2711 Josephine St · New Orleans, LA 70113

$79,500

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 40 Days on market

Built 1900 Est $125k · 36% under

---

Why this score? — see what drove the A 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

This property is located in central city of uptown New Orleans. The property needs some work and has some termite damage throughout the property.

Key facts

• Built 1900
• Listed 40 days

Property features AI

Exterior

• Home design: Built in 1900; Single-family property
• Construction: Original construction from 1900
• Exterior features: Located in the Central City subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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.
• Zoned schools: Benjamin Franklin Elem. Math And Science (math 12% / reading 23%, grade F, #479 of 646 statewide, top 75%, 747 students, 98% FRL, charter) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.0%/yr); 134 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• In year one you build about $8k of equity ($550 loan paydown + $8k appreciation (10.0% local appreciation)).
• Orleans County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 6.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $29k; list at $80k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — 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 $77,115 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1900 — 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 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: 1.70% ✓
• Cap rate: 14.13%
• Cash-on-cash: 27.98%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $125,160
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2317 Seminole Pl	0.38mi	2/1.0	828 (-1%)	0mo	$97,000	$117	80
2124 Second St	0.47mi	3/1.0 (+1)	840 (0%)	20mo	$132,000	$157	56
2618 S Miro St	0.64mi	2/1.0	784 (-7%)	6mo	$70,000	$89	54
3420 Willow St	0.69mi	3/1.0 (+1)	808 (-4%)	10mo	$120,000	$149	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 5.98% rent growth · sell at horizon

5-year hold

• IRR: 44.5%
• Equity multiple: 4.43×
• Total profit: $76,363
• Equity at exit: $71,620

10-year hold

• IRR: 39.8%
• Equity multiple: 10.52×
• Total profit: $211,885
• Equity at exit: $154,451

Cash invested: $22,260 (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 70113

• Rents YoY: 6.0%
• Active inventory: 134
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $453

Break-even live

Break-even rent $780

Max offer price $79,500

Occupancy floor 62%

Sensitivity live

Price	-10% $508	-5% $480	+0% $453	+5% $425	+10% $398
Rent	-10% $346	-5% $399	+0% $453	+5% $506	+10% $559
Rate	-1.0pp $493	-0.5pp $473	base $453	+0.5pp $432	+1.0pp $411

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2818 Saint Andrew St New Orleans, LA	2.0	1.0	900	$1,550	$1.72	25d	1	0.06mi
2814 Josephine St Unit B New Orleans, LA	2.0	1.0	800	$1,149	$1.44	25d	1	0.07mi
2822 Martin L King Bl New Orleans, LA	1.0	1.0	715	$1,190	$1.66	25d	1	0.10mi
2528 Martin Luther King Junior Blvd New Orleans, LA	1.0	1.0	600	$1,200	$2.00	4d	1	0.12mi
2213 Clara St New Orleans, LA	1.0	1.0	750	$900	$1.20	13d	1	0.13mi
2329 Felicity St New Orleans, LA	1.0	1.0	717	$1,175	$1.64	25d	1	0.14mi
2429 Josephine St New Orleans, LA	1.0	1.0	600	$950	$1.58	25d	1	0.18mi
1527 Reverend John Raphael Junior Way Unit A New Orleans, LA	1.0	1.0	700	$1,175	$1.68	13d	1	0.19mi
1527 Reverend John Raphael Junior Way Unit A New Orleans, LA	1.0	1.0	700	$1,175	$1.68	4d	1	0.19mi
2809 First St Unit C New Orleans, LA	1.0	1.0	680	$1,050	$1.54	16d	1	0.19mi
1614 Rev John Raphael Jr Way New Orleans, LA	3.0	2.0	1000	$1,500	$1.50	25d	1	0.20mi
2003 Rev John Raphael Jr Way New Orleans, LA	1.0	1.0	750	$1,175	$1.57	25d	1	0.20mi
2001 Reverend John Raphael Junior Way Unit 2003 New Orleans, LA	1.0	1.0	750	$1,175	$1.57	22d	1	0.21mi
2515 Erato St Unit 102 New Orleans, LA	2.0	1.0	1000	$2,100	$2.10	22d	1	0.24mi
2503 First St New Orleans, LA	2.0	1.0	741	$1,200	$1.62	4d	1	0.25mi
2503 First St New Orleans, LA	2.0	1.0	741	$1,200	$1.62	4d	1	0.25mi
2013 S Liberty St Unit 304 New Orleans, LA	2.0	1.0	700	$1,095	$1.56	16d	1	0.26mi
2013 S Liberty St Apt 202 New Orleans, LA	2.0	1.0	750	$1,075	$1.43	13d	1	0.26mi
2429 Freret St New Orleans, LA	2.0	1.0	725	$1,300	$1.79	4d	1	0.29mi
2223 Saint Andrew St New Orleans, LA	1.0	1.0	800	$1,250	$1.56	25d	1	0.30mi
2127 Simon Bolivar Ave New Orleans, LA	2.0	1.0	625	$1,800	$2.88	18d	1	0.33mi
2341 S Roman St Unit U New Orleans, LA	3.0	2.0	1000	$1,850	$1.85	25d	1	0.36mi
2119 Josephine St New Orleans, LA	3.0	1.0	1017	$950	$0.93	22d	1	0.38mi
3204 2nd St New Orleans, LA	3.0	2.0	850	$1,295	$1.52	25d	1	0.42mi
2225 2nd St New Orleans, LA	3.0	2.0	1100	$1,800	$1.64	25d	1	0.42mi
2032 Saint Andrew St New Orleans, LA	3.0	2.0	1035	$1,830	$1.77	18d	1	0.42mi
2227 Second St New Orleans, LA	2.0	2.0	1100	$1,900	$1.73	25d	1	0.43mi
2628 S Derbigny St New Orleans, LA	3.0	1.0	900	$1,500	$1.67	4d	1	0.43mi
2135 2nd St New Orleans, LA	1.0	1.0	580	$1,200	$2.07	4d	3	0.47mi
2222 Fourth St New Orleans, LA	2.0	1.5	937	$1,550	$1.65	25d	1	0.52mi
3322 Third St New Orleans, LA	3.0	2.0	950	$1,450	$1.53	25d	1	0.52mi
2220 4th St New Orleans, LA	1.0	1.0	937	$1,650	$1.76	25d	1	0.52mi
1848 Felicity St New Orleans, LA	2.0	1.0	1000	$1,300	$1.30	18d	1	0.53mi
1824 Martin Luther King Junior Blvd Unit A New Orleans, LA	2.0	1.0	600	$1,400	$2.33	3d	1	0.55mi
1824 Martin Luther King Junior Blvd Unit A New Orleans, LA	2.0	1.0	700	$1,400	$2.00	25d	1	0.55mi
2103 Baronne St Apt 1D New Orleans, LA	2.0	1.0	615	$1,450	$2.36	4d	1	0.57mi
1827 Baronne St Unit C New Orleans, LA	2.0	1.0	876	$1,450	$1.66	25d	1	0.58mi
2620 S Galvez St Apt 2B New Orleans, LA	3.0	1.0	1000	$1,100	$1.10	18d	1	0.58mi
2605 Danneel St Unit A New Orleans, LA	2.0	1.0	830	$1,350	$1.63	25d	1	0.61mi
3632 First St Unit A New Orleans, LA	3.0	2.0	950	$1,850	$1.95	13d	1	0.63mi

Listing history 17 events

1. 2026-06-21
   days on market $79,500 Active 40 DOM
2. 2026-06-18
   days on market $79,500 Active 37 DOM
3. 2026-06-17
   days on market $79,500 Active 36 DOM
4. 2026-06-16
   days on market $79,500 Active 35 DOM
5. 2026-06-15
   days on market $79,500 Active 34 DOM
6. 2026-06-13
   days on market $79,500 Active 32 DOM
7. 2026-06-10
   days on market $79,500 Active 29 DOM
8. 2026-06-09
   days on market $79,500 Active 28 DOM
9. 2026-06-08
   days on market $79,500 Active 27 DOM
10. 2026-06-07
    days on market $79,500 Active 26 DOM
11. 2026-06-05
    days on market $79,500 Active 23 DOM
12. 2026-06-03
    days on market $79,500 Active 22 DOM
13. 2026-06-02
    days on market $79,500 Active 21 DOM
14. 2026-06-01
    days on market $79,500 Active 20 DOM
15. 2026-05-31
    days on market $79,500 Active 19 DOM
16. 2026-05-12
    listed $79,500 Active 145-char remark
17. 1979-06-08
    soldstatus $29,000

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,230
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$2,313
• Taxable income: $4,480
• Est. tax owed @ 24.0%: −$1,075
• After-tax cash flow: $4,356/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): 9,387
• Household income: $39,333
• Rent vs Own: 75.4% rent · 24.6% own
• Severe rent burden: 714.0

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 0.57)
• Race & ethnicity: Black 61% White 20% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 2% Portuguese 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1% Vietnamese 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: ▲ 65.92%
• Current HPI: 229.3968
• Rent YoY: ▲ 5.98%
• 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

+174.1% since first listed

2 events — show timeline

• 2026-05-12 Listed $79,500 FSBO.com
• 1979-06-08 Sold (Public Records) $29,000 Public Records

Property tax history

+8.6%/yr

Latest (2026): $124 · -25.2% YoY. Source: county tax records.