$2.46	44d	1	0.44mi
2833 Pine St Unit 2833 New Orleans, LA	3.0	2.0	1219	$3,200	$2.63	20d	1	0.44mi
3317 Short St New Orleans, LA	3.0	2.0	900	$1,600	$1.78	24d	1	0.46mi
2741 Audubon St New Orleans, LA	3.0	2.0	1100	$1,800	$1.64	4d	1	0.47mi
7922 Colapissa St New Orleans, LA	4.0	2.0	1848	$2,400	$1.30	11d	1	0.50mi
7933 Belfast St Unit Upper New Orleans, LA	3.0	2.0	1500	$2,400	$1.60	24d	1	0.66mi
3829 General Taylor St New Orleans, LA	3.0	1.0	1000	$1,300	$1.30	24d	1	0.70mi
2308 Audubon St New Orleans, LA	4.0	1.5	1480	$3,050	$2.06	16d	1	0.73mi
647 S Pierce St New Orleans, LA	3.0	2.0	1550	$3,175	$2.05	15d	1	0.74mi
3636 Upperline St New Orleans, LA	3.0	1.0	1600	$1,975	$1.23	24d	1	0.75mi
615 S Pierce St New Orleans, LA	3.0	1.0	1200	$1,500	$1.25	17d	1	0.79mi
613 S Pierce St New Orleans, LA	3.0	1.0	1200	$1,500	$1.25	17d	1	0.79mi
439 S Norman C. Francis Pkwy Unit 1A New Orleans, LA	3.0	1.0	1200	$1,700	$1.42	22d	1	0.80mi
429 S Genois St Unit 429 New Orleans, LA	3.0	1.0	1022	$1,650	$1.61	24d	1	0.81mi
431 S Genois St New Orleans, LA	3.0	1.0	1022	$1,675	$1.64	24d	1	0.81mi
2203 Broadway St New Orleans, LA	3.0	2.0	1491	$3,000	$2.01	22d	1	0.82mi
8502 Edinburgh St New Orleans, LA	3.0	2.0	1456	$1,800	$1.24	4d	1	0.83mi
3825 Baudin St New Orleans, LA	3.0	3.5	1680	$2,000	$1.19	24d	1	0.84mi
426 S Lopez St New Orleans, LA	4.0	3.0	1400	$2,300	$1.64	24d	1	0.84mi
3180 State Street Dr New Orleans, LA	3.0	2.0	1600	$1,900	$1.19	11d	1	0.84mi
3023 Baudin St New Orleans, LA	3.0	1.0	968	$2,400	$2.48	17d	1	0.85mi
4603 S Miro St New Orleans, LA	3.0	2.0	1650	$1,650	$1.00	24d	1	0.85mi
2651 Poydras St New Orleans, LA	1.0–4.0	1.0–2.0	1095	$2,545	$2.32	2d	16	0.85mi
3617 Fourth St Unit A New Orleans, LA	3.0	2.0	1225	$1,995	$1.63	17d	1	0.85mi
8514 Forshey St New Orleans, LA	3.0	1.0	1030	$1,600	$1.55	24d	1	0.86mi
3632 First St Unit A New Orleans, LA	3.0	2.0	950	$1,850	$1.95	12d	1	0.86mi
3632 First St Unit B New Orleans, LA	3.0	2.0	950	$1,750	$1.84	12d	1	0.86mi

Listing history 25 events

1. 2026-06-18
   days on market $155,000 Active 96 DOM
2. 2026-06-17
   days on market $155,000 Active 95 DOM
3. 2026-06-16
   days on market $155,000 Active 94 DOM
4. 2026-06-15
   days on market $155,000 Active 93 DOM
5. 2026-06-13
   days on market $155,000 Active 91 DOM
6. 2026-06-10
   days on market $155,000 Active 88 DOM
7. 2026-06-09
   days on market $155,000 Active 87 DOM
8. 2026-06-08
   days on market $155,000 Active 86 DOM
9. 2026-06-07
   days on market $155,000 Active 85 DOM
10. 2026-06-05
    days on market $155,000 Active 82 DOM
11. 2026-06-03
    days on market $155,000 Active 81 DOM
12. 2026-06-02
    days on market $155,000 Active 80 DOM
13. 2026-06-01
    days on market $155,000 Active 79 DOM
14. 2026-05-31
    days on market $155,000 Active 78 DOM
15. 2026-03-14
    listed $155,000 Active 465-char remark

    Show marketing remark (480 chars)

    These three doubles are nestled away on a one block street in close proximity to Carrollton, the CBD, and Xavier University. Each unit is an open floor plan with one large bedroom and bath. All have indoor laundry, some with a very large rear laundry room others have a small closet for a stackable laundry. The addresses are 1207, 1209, 1215, 1217, 1223, 1225 S. Clark. Possible monthly rental income according to an appraiser as well as my own research shows to be $5400-$6,000.

16. 2026-03-14
    listed $425,000 Active 480-char remark

    Show marketing remark (480 chars)

    These three doubles are nestled away on a one block street in close proximity to Carrollton, the CBD, and Xavier University. Each unit is an open floor plan with one large bedroom and bath. All have indoor laundry, some with a very large rear laundry room others have a small closet for a stackable laundry. The addresses are 1207, 1209, 1215, 1217, 1223, 1225 S. Clark. Possible monthly rental income according to an appraiser as well as my own research shows to be $5400-$6,000.

17. 2026-01-13
    price $160,000
18. 2026-01-13
    price $16,000
19. 2025-09-12
    listed $165,000 Active
20. 2025-04-16
    historical $800
21. 2025-03-21
    listed $800
22. 2023-07-20
    historical $800
23. 2023-07-16
    listed $800
24. 2010-07-14
    listed $39,900
25. 2010-03-10
    listed $35,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,582
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$1,572
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$4,509
• Taxable income: $3,559
• Est. tax owed @ 24.0%: −$854
• After-tax cash flow: $4,914/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property requires moderate repairs and maintenance, particularly in the kitchen and exterior. Painting and updating the kitchen could significantly boost its value for both resale and rental.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance, but not damaged
• Minor Bathroom shower curtain — Dirty, but not torn
• Moderate Exterior siding — Weathered and faded, needs repainting

Value-add opportunities

• Both Paint interior walls and exterior siding — Fresh paint enhances curb appeal and interior aesthetics, boosting both resale and rental value
• Both Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics, increasing both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance, but not damaged	Minor	$500–3,000
Bathroom shower curtain · Dirty, but not torn	Minor	$500–3,000
Exterior siding · Weathered and faded, needs repainting	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both Paint interior walls and exterior siding — Fresh paint enhances curb appeal and interior aesthetics, boosting both resale and rental value ↑
• Both Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics, increasing both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 17,821
• Household income: $61,174
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 1270.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 51% White 32% Hispanic / Latino 9% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 1% Chinese 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: ▼ -49.68%
• Current HPI: 255.5998
• Rent YoY: ▲ 0.73%
• 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

+1114.3% since first listed

11 events — show timeline

• 2026-03-14 Listed $425,000 AcadianaMLS
• 2026-03-14 Listed $155,000 AcadianaMLS
• 2026-01-13 Price Changed $160,000 AcadianaMLS
• 2026-01-13 Price Changed $16,000 AcadianaMLS
• 2025-09-12 Listed $165,000 AcadianaMLS
• 2025-04-16 Rental Removed $800 BUILDIUM
• 2025-03-21 Listed for Rent $800 BUILDIUM
• 2023-07-20 Rental Removed $800 BUILDIUM
• 2023-07-16 Listed for Rent $800 BUILDIUM
• 2010-07-14 Listed $39,900 AcadianaMLS
• 2010-03-10 Listed $35,000 AcadianaMLS