1834 Conti St · New Orleans, LA 70112

$399,000

3 bd · 2.5 ba · 1,994 sqft · SingleFamily public records · 75 Days on market

Built 2016 2,779 sqft lot $200/sqft · 17% below area Est $483k · 17% 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 +7.1/30.0
• Appreciation +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• 1% rule +1.4/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Gorgeous 4 bed / 3.5 bath newer construction is everything you've been looking for -- stylish, spacious, and sitting just one block from the Lafitte Greenway. Inside, you'll find an open, airy layout with high ceilings and natural light. The kitchen is made for cooking and gathering, with plenty of room to entertain without feeling cramped. The primary suite on the first floor is your own private retreat with a spa-like bath. Three more bedrooms on the second floor give you all the flexibility you need -- guest room, home office, playroom, you name it. And with 3 full baths plus a half bath, nobody's waiting in line on busy mornings. Step outside and you've got a sweet front porch for your morning coffee and a private back patio for evening hangs. The location is unbeatable -- a short stroll or bike ride to City Park, great local restaurants, and everything Mid-City has to offer. Walkable, bikeable, and full of that New Orleans neighborhood energy we all love.

Key facts

• 2,779 sq ft lot
• 2 parking spots
• Built 2016

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-641 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (28.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (35.5% below list).
• Recommended offer: $257k (35.5% below list) — sets the bar for 1% rule.

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; 83 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); lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,572/mo this rent would consume 159% of the median local household income ($19k/yr) (locally 795% 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 (-1.2%/yr); year-one equity from $3k 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 75 days — a 6% lower offer ($375k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 10y ago 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.

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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $257,235 (35.5% 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. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.64% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.17%
• DSCR: 0.73
• GRM: 12.9

CMA / ARV

• ARV (median comp): $482,615
• List price: $399,000
• Delta: -17.33%
• 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
2520 Conti St	0.45mi	3/2.5	1,970 (-1%)	4mo	$450,000	$228	73
1814 Dumaine St	0.34mi	3/2.0	1,823 (-9%)	7mo	$355,000	$195	62
1026 N Robertson St	0.52mi	3/2.5	1,778 (-11%)	1mo	$386,400	$217	57
2728 Bienville St	0.67mi	3/2.5	1,820 (-9%)	1mo	$465,000	$255	54
2000 St Philip St	0.44mi	4/2.5 (+1)	2,181 (+9%)	6mo	$475,000	$218	54
918 St Philip St	0.75mi	2/2.0 (-1)	1,944 (-2%)	3mo	$1,550,000	$797	51
1116 N Miro St	0.61mi	3/2.0	1,750 (-12%)	1mo	$395,000	$226	48
2747 Bienville St	0.69mi	4/2.5 (+1)	2,165 (+9%)	1mo	$497,000	$230	48
1233 Ursulines Ave	0.63mi	3/3.0	1,775 (-11%)	7mo	$284,000	$160	45
2206 Ursulines Ave	0.54mi	3/2.0	1,703 (-15%)	5mo	$399,000	$234	44
1424 N Roman St	0.74mi	2/2.5 (-1)	1,816 (-9%)	4mo	$527,000	$290	43
1915 Governor Nicholls St	0.58mi	4/3.0 (+1)	2,248 (+13%)	5mo	$352,000	$157	40

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

Projected returns pro-forma

-1.18% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.29×
• Total profit: $-79,219
• Equity at exit: $92,953

10-year hold

• IRR: -12.4%
• Equity multiple: -0.01×
• Total profit: $-112,786
• Equity at exit: $94,772

Cash invested: $111,720 (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 70112

• Home prices YoY: -0.8%
• Rents YoY: 0.9%
• Active inventory: 83
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,572 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$348 /mo · $4,173/yr
• Insurance: −$166
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-641

Break-even live

Break-even rent $3,383

Max offer price $285,824

Occupancy floor —

Sensitivity live

Price	-10% $-415	-5% $-528	+0% $-641	+5% $-754	+10% $-867
Rent	-10% $-844	-5% $-742	+0% $-641	+5% $-539	+10% $-437
Rate	-1.0pp $-440	-0.5pp $-539	base $-641	+0.5pp $-744	+1.0pp $-849

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1908 Saint Louis St New Orleans, LA	3.0	3.0	1234	$2,300	$1.86	24d	1	0.04mi
324 N Roman St New Orleans, LA	3.0	3.0	2100	$2,500	$1.19	44d	1	0.05mi
1801 Bienville St New Orleans, LA	2.0	2.5	1368	$2,500	$1.83	44d	1	0.10mi
2033 Conti St New Orleans, LA	3.0	3.0	1249	$2,250	$1.80	15d	1	0.12mi
2024 Bienville St New Orleans, LA	3.0	2.0	1314	$2,100	$1.60	24d	1	0.16mi
2105 Bienville St New Orleans, LA	3.0	3.0	1231	$2,350	$1.91	18d	1	0.17mi
124 N Galvez St Unit 1 New Orleans, LA	2.0	2.0	2200	$2,200	$1.00	24d	1	0.27mi
22 N Johnson St New Orleans, LA	2.0	2.0	1500	$2,000	$1.33	15d	1	0.28mi
315 N Miro St New Orleans, LA	3.0	3.0	1276	$2,300	$1.80	21d	1	0.30mi
315 N Miro St New Orleans, LA	3.0	3.0	1276	$2,500	$1.96	24d	1	0.30mi
1929 Dumaine St New Orleans, LA	3.0	1.0	1293	$1,500	$1.16	4d	1	0.34mi
2129 Dumaine St New Orleans, LA	3.0	2.0	1226	$1,850	$1.51	4d	1	0.39mi
618 N Rampart St #204 New Orleans, LA	3.0	2.5	1904	$4,500	$2.36	44d	1	0.55mi
2517 Palmyra St New Orleans, LA	3.0	2.0	1306	$2,100	$1.61	18d	1	0.58mi
1021 Henriette Delille St New Orleans, LA	3.0	2.0	2012	$2,250	$1.12	18d	1	0.61mi
1011 Canal St Unit 1513939P New Orleans, LA	4.0	4.0	1765	$11,253	$6.38	24d	1	0.61mi
1011 Canal St Unit 1513926P New Orleans, LA	1.0–4.0	1.0–4.0	1016	$10,840	$10.66	2d	2	0.61mi
811 Burgundy St New Orleans, LA	4.0	2.5	2059	$5,000	$2.43	44d	1	0.64mi
939 Iberville St New Orleans, LA	1.0–3.0	1.0	1502	$3,800	$2.53	12d	7	0.64mi
326 S Dorgenois St Unit 326 New Orleans, LA	4.0	3.0	1510	$2,300	$1.52	3d	1	0.64mi
2738 Bienville St New Orleans, LA	4.0	3.0	1671	$2,200	$1.32	24d	1	0.68mi
914 N Broad St New Orleans, LA	2.0	2.0	1450	$2,200	$1.52	24d	1	0.69mi
925 Common St New Orleans, LA	2.0	1.0–2.5	840	$2,450	$2.92	4d	44	0.69mi
810 Bienville St New Orleans, LA	1.0–3.0	1.0–2.0	995	$2,688	$2.70	4d	9	0.69mi
1433 Esplanade Ave New Orleans, LA	3.0	2.0	2411	$5,000	$2.07	3d	1	0.70mi
1423 N Villere St Unit A New Orleans, LA	2.0	3.0	1964	$2,500	$1.27	44d	1	0.74mi
2641 Ursulines Ave Unit A New Orleans, LA	2.0	1.0	1350	$2,200	$1.63	18d	1	0.76mi
909 Gravier St New Orleans, LA	1.0–2.0	1.0–2.0	1076	$5,276	$4.90	3d	11	0.76mi
210 Baronne St New Orleans, LA	1.0–2.0	1.0–2.5	1530	$5,000	$3.27	3d	26	0.77mi
1232 N Dorgenois St New Orleans, LA	2.0	2.0	1323	$1,800	$1.36	24d	1	0.77mi
1301 N Rampart St New Orleans, LA	2.0	2.0–2.5	2929	$7,750	$2.65	21d	2	0.78mi
2731 Saint Philip St Unit 2733 New Orleans, LA	4.0	2.0	2000	$2,600	$1.30	24d	1	0.79mi
1472 N Claiborne Ave New Orleans, LA	3.0	1.0	1312	$1,900	$1.45	17d	1	0.79mi
1022 Barracks St New Orleans, LA	1.0–2.0	1.0–2.0	1233	$4,400	$3.57	44d	1	0.81mi
824 N Dupre St New Orleans, LA	3.0	2.0	1315	$2,250	$1.71	18d	1	0.82mi
1247 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	44d	1	0.83mi
1245 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	44d	1	0.83mi
627 St Peter New Orleans, LA	2.0	2.5	2174	$5,500	$2.53	24d	1	0.83mi
1217 Kerlerec St Unit B New Orleans, LA	3.0	1.0	1300	$2,100	$1.62	4d	1	0.84mi
841 Royal St Unit 3A New Orleans, LA	2.0	2.0	1266	$3,995	$3.16	44d	1	0.84mi

Listing history 36 events

1. 2026-06-21
   days on market $399,000 Active 75 DOM
2. 2026-06-18
   days on market $399,000 Active 72 DOM
3. 2026-06-17
   days on market $399,000 Active 71 DOM
4. 2026-06-16
   days on market $399,000 Active 70 DOM
5. 2026-06-15
   days on market $399,000 Active 69 DOM
6. 2026-06-13
   days on market $399,000 Active 67 DOM
7. 2026-06-10
   days on market $399,000 Active 64 DOM
8. 2026-06-09
   days on market $399,000 Active 63 DOM
9. 2026-06-08
   pricedays on market $399,000 Active 62 DOM
10. 2026-06-07
    days on market $419,000 Active 61 DOM
11. 2026-06-05
    days on market $419,000 Active 58 DOM
12. 2026-06-03
    days on market $419,000 Active 57 DOM
13. 2026-06-02
    days on market $419,000 Active 56 DOM
14. 2026-06-01
    days on market $419,000 Active 55 DOM
15. 2026-05-31
    days on market $419,000 Active 54 DOM
16. 2026-04-07
    listed $419,000 Active 974-char remark

    Show marketing remark (1013 chars)

    Gorgeous 4 bed / 3.5 bath newer construction is everything you’ve been looking for — stylish, spacious, and sitting just one block from the Lafitte Greenway. Inside, you’ll find an open, airy layout with high ceilings and natural light. The kitchen is made for cooking and gathering, with plenty of room to entertain without feeling cramped. The primary suite on the first floor is your own private retreat with a spa-like bath. Three more bedrooms on the second floor give you all the flexibility you need — guest room, home office, playroom, you name it. And with 3 full baths plus a half bath, nobody’s waiting in line on busy mornings. Step outside and you’ve got a sweet front porch for your morning coffee and a private back patio for evening hangs. The location is unbeatable — a short stroll or bike ride to City Park, great local restaurants, and everything Mid-City has to offer. Walkable, bikeable, and full of that New Orleans neighborhood energy we all love.

17. 2026-04-07
    listed $419,000 Active 1013-char remark

    Show marketing remark (1013 chars)

    Gorgeous 4 bed / 3.5 bath newer construction is everything you’ve been looking for — stylish, spacious, and sitting just one block from the Lafitte Greenway. Inside, you’ll find an open, airy layout with high ceilings and natural light. The kitchen is made for cooking and gathering, with plenty of room to entertain without feeling cramped. The primary suite on the first floor is your own private retreat with a spa-like bath. Three more bedrooms on the second floor give you all the flexibility you need — guest room, home office, playroom, you name it. And with 3 full baths plus a half bath, nobody’s waiting in line on busy mornings. Step outside and you’ve got a sweet front porch for your morning coffee and a private back patio for evening hangs. The location is unbeatable — a short stroll or bike ride to City Park, great local restaurants, and everything Mid-City has to offer. Walkable, bikeable, and full of that New Orleans neighborhood energy we all love.

18. 2022-07-25
    soldstatus $395,000
19. 2022-07-21
    soldstatus $395,000 Closed
20. 2022-06-22
    status Pending
21. 2022-06-14
    listed $429,900
22. 2022-06-14
    listed $429,900 Active
23. 2020-06-07
    listed $415,000
24. 2019-11-13
    soldstatus $329,000
25. 2018-08-23
    listed $336,000
26. 2017-12-01
    historical
27. 2017-10-02
    price $339,000
28. 2017-08-16
    price $349,000
29. 2017-07-31
    listed $379,000 Active
30. 2017-07-25
    listed $339,000
31. 2016-04-28
    soldstatus $45,000
32. 2016-04-25
    soldstatus $45,000 Sold
33. 2016-03-04
    historical Pending Continue to Show
34. 2016-03-02
    listed $45,000 Active
35. 2016-03-01
    listed $45,000
36. 1954-05-10
    soldstatus $4,000

ⓘ 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: $4,173 · $348/mo
• Projected year-2 tax: $4,173 · $348/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 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥108°F today · 18 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: $30,868
• − Mortgage interest: −$22,350
• − Property taxes: −$4,173
• − Insurance: −$2,792
• − Repairs & maintenance: −$2,469
• − Management: −$2,469
• − Depreciation: −$11,607
• Taxable loss: −$14,993
• Est. tax savings @ 24.0%: +$3,598
• After-tax cash flow: $-4,090/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): 3,490
• Household income: $19,395
• Rent vs Own: 90.7% rent · 9.3% own
• Severe rent burden: 795.0

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 0.65)
• Race & ethnicity: Black 48% White 32% Asian 9% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 7% Serbian 2% Romanian 1%
• Foreign-born: 12% · China, Canada
• Languages at home: 87% English-only · Spanish 4% Other Indo-European 3% Chinese 3%

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: ▼ -1.18%
• Current HPI: 149.1655
• Rent YoY: ▲ 0.95%
• 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

+10375.0% since first listed

21 events — show timeline

• 2026-04-07 Listed $419,000 GSREIN
• 2026-04-07 Listed $419,000 AcadianaMLS
• 2022-07-25 Sold (Public Records) $395,000 Public Records
• 2022-07-21 Sold (MLS) $395,000 GSREIN
• 2022-06-22 Pending — GSREIN
• 2022-06-14 Listed $429,900 GSREIN
• 2022-06-14 Listed $429,900 AcadianaMLS
• 2020-06-07 Listed $415,000 AcadianaMLS
• 2019-11-13 Sold (Public Records) $329,000 Public Records
• 2018-08-23 Listed $336,000 AcadianaMLS
• 2017-12-01 Listing Removed — GSREIN
• 2017-10-02 Price Changed $339,000 GSREIN
• 2017-08-16 Price Changed $349,000 GSREIN
• 2017-07-31 Listed $379,000 GSREIN
• 2017-07-25 Listed $339,000 AcadianaMLS
• 2016-04-28 Sold (Public Records) $45,000 Public Records
• 2016-04-25 Sold (MLS) $45,000 GSREIN
• 2016-03-04 Contingent — GSREIN
• 2016-03-02 Listed $45,000 GSREIN
• 2016-03-01 Listed $45,000 AcadianaMLS
• 1954-05-10 Sold (Public Records) $4,000 Public Records

Property tax history

+30.9%/yr

Latest (2026): $4,173 · +1.1% YoY. Source: county tax records.