3514 Claiborne Ave · New Orleans, LA 70117

$85,000

2 bd · 1.0 ba · 1,099 sqft · SingleFamily public records · 9 Days on market

Built 1955 4,800 sqft lot $77/sqft · 44% below area Est $151k · 44% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1 bath home is a great investment property or even nice to fix up and make your perfect home. This home features a carport, nice size yard and a shed. You can bring this vision back to life in this prime location. It won't last long, come see it for yourself!!!

Key facts

• Size yard
• Shed
• Carport

Tags

• CARPORT
• SIZE YARD
• SHED
• PRIME LOCATION

Property features AI

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Shingle roof; Slab foundation
• Construction: Built with brick
• Exterior features: City lot, rectangular shape (40 x 120); Shed(s)

Interior

• Bathrooms: 1 full bathroom
• Interior features: Total of 6 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 14.3% 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 (+2.5%/yr); 587 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 39% of the median local income ($46k/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 $588 of loan paydown is wiped out by about $3k 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 + 2.5% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $22k; list at $85k implies a 286% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.76% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.57%
• DSCR: 2.27
• GRM: 4.7

CMA / ARV

• ARV (median comp): $150,907
• List price: $85,000
• Delta: -43.67%
• 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
1644 Desire St	0.12mi	3/1.0 (+1)	1,100 (+0%)	8mo	$135,000	$123	82
3120 Urquhart St	0.35mi	3/1.0 (+1)	1,134 (+3%)	1mo	$90,000	$79	72
3613 N Rampart St	0.43mi	2/2.0	1,100 (+0%)	6mo	$420,000	$382	71
1231 Gallier St	0.23mi	2/1.0	1,236 (+12%)	4mo	$212,000	$172	65
1621 Congress St	0.06mi	3/2.0 (+1)	1,237 (+13%)	4mo	$190,000	$154	64
2623 N Villere	0.65mi	2/1.0	1,078 (-2%)	6mo	$95,000	$88	61
829 Montegut St	0.66mi	3/1.0 (+1)	1,073 (-2%)	1mo	$320,000	$298	59
1131 Bartholomew St	0.38mi	2/2.0	1,248 (+14%)	1mo	$253,000	$203	55
3060 Royal St	0.73mi	2/2.0	1,064 (-3%)	8mo	$335,000	$315	50
3319 N Dorgenois St	0.70mi	3/1.0 (+1)	1,024 (-7%)	7mo	$75,500	$74	45
3130 N Tonti St	0.58mi	3/2.0 (+1)	1,252 (+14%)	5mo	$235,000	$188	37
3112 Royal St	0.71mi	3/2.0 (+1)	1,242 (+13%)	8mo	$407,500	$328	29

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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 1.73×
• Total profit: $17,395
• Equity at exit: $12,674

10-year hold

• IRR: 26.2%
• Equity multiple: 3.24×
• Total profit: $53,387
• Equity at exit: $7,349

Cash invested: $23,800 (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 70117

• Rents YoY: 2.5%
• Active inventory: 587
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$446
• Tax from tax record: −$136 /mo · $1,638/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $500

Break-even live

Break-even rent $866

Max offer price $85,000

Occupancy floor 62%

Sensitivity live

Price	-10% $548	-5% $524	+0% $500	+5% $476	+10% $452
Rent	-10% $382	-5% $441	+0% $500	+5% $559	+10% $619
Rate	-1.0pp $543	-0.5pp $522	base $500	+0.5pp $478	+1.0pp $456

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1437 Gallier St New Orleans, LA	3.0	2.0	1451	$1,875	$1.29	23d	1	0.04mi
1713 Gallier St Unit B New Orleans, LA	2.0	1.0	1000	$1,099	$1.10	25d	1	0.14mi
1715 Gallier St Unit B New Orleans, LA	2.0	1.0	1000	$1,099	$1.10	25d	1	0.14mi
1614 Louisa St New Orleans, LA	2.0	1.0	733	$1,100	$1.50	25d	1	0.22mi
1211 Gallier St New Orleans, LA	2.0	1.0	900	$1,000	$1.11	25d	1	0.23mi
1628 Bartholomew St New Orleans, LA	3.0	2.0	1050	$1,600	$1.52	25d	1	0.25mi
1634 Bartholomew St New Orleans, LA	2.0	1.0	900	$1,300	$1.44	25d	1	0.25mi
3133 N Villere St New Orleans, LA	2.0	1.0	715	$1,250	$1.75	25d	1	0.27mi
1822 Piety St New Orleans, LA	3.0	1.5	1200	$1,500	$1.25	18d	1	0.27mi
1904 Desire St New Orleans, LA	3.0	1.0	1200	$1,400	$1.17	12d	1	0.29mi
3125 Industrial Ct New Orleans, LA	2.0	2.5	1100	$1,450	$1.32	25d	1	0.30mi
1839 Louisa St New Orleans, LA	3.0	2.0	1500	$2,095	$1.40	18d	1	0.32mi
1225 Clouet St Unit 1225 New Orleans, LA	2.0	2.0	900	$1,600	$1.78	25d	1	0.36mi
1217 Clouet St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	25d	1	0.36mi
1942 Piety St New Orleans, LA	3.0	1.0	1100	$1,500	$1.36	25d	1	0.36mi
1244 Clouet St New Orleans, LA	2.0	1.0	950	$1,500	$1.58	25d	1	0.37mi
1119 Bartholomew St Unit 1119 New Orleans, LA	2.0	2.0	1410	$2,500	$1.77	45d	1	0.38mi
1121 Bartholomew St Unit 1121 New Orleans, LA	2.0	1.0	893	$2,000	$2.24	25d	1	0.38mi
1320 Feliciana St New Orleans, LA	2.0	2.0	1200	$2,000	$1.67	25d	1	0.39mi
1319 France St New Orleans, LA	2.0	1.0	923	$975	$1.06	23d	1	0.39mi
2028 Desire St New Orleans, LA	3.0	1.0	1300	$1,300	$1.00	25d	1	0.40mi
2019 Louisa St New Orleans, LA	3.0	1.0	750	$1,500	$2.00	19d	1	0.41mi
2017 Louisa St New Orleans, LA	3.0	1.0	750	$1,300	$1.73	19d	1	0.41mi
4230 N Claiborne Ave New Orleans, LA	3.0	2.5	1296	$1,750	$1.35	25d	1	0.41mi
2612 14 Urquhart St New Orleans, LA	1.0	1.0	900	$1,200	$1.33	22d	1	0.44mi
4318 N Robertson St New Orleans, LA	3.0	1.0	1250	$1,150	$0.92	5d	1	0.45mi
4318 1/2 N Robertson St New Orleans, LA	3.0	1.0	1250	$1,150	$0.92	5d	1	0.46mi
935 Louisa St New Orleans, LA	1.0	1.0	810	$1,500	$1.85	25d	1	0.46mi
3201 N Galvez St Unit 2B New Orleans, LA	2.0	1.0	700	$1,250	$1.79	25d	1	0.46mi
933 Louisa St New Orleans, LA	2.0	1.0	800	$1,700	$2.12	25d	1	0.46mi
3912 N Rampart St Unit 3912 New Orleans, LA	2.0	1.0	800	$1,500	$1.88	25d	1	0.46mi
3421 Burgundy St New Orleans, LA	2.0	2.0	1120	$3,000	$2.68	25d	1	0.47mi
3027 Saint Claude Ave Unit B New Orleans, LA	1.0	1.0	784	$1,795	$2.29	25d	1	0.47mi
2129 Desire St Unit 1B New Orleans, LA	3.0	1.0	1105	$1,200	$1.09	5d	1	0.47mi
2129 Desire St Unit 1B New Orleans, LA	3.0	1.0	1105	$1,200	$1.09	5d	1	0.47mi
3025 Saint Claude Ave New Orleans, LA	2.0	2.0	1224	$1,950	$1.59	25d	1	0.48mi
4317 Urquhart St New Orleans, LA	3.0	2.0	1300	$1,650	$1.27	25d	1	0.48mi
1019 Clouet St New Orleans, LA	2.0	1.0	880	$1,700	$1.93	25d	1	0.48mi
1905 Montegut St New Orleans, LA	2.0	1.5	870	$1,275	$1.47	25d	1	0.49mi
4222 N Johnson St New Orleans, LA	3.0	2.0	1100	$1,895	$1.72	25d	1	0.51mi

Listing history 26 events

1. 2026-06-21
   days on market $85,000 Active 9 DOM
2. 2026-06-18
   days on market $85,000 Active 6 DOM
3. 2026-06-17
   days on market $85,000 Active 5 DOM
4. 2026-06-16
   days on market $85,000 Active 4 DOM
5. 2026-06-15
   days on market $85,000 Active 3 DOM
6. 2026-06-13
   days on marketlisting id $85,000 Active 1 DOM
7. 2026-06-10
   days on market $85,000 Active 113 DOM
8. 2026-06-09
   days on market $85,000 Active 112 DOM
9. 2026-06-08
   days on market $85,000 Active 111 DOM
10. 2026-06-07
    days on market $85,000 Active 110 DOM
11. 2026-06-05
    days on market $85,000 Active 107 DOM
12. 2026-06-03
    days on market $85,000 Active 106 DOM
13. 2026-06-02
    days on market $85,000 Active 105 DOM
14. 2026-06-01
    days on market $85,000 Active 104 DOM
15. 2026-05-31
    days on market $85,000 Active 103 DOM
16. 2026-02-17
    listed $85,000 Active 277-char remark
17. 2026-02-17
    listed $85,000 Active 277-char remark
18. 2025-10-15
    price $90,000
19. 2025-10-15
    price $90,000
20. 2025-08-11
    listed $99,500 Active
21. 2025-06-07
    price $105,000
22. 2025-06-06
    price $105,000
23. 2025-02-24
    price $110,000
24. 2025-02-18
    price $110,000
25. 2025-02-01
    listed $115,000 Active
26. 1978-05-05
    soldstatus $22,000

ⓘ 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: $1,638 · $136/mo
• Projected year-2 tax: $1,638 · $136/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 (shaded) · 60% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 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: $17,988
• − Mortgage interest: −$4,761
• − Property taxes: −$1,638
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$2,473
• Taxable income: $5,016
• Est. tax owed @ 24.0%: −$1,204
• After-tax cash flow: $4,798/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): 25,652
• Household income: $45,764
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1988.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 30% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 5% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -177.22%
• Current HPI: 184.6061
• Rent YoY: ▲ 2.49%
• 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

+286.4% since first listed

12 events — show timeline

• 2026-06-12 Listed $85,000 GSREIN
• 2026-06-12 Listed $85,000 AcadianaMLS
• 2026-02-17 Listed $85,000 AcadianaMLS
• 2025-10-15 Price Changed $90,000 AcadianaMLS
• 2025-10-15 Price Changed $90,000 GSREIN
• 2025-08-11 Listed $99,500 AcadianaMLS
• 2025-06-07 Price Changed $105,000 AcadianaMLS
• 2025-06-06 Price Changed $105,000 GSREIN
• 2025-02-24 Price Changed $110,000 AcadianaMLS
• 2025-02-18 Price Changed $110,000 GSREIN
• 2025-02-01 Listed $115,000 AcadianaMLS
• 1978-05-05 Sold (Public Records) $22,000 Public Records

Property tax history

+27.3%/yr

Latest (2026): $1,638 · +1.1% YoY. Source: county tax records.