1516 Gentilly Blvd · New Orleans, LA 70119

$300,000

3 bd · 2.0 ba · 2,051 sqft · SingleFamily public records · 21 Days on market

Built 1946 3,131 sqft lot $146/sqft · 51% below area Est $563k · 47% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.9/30.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Fairgrounds investment opportunity offers two dedicated units, 4 total bedrooms, 3 total baths, and 1,904 square feet of flexible income producing space in one of New Orleans most walkable and sought after locations. The downstairs unit features 3 bedrooms and 2 full baths, while the upstairs flat functions as a private 1 bedroom, 1 bath apartment with its own rear entrance and is currently leased for 1,100 dollars per month. Whether you hold both units as rentals or live downstairs while the upper flat offsets your mortgage, the income potential is already built in. The main level blends classic New Orleans character with comfortable living. Original wood floors, tall ceilings, and natural light set the tone as you step into a large living room that flows into the dining space. The kitchen offers solid wood cabinetry and a layout ready for your personal upgrades. Three bedrooms make the downstairs unit ideal for long term tenants, short term uses, or an owner occupant setup. Two full baths and a convenient laundry area complete the main level. The upper unit adds true investment value. A separate exterior staircase leads to a bright studio style apartment with its own kitchen, living and sleeping area, and a full bath featuring a clawfoot tub. With steady demand in this area, this unit continues to be a reliable source of income. Outside, the fenced yard and the screened front porch give both units enjoyable outdoor space and that signature neighborhood charm the Fairgrounds area is known for. Located just steps from the Fairgrounds and minutes from Bayou St. John, City Park, coffee shops, restaurants, and local markets, this property sits in a high demand rental zone where opportunities like this rarely come available. Homes with built in income, flexible layouts, and this kind of location do not stay long. Schedule your showing today and explore what this multi family property can add to your portfolio.

Key facts

• Screened front porch
• Fenced yard
• Two units

Tags

• TWO UNITS
• PRIVATE ENTRANCE
• UPPER APARTMENT
• FENCED YARD
• SCREENED FRONT PORCH
• HIGH DEMAND RENTAL ZONE

🏷️ Possibly a rental listed for sale. The $300,000 price doesn't fit this home's estimated sale value (~$562,636) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (19.7% below list).
• Recommended offer: $241k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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); 381 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,409/mo this rent would consume 54% of the median local household income ($53k/yr) (locally 3381% 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 $2k of loan paydown is wiped out by about $9k 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 21 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago; this cycle's ask has dropped $50k (14%) 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; built in 1946 — 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 $240,939 (19.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1946 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 10.4

CMA / ARV

• ARV (median comp): $562,636
• List price: $300,000
• Delta: -46.68%
• 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
1468 N White St	0.12mi	3/2.5	2,182 (+6%)	1mo	$786,900	$361	81
1723 N Tonti St	0.44mi	3/2.0	2,020 (-2%)	2mo	$169,000	$84	75
2623 Lepage St	0.06mi	3/2.0	1,756 (-14%)	0mo	$589,000	$335	73
3025 Ursulines Ave	0.41mi	2/1.5 (-1)	2,047 (-0%)	2mo	$710,000	$347	72
3125 Ponce De Leon St	0.40mi	3/2.5	2,298 (+12%)	2mo	$831,000	$362	57
3010 St Ann St	0.62mi	3/2.0	1,860 (-9%)	2mo	$465,000	$250	54
1116 N Miro St	0.54mi	3/2.0	1,750 (-15%)	1mo	$395,000	$226	49
3306 Trafalgar St	0.60mi	3/2.0	1,790 (-13%)	2mo	$147,500	$82	49
3011 Bell St	0.37mi	4/3.0 (+1)	1,770 (-14%)	2mo	$700,000	$395	49
1616 N Johnson St	0.58mi	4/3.0 (+1)	2,258 (+10%)	1mo	$380,000	$168	47
2804 St. Ann St	0.60mi	3/2.0	1,753 (-14%)	2mo	$410,000	$234	46
3116 Dumaine St	0.60mi	4/4.0 (+1)	2,326 (+13%)	2mo	$320,000	$138	35

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: -24.4%
• Equity multiple: 0.19×
• Total profit: $-68,110
• Equity at exit: $44,731

10-year hold

• IRR: -32.1%
• Equity multiple: -0.22×
• Total profit: $-102,465
• Equity at exit: $25,939

Cash invested: $84,000 (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 70119

• Home prices YoY: -34.8%
• Rents YoY: -0.2%
• Active inventory: 381
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,409 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$335 /mo · $4,018/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-196

Break-even live

Break-even rent $2,658

Max offer price $265,361

Occupancy floor —

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2664 Lepage St New Orleans, LA	3.0	2.0	1750	$2,725	$1.56	44d	1	0.10mi
1466 N White St New Orleans, LA	3.0	1.5	1500	$2,250	$1.50	3d	1	0.10mi
2422 Columbus St New Orleans, LA	2.0	2.0	1550	$2,500	$1.61	21d	1	0.28mi
3024 Esplanade Ave New Orleans, LA	3.0	2.5	2300	$4,500	$1.96	44d	1	0.31mi
2331 Columbus St New Orleans, LA	3.0	1.0	1976	$1,850	$0.94	23d	1	0.33mi
2731 Saint Philip St Unit 2733 New Orleans, LA	4.0	2.0	2000	$2,600	$1.30	23d	1	0.42mi
3232 Grand Rte Saint John St New Orleans, LA	3.0	3.0	2800	$5,000	$1.79	23d	1	0.45mi
1821 Rosiere St New Orleans, LA	2.0	1.0	1400	$1,300	$0.93	23d	1	0.46mi
1823 Rosiere St New Orleans, LA	2.0	1.0	1400	$1,450	$1.04	23d	1	0.46mi
914 N Broad St New Orleans, LA	2.0	2.0	1450	$2,200	$1.52	23d	1	0.50mi
1901 Gentilly Blvd New Orleans, LA	3.0	2.5	2205	$4,000	$1.81	44d	1	0.62mi
3702 Trafalgar St New Orleans, LA	3.0	2.0	1428	$2,350	$1.65	16d	1	0.64mi
3443 Esplanade Ave New Orleans, LA	3.0	1.0–2.0	997	$2,500	$2.51	3d	30	0.66mi
3100 Orleans Ave New Orleans, LA	2.0	1.0	1875	$1,350	$0.72	23d	1	0.68mi
2130 N Broad St New Orleans, LA	2.0	1.0	1579	$1,350	$0.85	23d	1	0.70mi
1831 N Miro St New Orleans, LA	3.0	2.0	1882	$2,500	$1.33	44d	1	0.70mi
2175 N Broad St New Orleans, LA	2.0	1.0	1500	$1,500	$1.00	16d	1	0.77mi
2738 Bienville St New Orleans, LA	4.0	3.0	1671	$2,200	$1.32	23d	1	0.94mi
3700 Orleans Ave New Orleans, LA	1.0–3.0	1.0–2.0	1081	$2,945	$2.72	3d	48	0.94mi
1433 Esplanade Ave New Orleans, LA	3.0	2.0	2411	$5,000	$2.07	2d	1	0.94mi
1936 N Johnson St Unit 36 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	23d	1	0.94mi
1938 N Johnson St Unit 38 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	23d	1	0.95mi
1933 Industry St New Orleans, LA	3.0	2.0	1400	$1,595	$1.14	16d	1	0.96mi
1423 N Villere St Unit A New Orleans, LA	2.0	3.0	1964	$2,500	$1.27	44d	1	0.98mi
2920 Pauger St New Orleans, LA	4.0	2.0	1882	$1,995	$1.06	23d	1	0.98mi
1434 Annette St New Orleans, LA	2.0	1.0	1536	$1,700	$1.11	3d	1	1.00mi
1434 Annette St New Orleans, LA	2.0	1.0	1536	$1,700	$1.11	3d	1	1.00mi
1247 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	44d	1	1.10mi
1245 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	44d	1	1.10mi
1837 Touro St New Orleans, LA	3.0	1.0	1994	$2,000	$1.00	23d	1	1.11mi
324 N Roman St New Orleans, LA	3.0	3.0	2100	$2,500	$1.19	44d	1	1.14mi
124 N Galvez St Unit 1 New Orleans, LA	2.0	2.0	2200	$2,200	$1.00	23d	1	1.15mi
4226 Dumaine St New Orleans, LA	3.0	2.0	1411	$2,250	$1.59	17d	1	1.18mi
3607 Havana St New Orleans, LA	3.0	2.0	1693	$1,488	$0.88	17d	1	1.18mi
132 N Cortez St Unit B New Orleans, LA	2.0	1.0	1400	$1,800	$1.29	17d	1	1.20mi
4227 Saint Ann St New Orleans, LA	3.0	2.0	1900	$2,800	$1.47	3d	1	1.20mi
3701 Canal St Unit MN New Orleans, LA	2.0	2.0	1600	$1,650	$1.03	3d	1	1.20mi
227 S Gayoso St Unit 2h New Orleans, LA	3.0	2.0	1800	$2,500	$1.39	44d	1	1.21mi
22 N Johnson St New Orleans, LA	2.0	2.0	1500	$2,000	$1.33	14d	1	1.22mi
1021 Henriette Delille St New Orleans, LA	3.0	2.0	2012	$2,250	$1.12	17d	1	1.22mi

Listing history 41 events

1. 2026-06-18
   days on market $300,000 Active 21 DOM
2. 2026-06-17
   days on market $300,000 Active 20 DOM
3. 2026-06-16
   days on market $300,000 Active 19 DOM
4. 2026-06-15
   days on market $300,000 Active 18 DOM
5. 2026-06-13
   days on market $300,000 Active 16 DOM
6. 2026-06-10
   days on market $300,000 Active 13 DOM
7. 2026-06-09
   days on market $300,000 Active 12 DOM
8. 2026-06-08
   days on market $300,000 Active 11 DOM
9. 2026-06-07
   days on market $300,000 Active 10 DOM
10. 2026-06-05
    days on market $300,000 Active 7 DOM
11. 2026-06-03
    days on market $300,000 Active 6 DOM
12. 2026-06-02
    days on market $300,000 Active 5 DOM
13. 2026-06-01
    days on market $300,000 Active 4 DOM
14. 2026-05-31
    days on market $300,000 Active 3 DOM
15. 2026-04-20
    price $300,000 1944-char remark

    Show marketing remark (1944 chars)

    This Fairgrounds investment opportunity offers two dedicated units, 4 total bedrooms, 3 total baths, and 1,904 square feet of flexible income producing space in one of New Orleans most walkable and sought after locations. The downstairs unit features 3 bedrooms and 2 full baths, while the upstairs flat functions as a private 1 bedroom, 1 bath apartment with its own rear entrance and is currently leased for 1,100 dollars per month. Whether you hold both units as rentals or live downstairs while the upper flat offsets your mortgage, the income potential is already built in. The main level blends classic New Orleans character with comfortable living. Original wood floors, tall ceilings, and natural light set the tone as you step into a large living room that flows into the dining space. The kitchen offers solid wood cabinetry and a layout ready for your personal upgrades. Three bedrooms make the downstairs unit ideal for long term tenants, short term uses, or an owner occupant setup. Two full baths and a convenient laundry area complete the main level. The upper unit adds true investment value. A separate exterior staircase leads to a bright studio style apartment with its own kitchen, living and sleeping area, and a full bath featuring a clawfoot tub. With steady demand in this area, this unit continues to be a reliable source of income. Outside, the fenced yard and the screened front porch give both units enjoyable outdoor space and that signature neighborhood charm the Fairgrounds area is known for. Located just steps from the Fairgrounds and minutes from Bayou St. John, City Park, coffee shops, restaurants, and local markets, this property sits in a high demand rental zone where opportunities like this rarely come available. Homes with built in income, flexible layouts, and this kind of location do not stay long. Schedule your showing today and explore what this multi family property can add to your portfolio.

16. 2026-04-20
    price $300,000 1944-char remark

    Show marketing remark (1944 chars)

    This Fairgrounds investment opportunity offers two dedicated units, 4 total bedrooms, 3 total baths, and 1,904 square feet of flexible income producing space in one of New Orleans most walkable and sought after locations. The downstairs unit features 3 bedrooms and 2 full baths, while the upstairs flat functions as a private 1 bedroom, 1 bath apartment with its own rear entrance and is currently leased for 1,100 dollars per month. Whether you hold both units as rentals or live downstairs while the upper flat offsets your mortgage, the income potential is already built in. The main level blends classic New Orleans character with comfortable living. Original wood floors, tall ceilings, and natural light set the tone as you step into a large living room that flows into the dining space. The kitchen offers solid wood cabinetry and a layout ready for your personal upgrades. Three bedrooms make the downstairs unit ideal for long term tenants, short term uses, or an owner occupant setup. Two full baths and a convenient laundry area complete the main level. The upper unit adds true investment value. A separate exterior staircase leads to a bright studio style apartment with its own kitchen, living and sleeping area, and a full bath featuring a clawfoot tub. With steady demand in this area, this unit continues to be a reliable source of income. Outside, the fenced yard and the screened front porch give both units enjoyable outdoor space and that signature neighborhood charm the Fairgrounds area is known for. Located just steps from the Fairgrounds and minutes from Bayou St. John, City Park, coffee shops, restaurants, and local markets, this property sits in a high demand rental zone where opportunities like this rarely come available. Homes with built in income, flexible layouts, and this kind of location do not stay long. Schedule your showing today and explore what this multi family property can add to your portfolio.

17. 2026-04-20
    price $300,000

    Show marketing remark (1944 chars)

    This Fairgrounds investment opportunity offers two dedicated units, 4 total bedrooms, 3 total baths, and 1,904 square feet of flexible income producing space in one of New Orleans most walkable and sought after locations. The downstairs unit features 3 bedrooms and 2 full baths, while the upstairs flat functions as a private 1 bedroom, 1 bath apartment with its own rear entrance and is currently leased for 1,100 dollars per month. Whether you hold both units as rentals or live downstairs while the upper flat offsets your mortgage, the income potential is already built in. The main level blends classic New Orleans character with comfortable living. Original wood floors, tall ceilings, and natural light set the tone as you step into a large living room that flows into the dining space. The kitchen offers solid wood cabinetry and a layout ready for your personal upgrades. Three bedrooms make the downstairs unit ideal for long term tenants, short term uses, or an owner occupant setup. Two full baths and a convenient laundry area complete the main level. The upper unit adds true investment value. A separate exterior staircase leads to a bright studio style apartment with its own kitchen, living and sleeping area, and a full bath featuring a clawfoot tub. With steady demand in this area, this unit continues to be a reliable source of income. Outside, the fenced yard and the screened front porch give both units enjoyable outdoor space and that signature neighborhood charm the Fairgrounds area is known for. Located just steps from the Fairgrounds and minutes from Bayou St. John, City Park, coffee shops, restaurants, and local markets, this property sits in a high demand rental zone where opportunities like this rarely come available. Homes with built in income, flexible layouts, and this kind of location do not stay long. Schedule your showing today and explore what this multi family property can add to your portfolio.

18. 2026-04-20
    price $300,000

    Show marketing remark (1944 chars)

    This Fairgrounds investment opportunity offers two dedicated units, 4 total bedrooms, 3 total baths, and 1,904 square feet of flexible income producing space in one of New Orleans most walkable and sought after locations. The downstairs unit features 3 bedrooms and 2 full baths, while the upstairs flat functions as a private 1 bedroom, 1 bath apartment with its own rear entrance and is currently leased for 1,100 dollars per month. Whether you hold both units as rentals or live downstairs while the upper flat offsets your mortgage, the income potential is already built in. The main level blends classic New Orleans character with comfortable living. Original wood floors, tall ceilings, and natural light set the tone as you step into a large living room that flows into the dining space. The kitchen offers solid wood cabinetry and a layout ready for your personal upgrades. Three bedrooms make the downstairs unit ideal for long term tenants, short term uses, or an owner occupant setup. Two full baths and a convenient laundry area complete the main level. The upper unit adds true investment value. A separate exterior staircase leads to a bright studio style apartment with its own kitchen, living and sleeping area, and a full bath featuring a clawfoot tub. With steady demand in this area, this unit continues to be a reliable source of income. Outside, the fenced yard and the screened front porch give both units enjoyable outdoor space and that signature neighborhood charm the Fairgrounds area is known for. Located just steps from the Fairgrounds and minutes from Bayou St. John, City Park, coffee shops, restaurants, and local markets, this property sits in a high demand rental zone where opportunities like this rarely come available. Homes with built in income, flexible layouts, and this kind of location do not stay long. Schedule your showing today and explore what this multi family property can add to your portfolio.

19. 2026-02-13
    price $329,900

    Show marketing remark (1944 chars)

    This Fairgrounds investment opportunity offers two dedicated units, 4 total bedrooms, 3 total baths, and 1,904 square feet of flexible income producing space in one of New Orleans most walkable and sought after locations. The downstairs unit features 3 bedrooms and 2 full baths, while the upstairs flat functions as a private 1 bedroom, 1 bath apartment with its own rear entrance and is currently leased for 1,100 dollars per month. Whether you hold both units as rentals or live downstairs while the upper flat offsets your mortgage, the income potential is already built in. The main level blends classic New Orleans character with comfortable living. Original wood floors, tall ceilings, and natural light set the tone as you step into a large living room that flows into the dining space. The kitchen offers solid wood cabinetry and a layout ready for your personal upgrades. Three bedrooms make the downstairs unit ideal for long term tenants, short term uses, or an owner occupant setup. Two full baths and a convenient laundry area complete the main level. The upper unit adds true investment value. A separate exterior staircase leads to a bright studio style apartment with its own kitchen, living and sleeping area, and a full bath featuring a clawfoot tub. With steady demand in this area, this unit continues to be a reliable source of income. Outside, the fenced yard and the screened front porch give both units enjoyable outdoor space and that signature neighborhood charm the Fairgrounds area is known for. Located just steps from the Fairgrounds and minutes from Bayou St. John, City Park, coffee shops, restaurants, and local markets, this property sits in a high demand rental zone where opportunities like this rarely come available. Homes with built in income, flexible layouts, and this kind of location do not stay long. Schedule your showing today and explore what this multi family property can add to your portfolio.

20. 2026-02-13
    price $329,900 1944-char remark

    Show marketing remark (1944 chars)

    This Fairgrounds investment opportunity offers two dedicated units, 4 total bedrooms, 3 total baths, and 1,904 square feet of flexible income producing space in one of New Orleans most walkable and sought after locations. The downstairs unit features 3 bedrooms and 2 full baths, while the upstairs flat functions as a private 1 bedroom, 1 bath apartment with its own rear entrance and is currently leased for 1,100 dollars per month. Whether you hold both units as rentals or live downstairs while the upper flat offsets your mortgage, the income potential is already built in. The main level blends classic New Orleans character with comfortable living. Original wood floors, tall ceilings, and natural light set the tone as you step into a large living room that flows into the dining space. The kitchen offers solid wood cabinetry and a layout ready for your personal upgrades. Three bedrooms make the downstairs unit ideal for long term tenants, short term uses, or an owner occupant setup. Two full baths and a convenient laundry area complete the main level. The upper unit adds true investment value. A separate exterior staircase leads to a bright studio style apartment with its own kitchen, living and sleeping area, and a full bath featuring a clawfoot tub. With steady demand in this area, this unit continues to be a reliable source of income. Outside, the fenced yard and the screened front porch give both units enjoyable outdoor space and that signature neighborhood charm the Fairgrounds area is known for. Located just steps from the Fairgrounds and minutes from Bayou St. John, City Park, coffee shops, restaurants, and local markets, this property sits in a high demand rental zone where opportunities like this rarely come available. Homes with built in income, flexible layouts, and this kind of location do not stay long. Schedule your showing today and explore what this multi family property can add to your portfolio.

21. 2026-02-13
    price $329,900

    Show marketing remark (1944 chars)

    This Fairgrounds investment opportunity offers two dedicated units, 4 total bedrooms, 3 total baths, and 1,904 square feet of flexible income producing space in one of New Orleans most walkable and sought after locations. The downstairs unit features 3 bedrooms and 2 full baths, while the upstairs flat functions as a private 1 bedroom, 1 bath apartment with its own rear entrance and is currently leased for 1,100 dollars per month. Whether you hold both units as rentals or live downstairs while the upper flat offsets your mortgage, the income potential is already built in. The main level blends classic New Orleans character with comfortable living. Original wood floors, tall ceilings, and natural light set the tone as you step into a large living room that flows into the dining space. The kitchen offers solid wood cabinetry and a layout ready for your personal upgrades. Three bedrooms make the downstairs unit ideal for long term tenants, short term uses, or an owner occupant setup. Two full baths and a convenient laundry area complete the main level. The upper unit adds true investment value. A separate exterior staircase leads to a bright studio style apartment with its own kitchen, living and sleeping area, and a full bath featuring a clawfoot tub. With steady demand in this area, this unit continues to be a reliable source of income. Outside, the fenced yard and the screened front porch give both units enjoyable outdoor space and that signature neighborhood charm the Fairgrounds area is known for. Located just steps from the Fairgrounds and minutes from Bayou St. John, City Park, coffee shops, restaurants, and local markets, this property sits in a high demand rental zone where opportunities like this rarely come available. Homes with built in income, flexible layouts, and this kind of location do not stay long. Schedule your showing today and explore what this multi family property can add to your portfolio.

22. 2026-02-13
    price $329,900 1944-char remark

    Show marketing remark (1944 chars)

    This Fairgrounds investment opportunity offers two dedicated units, 4 total bedrooms, 3 total baths, and 1,904 square feet of flexible income producing space in one of New Orleans most walkable and sought after locations. The downstairs unit features 3 bedrooms and 2 full baths, while the upstairs flat functions as a private 1 bedroom, 1 bath apartment with its own rear entrance and is currently leased for 1,100 dollars per month. Whether you hold both units as rentals or live downstairs while the upper flat offsets your mortgage, the income potential is already built in. The main level blends classic New Orleans character with comfortable living. Original wood floors, tall ceilings, and natural light set the tone as you step into a large living room that flows into the dining space. The kitchen offers solid wood cabinetry and a layout ready for your personal upgrades. Three bedrooms make the downstairs unit ideal for long term tenants, short term uses, or an owner occupant setup. Two full baths and a convenient laundry area complete the main level. The upper unit adds true investment value. A separate exterior staircase leads to a bright studio style apartment with its own kitchen, living and sleeping area, and a full bath featuring a clawfoot tub. With steady demand in this area, this unit continues to be a reliable source of income. Outside, the fenced yard and the screened front porch give both units enjoyable outdoor space and that signature neighborhood charm the Fairgrounds area is known for. Located just steps from the Fairgrounds and minutes from Bayou St. John, City Park, coffee shops, restaurants, and local markets, this property sits in a high demand rental zone where opportunities like this rarely come available. Homes with built in income, flexible layouts, and this kind of location do not stay long. Schedule your showing today and explore what this multi family property can add to your portfolio.

23. 2025-11-26
    listed $350,000 Active 1944-char remark

    Show marketing remark (1944 chars)

    This Fairgrounds investment opportunity offers two dedicated units, 4 total bedrooms, 3 total baths, and 1,904 square feet of flexible income producing space in one of New Orleans most walkable and sought after locations. The downstairs unit features 3 bedrooms and 2 full baths, while the upstairs flat functions as a private 1 bedroom, 1 bath apartment with its own rear entrance and is currently leased for 1,100 dollars per month. Whether you hold both units as rentals or live downstairs while the upper flat offsets your mortgage, the income potential is already built in. The main level blends classic New Orleans character with comfortable living. Original wood floors, tall ceilings, and natural light set the tone as you step into a large living room that flows into the dining space. The kitchen offers solid wood cabinetry and a layout ready for your personal upgrades. Three bedrooms make the downstairs unit ideal for long term tenants, short term uses, or an owner occupant setup. Two full baths and a convenient laundry area complete the main level. The upper unit adds true investment value. A separate exterior staircase leads to a bright studio style apartment with its own kitchen, living and sleeping area, and a full bath featuring a clawfoot tub. With steady demand in this area, this unit continues to be a reliable source of income. Outside, the fenced yard and the screened front porch give both units enjoyable outdoor space and that signature neighborhood charm the Fairgrounds area is known for. Located just steps from the Fairgrounds and minutes from Bayou St. John, City Park, coffee shops, restaurants, and local markets, this property sits in a high demand rental zone where opportunities like this rarely come available. Homes with built in income, flexible layouts, and this kind of location do not stay long. Schedule your showing today and explore what this multi family property can add to your portfolio.

24. 2025-11-26
    listed $350,000 Active 1944-char remark

    Show marketing remark (1944 chars)

    This Fairgrounds investment opportunity offers two dedicated units, 4 total bedrooms, 3 total baths, and 1,904 square feet of flexible income producing space in one of New Orleans most walkable and sought after locations. The downstairs unit features 3 bedrooms and 2 full baths, while the upstairs flat functions as a private 1 bedroom, 1 bath apartment with its own rear entrance and is currently leased for 1,100 dollars per month. Whether you hold both units as rentals or live downstairs while the upper flat offsets your mortgage, the income potential is already built in. The main level blends classic New Orleans character with comfortable living. Original wood floors, tall ceilings, and natural light set the tone as you step into a large living room that flows into the dining space. The kitchen offers solid wood cabinetry and a layout ready for your personal upgrades. Three bedrooms make the downstairs unit ideal for long term tenants, short term uses, or an owner occupant setup. Two full baths and a convenient laundry area complete the main level. The upper unit adds true investment value. A separate exterior staircase leads to a bright studio style apartment with its own kitchen, living and sleeping area, and a full bath featuring a clawfoot tub. With steady demand in this area, this unit continues to be a reliable source of income. Outside, the fenced yard and the screened front porch give both units enjoyable outdoor space and that signature neighborhood charm the Fairgrounds area is known for. Located just steps from the Fairgrounds and minutes from Bayou St. John, City Park, coffee shops, restaurants, and local markets, this property sits in a high demand rental zone where opportunities like this rarely come available. Homes with built in income, flexible layouts, and this kind of location do not stay long. Schedule your showing today and explore what this multi family property can add to your portfolio.

25. 2025-11-26
    listed $350,000 Active

    Show marketing remark (1944 chars)

    This Fairgrounds investment opportunity offers two dedicated units, 4 total bedrooms, 3 total baths, and 1,904 square feet of flexible income producing space in one of New Orleans most walkable and sought after locations. The downstairs unit features 3 bedrooms and 2 full baths, while the upstairs flat functions as a private 1 bedroom, 1 bath apartment with its own rear entrance and is currently leased for 1,100 dollars per month. Whether you hold both units as rentals or live downstairs while the upper flat offsets your mortgage, the income potential is already built in. The main level blends classic New Orleans character with comfortable living. Original wood floors, tall ceilings, and natural light set the tone as you step into a large living room that flows into the dining space. The kitchen offers solid wood cabinetry and a layout ready for your personal upgrades. Three bedrooms make the downstairs unit ideal for long term tenants, short term uses, or an owner occupant setup. Two full baths and a convenient laundry area complete the main level. The upper unit adds true investment value. A separate exterior staircase leads to a bright studio style apartment with its own kitchen, living and sleeping area, and a full bath featuring a clawfoot tub. With steady demand in this area, this unit continues to be a reliable source of income. Outside, the fenced yard and the screened front porch give both units enjoyable outdoor space and that signature neighborhood charm the Fairgrounds area is known for. Located just steps from the Fairgrounds and minutes from Bayou St. John, City Park, coffee shops, restaurants, and local markets, this property sits in a high demand rental zone where opportunities like this rarely come available. Homes with built in income, flexible layouts, and this kind of location do not stay long. Schedule your showing today and explore what this multi family property can add to your portfolio.

26. 2025-11-26
    listed $350,000 Active

    Show marketing remark (1944 chars)

    This Fairgrounds investment opportunity offers two dedicated units, 4 total bedrooms, 3 total baths, and 1,904 square feet of flexible income producing space in one of New Orleans most walkable and sought after locations. The downstairs unit features 3 bedrooms and 2 full baths, while the upstairs flat functions as a private 1 bedroom, 1 bath apartment with its own rear entrance and is currently leased for 1,100 dollars per month. Whether you hold both units as rentals or live downstairs while the upper flat offsets your mortgage, the income potential is already built in. The main level blends classic New Orleans character with comfortable living. Original wood floors, tall ceilings, and natural light set the tone as you step into a large living room that flows into the dining space. The kitchen offers solid wood cabinetry and a layout ready for your personal upgrades. Three bedrooms make the downstairs unit ideal for long term tenants, short term uses, or an owner occupant setup. Two full baths and a convenient laundry area complete the main level. The upper unit adds true investment value. A separate exterior staircase leads to a bright studio style apartment with its own kitchen, living and sleeping area, and a full bath featuring a clawfoot tub. With steady demand in this area, this unit continues to be a reliable source of income. Outside, the fenced yard and the screened front porch give both units enjoyable outdoor space and that signature neighborhood charm the Fairgrounds area is known for. Located just steps from the Fairgrounds and minutes from Bayou St. John, City Park, coffee shops, restaurants, and local markets, this property sits in a high demand rental zone where opportunities like this rarely come available. Homes with built in income, flexible layouts, and this kind of location do not stay long. Schedule your showing today and explore what this multi family property can add to your portfolio.

27. 2022-07-07
    soldstatus $315,000 Closed
28. 2022-07-07
    soldstatus $315,000
29. 2022-05-06
    status Pending
30. 2022-04-18
    status Active
31. 2022-04-11
    status Pending
32. 2022-04-01
    listed $349,000
33. 2022-04-01
    listed $349,000 Active
34. 2022-04-01
    listed $349,000
35. 2021-11-16
    price $349,000
36. 2021-11-16
    price $349,000
37. 2021-09-27
    price $364,000
38. 2021-09-27
    price $364,000
39. 2021-08-16
    listed $349,000
40. 2021-08-13
    listed $349,000
41. 1990-10-04
    soldstatus $55,000

ⓘ 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: $4,018 · $335/mo
• Projected year-2 tax: $4,018 · $335/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 ≥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: $28,913
• − Mortgage interest: −$16,805
• − Property taxes: −$4,018
• − Insurance: −$2,298
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − Depreciation: −$8,727
• Taxable loss: −$7,561
• Est. tax savings @ 24.0%: +$1,815
• After-tax cash flow: $-538/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): 37,253
• Household income: $53,143
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 3381.0

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 0.64)
• Race & ethnicity: Black 44% White 40% Two or more races 10% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Slovak 2% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 0%

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: ▼ -135.38%
• Current HPI: 253.1929
• Rent YoY: ▼ -0.20%
• 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

+445.5% since first listed

27 events — show timeline

• 2026-04-20 Price Changed $300,000 AcadianaMLS
• 2026-04-20 Price Changed $300,000 GSREIN
• 2026-04-20 Price Changed $300,000 AcadianaMLS
• 2026-04-20 Price Changed $300,000 GSREIN
• 2026-02-13 Price Changed $329,900 AcadianaMLS
• 2026-02-13 Price Changed $329,900 AcadianaMLS
• 2026-02-13 Price Changed $329,900 GSREIN
• 2026-02-13 Price Changed $329,900 GSREIN
• 2025-11-26 Listed $350,000 GSREIN
• 2025-11-26 Listed $350,000 AcadianaMLS
• 2025-11-26 Listed $350,000 GSREIN
• 2025-11-26 Listed $350,000 AcadianaMLS
• 2022-07-07 Sold (Public Records) $315,000 Public Records
• 2022-07-07 Sold (MLS) $315,000 GSREIN
• 2022-05-06 Pending — GSREIN
• 2022-04-18 Relisted — GSREIN
• 2022-04-11 Pending — GSREIN
• 2022-04-01 Listed $349,000 AcadianaMLS
• 2022-04-01 Listed $349,000 GSREIN
• 2022-04-01 Listed $349,000 AcadianaMLS
• 2021-11-16 Price Changed $349,000 GSREIN
• 2021-11-16 Price Changed $349,000 GSREIN
• 2021-09-27 Price Changed $364,000 GSREIN
• 2021-09-27 Price Changed $364,000 GSREIN
• 2021-08-16 Listed $349,000 AcadianaMLS
• 2021-08-13 Listed $349,000 AcadianaMLS
• 1990-10-04 Sold (Public Records) $55,000 Public Records

Property tax history

+9.5%/yr

Latest (2026): $4,018 · +1.1% YoY. Source: county tax records.