4070-72 St Ferdinand St · New Orleans, LA 70126

$185,000

4 bd · 2.0 ba · 1,924 sqft · MultiFamily public records · 52 Days on market

Built 1960 8,850 sqft lot $96/sqft · 12% below area Est $211k · 12% 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 +30.0/30.0
• ARV discount +13.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Come and check out this fantastic investment opportunity in the heart of New Orleans! This well-maintained double offers two spacious units, each featuring 2 bedrooms and 1 full bathroom. for owner occupants or savvy investors looking to generate rental income. One side is move-in ready and newly renovated with a clean feel that tenants and buyers will appreciate. The other unit is occupied, providing immediate income potential. Both units offer the added convenience of separate driveways, ensuring easy parking and privacy for each side. Whether you're looking to live in one unit and rent the other, or expand your investment portfolio, this double is a must see!

Key facts

• Two spacious units
• Separate driveways
• Double

Tags

• INVESTMENT OPPORTUNITY
• DOUBLE
• TWO SPACIOUS UNITS
• NEWLY RENOVATED
• IMMEDIATE INCOME POTENTIAL
• SEPARATE DRIVEWAYS

Property features AI

Exterior

• Home design: Duplex; 2 units total
• Exterior features: Porch; Composition roof

Interior

• Heating & cooling: Window Unit(s) for cooling; Has heating (type listed as Other)
• Interior features: Window air conditioning units; Heating present (type: Other)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $185k.

Deal economics

• At list price, monthly cash flow is $932 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2,867/mo this rent would consume 82% 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 $6k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

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 $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.55% ✓
• Cap rate: 12.77%
• Cash-on-cash: 23.12%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

• ARV (median comp): $210,656
• List price: $185,000
• Delta: -12.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4915 17 Eastern St	0.62mi	4/2.0	1,950 (+1%)	21mo	$217,000	$111	52
4768 Lafaye St	0.65mi	4/2.0	1,850 (-4%)	22mo	$315,000	$170	45
2483 85 Verbena St	0.68mi	4/2.5	1,680 (-13%)	4mo	$237,000	$141	42
2500-2502 Verbena St	0.67mi	4/2.0	1,794 (-7%)	19mo	$191,000	$106	42
2555 Elder St	0.72mi	4/2.0	1,785 (-7%)	18mo	$169,000	$95	40
2625 27 Sage St	0.69mi	4/2.0	1,668 (-13%)	19mo	$302,500	$181	30

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: 10.7%
• Equity multiple: 1.41×
• Total profit: $21,027
• Equity at exit: $27,584

10-year hold

• IRR: 17.1%
• Equity multiple: 2.21×
• Total profit: $62,550
• Equity at exit: $15,995

Cash invested: $51,800 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,867 high
• Mortgage (P&I): −$970
• Tax from tax record: −$220 /mo · $2,636/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $932

Break-even live

Break-even rent $1,688

Max offer price $185,000

Occupancy floor 63%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,868
Total (2 units)			$2,867

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2647 Myrtle St Unit 2647 New Orleans, LA	4.0	2.0	1445	$2,550	$1.76	43d	1	0.63mi
4767 Lafaye St New Orleans, LA	3.0	2.0	1469	$2,000	$1.36	23d	1	0.63mi
2646 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	17d	1	0.67mi
2644 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	17d	1	0.67mi
2739 Bay St Unit B New Orleans, LA	4.0	2.0	1400	$1,800	$1.29	20d	1	0.67mi
3570 Gentilly Blvd New Orleans, LA	3.0	2.0	2390	$2,900	$1.21	43d	1	0.73mi
3302 Metropolitan St New Orleans, LA	4.0	2.5	1700	$2,200	$1.29	17d	1	0.78mi
2509 Sage St New Orleans, LA	3.0	1.0	1250	$1,650	$1.32	21d	1	0.81mi
3540 Clermont Dr New Orleans, LA	3.0	2.0	1248	$1,975	$1.58	23d	1	0.94mi
5172 Venus St Unit 5172 New Orleans, LA	3.0	2.5	1864	$2,450	$1.31	23d	1	0.95mi
4722 Mithra St New Orleans, LA	3.0	1.5	1295	$1,600	$1.24	23d	1	0.98mi
5550 Press Dr New Orleans, LA	3.0	2.0	1640	$2,000	$1.22	16d	1	1.02mi
4618 Marigny St New Orleans, LA	3.0	1.0	1320	$1,900	$1.44	23d	1	1.06mi
3907 Elysian Fields Ave New Orleans, LA	3.0	2.0	1652	$3,000	$1.82	23d	1	1.09mi
5747 Pauline Dr New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	11d	1	1.35mi
2458 Athis St New Orleans, LA	4.0	2.0	1530	$2,200	$1.44	23d	1	1.36mi
3515 Saint Anthony Ave New Orleans, LA	3.0	2.0	1366	$2,500	$1.83	23d	1	1.44mi
5925 Pauline Dr New Orleans, LA	3.0	2.0	1566	$2,325	$1.48	16d	1	1.44mi
2331 Feliciana St New Orleans, LA	3.0	2.0	1250	$1,850	$1.48	23d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $185,000 Active 52 DOM
2. 2026-06-17
   days on market $185,000 Active 51 DOM
3. 2026-06-16
   days on market $185,000 Active 50 DOM
4. 2026-06-15
   days on market $185,000 Active 49 DOM
5. 2026-06-13
   days on market $185,000 Active 47 DOM
6. 2026-06-10
   days on market $185,000 Active 44 DOM
7. 2026-06-09
   days on market $185,000 Active 43 DOM
8. 2026-06-08
   days on market $185,000 Active 42 DOM
9. 2026-06-07
   days on market $185,000 Active 41 DOM
10. 2026-06-05
    days on market $185,000 Active 38 DOM
11. 2026-06-03
    days on market $185,000 Active 37 DOM
12. 2026-06-02
    days on market $185,000 Active 36 DOM
13. 2026-06-01
    days on market $185,000 Active 35 DOM
14. 2026-05-31
    days on market $185,000 Active 34 DOM
15. 2026-04-27
    listed $185,000 Active 670-char remark

ⓘ 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: $2,636 · $220/mo
• Projected year-2 tax: $2,636 · $220/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 · 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: $34,404
• − Mortgage interest: −$10,363
• − Property taxes: −$2,636
• − Insurance: −$1,722
• − Repairs & maintenance: −$2,752
• − Management: −$2,752
• − Depreciation: −$5,382
• Taxable income: $8,796
• Est. tax owed @ 24.0%: −$2,111
• After-tax cash flow: $9,067/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

1 event — show timeline

• 2026-04-27 Listed $185,000 AcadianaMLS

Property tax history

+7.4%/yr

Latest (2026): $2,636 · +1.1% YoY. Source: county tax records.