2219-2221 Dumaine St · New Orleans, LA 70119

$250,000

6 bd · 4.0 ba · 2,433 sqft · MultiFamily · 191 Days on market

Built 1920 Good condition $103/sqft · 42% below area Est $434k · 42% 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This updated shotgun-style duplex features two well-designed units, each offering 3 bedrooms and 2 bathrooms. Recent cosmetic updates, including fresh paint, enhance the property's appeal, while consistent upkeep ensures a clean and well-maintained living environment inside and out. Ideally located walking distance to restaurants, bars, grocery stores, and popular parade routes, this property is perfectly positioned for convenience and lifestyle appeal. An excellent opportunity for investors or owner-occupants looking to live in one unit and generate rental income from the other.

Key facts

• Well designed units
• Updated duplex
• Built 1920

Tags

• UPDATED DUPLEX
• WELL DESIGNED UNITS
• RECENT COSMETIC UPDATES
• WALKING DISTANCE TO BARS
• GENERATE RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $250k. Condition is rated good.
• This rent per unit runs 37% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive. Per door: $405/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 soft (-0.2%/yr); 438 active listings in the ZIP; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 191 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $88k (26%) 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 1920 — 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 $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.02%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $433,724
• List price: $250,000
• Delta: -42.36%
• 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
2310-12 Barracks St	0.26mi	7/4.0 (+1)	2,420 (-0%)	15mo	$585,000	$242	69
1526 28 Governor Nicholls St	0.50mi	6/3.0	2,460 (+1%)	4mo	$350,000	$142	68
2310 12 Barracks St	0.26mi	6/4.0	2,330 (-4%)	15mo	$585,000	$251	68
1704 06 N Broad St	0.41mi	6/4.0	2,453 (+1%)	15mo	$479,000	$195	67
1908-10 St. Louis St	0.37mi	6/6.0	2,468 (+1%)	8mo	$438,000	$177	65
2108-10 Bienville St	0.45mi	6/4.0	2,458 (+1%)	15mo	$135,000	$55	64
1809 11 Laharpe St	0.59mi	6/4.0	2,503 (+3%)	9mo	$529,000	$211	60
2029 31 Conti St	0.64mi	6/6.0	2,502 (+3%)	5mo	$485,000	$194	53
2328 30 Bienville St	0.45mi	5/3.5 (-1)	2,115 (-13%)	4mo	$400,000	$189	47
2304 06 Laharpe St	0.54mi	6/3.5	2,132 (-12%)	8mo	$275,000	$129	46
1501-03 Marais St	0.75mi	6/4.0	2,680 (+10%)	8mo	$690,000	$257	42
2734 36 Orchid St	0.48mi	5/2.0 (-1)	2,730 (+12%)	14mo	$655,000	$240	32

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,490
• Equity at exit: $37,276

10-year hold

• IRR: 6.8%
• Equity multiple: 1.44×
• Total profit: $30,740
• Equity at exit: $21,615

Cash invested: $70,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 4 under contract
• Months of supply: 18.7 mo (5%/mo absorbed)
• Median asking: $437,450 ($175/sqft)
• Median days on market: 112 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +2.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70119

• Home prices YoY: -34.8%
• Rents YoY: -0.2%
• Active inventory: 438
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $3,296 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $810

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,296
Total (2 units)			$3,296

Break-even live

Break-even rent $2,271

Max offer price $250,000

Occupancy floor 70%

Sensitivity live

Price	-10% $982	-5% $896	+0% $810	+5% $723	+10% $637
Rent	-10% $549	-5% $679	+0% $810	+5% $940	+10% $1,070
Rate	-1.0pp $936	-0.5pp $873	base $810	+0.5pp $745	+1.0pp $679

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: $62,500
• Closing costs: $7,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2230 Dumaine St New Orleans, LA	2.0	2.0	983	$2,000	$2.03	72d	1	0.01mi
2214 Dumaine St New Orleans, LA	2.0	1.0	1176	$1,600	$1.36	72d	1	0.02mi
921 N Miro St New Orleans, LA	2.0	1.0	813	$1,350	$1.66	27d	1	0.05mi
921 N Miro St New Orleans, LA	2.0	1.0	813	$1,350	$1.66	16d	1	0.05mi
2129 Dumaine St New Orleans, LA	3.0	2.0	1226	$1,850	$1.51	52d	1	0.06mi
2032 Saint Philip St New Orleans, LA	2.0	2.0	800	$1,600	$2.00	72d	1	0.14mi
2328 Ursulines Ave Unit 2330 New Orleans, LA	2.0	1.5	1000	$1,300	$1.30	32d	1	0.15mi
2426 Saint Philip St New Orleans, LA	2.0	1.0	849	$1,450	$1.71	72d	1	0.15mi
2332 Ursulines Ave Unit B New Orleans, LA	2.0	1.0	700	$1,400	$2.00	72d	1	0.15mi
2332 Ursulines Ave Apt A New Orleans, LA	2.0	1.0	700	$1,200	$1.71	46d	1	0.15mi
2332 Ursulines Ave Unit B New Orleans, LA	2.0	1.0	925	$1,399	$1.51	41d	1	0.15mi
2332 Ursulines Ave Unit B New Orleans, LA	2.0	1.0	925	$1,425	$1.54	46d	1	0.15mi
2017 Saint Ann St New Orleans, LA	2.0	1.0	960	$1,095	$1.14	66d	1	0.16mi
2502 Dumaine St New Orleans, LA	2.0	1.0	966	$1,195	$1.24	72d	1	0.17mi
2502 Dumaine St New Orleans, LA	2.0	1.0	966	$1,195	$1.24	52d	1	0.17mi
2506 Saint Philip St New Orleans, LA	2.0	2.0	1020	$1,400	$1.37	16d	1	0.18mi
2506 Saint Philip St New Orleans, LA	2.0	2.0	1020	$1,450	$1.42	69d	1	0.18mi
1121 N Galvez St New Orleans, LA	2.0	1.0	1040	$1,400	$1.35	72d	1	0.19mi
1929 Dumaine St New Orleans, LA	3.0	1.0	1293	$1,650	$1.28	27d	1	0.19mi
2516 Dumaine St Unit C New Orleans, LA	2.0	1.0	825	$1,200	$1.45	72d	1	0.19mi
2543 Saint Ann St New Orleans, LA	2.0	2.0	880	$1,650	$1.88	52d	1	0.23mi
2543 Saint Ann St New Orleans, LA	2.0	2.0	880	$1,650	$1.88	52d	1	0.23mi
1922 Ursulines Ave Unit 1924 New Orleans, LA	2.0	1.5	1206	$1,625	$1.35	20d	1	0.25mi
2517 Ursulines Ave New Orleans, LA	3.0	2.0	1136	$1,950	$1.72	72d	1	0.25mi
922 N Roman St New Orleans, LA	2.0	1.0	825	$1,500	$1.82	16d	1	0.26mi
924 N Roman St New Orleans, LA	2.0	1.0	1000	$1,500	$1.50	27d	1	0.26mi
2545 Saint Peter St New Orleans, LA	2.0	1.0	900	$2,000	$2.22	65d	1	0.27mi
1831 Saint Ann St Unit A New Orleans, LA	3.0	2.0	900	$1,650	$1.83	46d	1	0.27mi
1831 Saint Ann St Unit A New Orleans, LA	3.0	2.0	900	$2,000	$2.22	52d	1	0.27mi
1831 Saint Ann St Unit A New Orleans, LA	3.0	2.0	900	$1,650	$1.83	72d	1	0.27mi
1003 N Dorgenois St New Orleans, LA	4.0	2.0	1750	$2,300	$1.31	41d	1	0.27mi
2615 Saint Ann St New Orleans, LA	2.0	1.0	950	$1,400	$1.47	72d	1	0.28mi
2009 Governor Nicholls St New Orleans, LA	2.0	2.0	1113	$1,650	$1.48	20d	1	0.28mi
909 N Derbigny St New Orleans, LA	2.0	2.0	950	$1,850	$1.95	72d	1	0.30mi
1131 N Roman St New Orleans, LA	3.0	2.0	1530	$3,000	$1.96	41d	1	0.31mi
1128 N Roman St New Orleans, LA	2.0	2.0	600	$1,400	$2.33	72d	1	0.32mi
1725 Dumaine St Unit 104 New Orleans, LA	2.0	1.0	500	$1,150	$2.30	72d	1	0.32mi
1035 N Derbigny St New Orleans, LA	3.0	1.0	1075	$1,399	$1.30	72d	1	0.33mi
916 N Broad St New Orleans, LA	3.0	2.5	1500	$2,100	$1.40	30d	1	0.33mi
936 N Broad St New Orleans, LA	2.0	1.0	901	$1,200	$1.33	32d	1	0.34mi

Listing history 50 events

1. 2026-08-08
   days on market $250,000 Active 191 DOM
2. 2026-08-07
   days on market $250,000 Active 190 DOM
3. 2026-08-06
   days on market $250,000 Active 189 DOM
4. 2026-08-05
   days on market $250,000 Active 188 DOM
5. 2026-08-04
   days on market $250,000 Active 187 DOM
6. 2026-08-03
   pricedays on market $250,000 Active 186 DOM
7. 2026-07-31
   days on market $280,000 Active 183 DOM
8. 2026-07-30
   days on market $280,000 Active 181 DOM
9. 2026-07-28
   days on market $280,000 Active 180 DOM
10. 2026-07-24
    days on market $280,000 Active 176 DOM
11. 2026-07-23
    days on market $280,000 Active 175 DOM
12. 2026-07-22
    days on market $280,000 Active 174 DOM
13. 2026-07-21
    days on market $280,000 Active 173 DOM
14. 2026-07-20
    days on market $280,000 Active 172 DOM
15. 2026-07-18
    days on market $280,000 Active 170 DOM
16. 2026-07-18
    days on market $280,000 Active 169 DOM
17. 2026-07-16
    days on market $280,000 Active 168 DOM
18. 2026-07-15
    days on market $280,000 Active 167 DOM
19. 2026-07-14
    days on market $280,000 Active 166 DOM
20. 2026-07-13
    days on market $280,000 Active 165 DOM
21. 2026-07-13
    days on market $280,000 Active 164 DOM
22. 2026-07-11
    days on market $280,000 Active 163 DOM
23. 2026-07-10
    days on market $280,000 Active 162 DOM
24. 2026-07-10
    remarks 615-char remark
25. 2026-07-10
    price $280,000 Active 161 DOM
26. 2026-07-09
    days on market $310,000 Active 161 DOM
27. 2026-07-07
    days on market $310,000 Active 159 DOM
28. 2026-07-06
    days on market $310,000 Active 158 DOM
29. 2026-07-06
    days on market $310,000 Active 157 DOM
30. 2026-07-03
    days on market $310,000 Active 155 DOM
31. 2026-07-02
    days on market $310,000 Active 154 DOM
32. 2026-07-01
    days on market $310,000 Active 153 DOM
33. 2026-06-30
    days on market $310,000 Active 152 DOM
34. 2026-06-29
    days on market $310,000 Active 151 DOM
35. 2026-06-28
    days on market $310,000 Active 150 DOM
36. 2026-06-27
    days on market $310,000 Active 149 DOM
37. 2026-06-27
    days on market $310,000 Active 148 DOM
38. 2026-06-25
    days on market $310,000 Active 146 DOM
39. 2026-06-22
    days on market $310,000 Active 144 DOM
40. 2026-06-21
    days on market $310,000 Active 143 DOM
41. 2026-06-18
    days on market $310,000 Active 140 DOM
42. 2026-06-17
    days on market $310,000 Active 139 DOM
43. 2026-06-16
    days on market $310,000 Active 138 DOM
44. 2026-06-15
    days on market $310,000 Active 137 DOM
45. 2026-06-13
    days on market $310,000 Active 135 DOM
46. 2026-06-10
    days on market $310,000 Active 132 DOM
47. 2026-06-09
    days on market $310,000 Active 131 DOM
48. 2026-06-08
    days on market $310,000 Active 130 DOM
49. 2026-06-07
    days on market $310,000 Active 129 DOM
50. 2026-06-05
    days on market $310,000 Active 126 DOM

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

Taxation est. · year 1

• Rental income: $39,552
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$2,048
• − Repairs & maintenance: −$3,164
• − Management: −$3,164
• − Depreciation: −$7,273
• Taxable income: $6,150
• Est. tax owed @ 24.0%: −$1,476
• After-tax cash flow: $8,240/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $12,165–$36,495 screening

This updated shotgun-style duplex features two well-designed units, each offering 3 bedrooms and 2 bathrooms. The home is in good condition with fresh paint and hardwood flooring, making it an excellent opportunity for investors or owner-occupants looking to live in one unit and generate rental income from the other.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics, attracting more buyers and renters. ↑
• Both Updating the kitchen appliances — Modern appliances improve functionality and appeal, making the home more attractive to both buyers and renters. ↑
• Both Upgrading the bathrooms with modern fixtures — Modern bathrooms with updated fixtures increase the home's value and appeal to a broader range of buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Mary Bethune Elementary Literature/technology F LA #415/646 Nat'l #32,000/41,679 High Mcdonogh #35 College Preparatory School

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

A Composite livability gradescore 81/100

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 · 513,025 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: 13% of renters

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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%

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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%

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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

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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

+287.5% since first listed

10 events — show timeline

• 2026-04-18 Price Changed $310,000 AcadianaMLS
• 2026-04-18 Price Changed $310,000 GSREIN
• 2026-03-13 Price Changed $325,000 AcadianaMLS
• 2026-03-13 Price Changed $325,000 GSREIN
• 2026-01-29 Listed $337,500 GSREIN
• 2026-01-29 Listed $337,500 AcadianaMLS
• 2011-04-28 Listed $39,900 AcadianaMLS
• 2011-03-26 Listed $55,000 AcadianaMLS
• 2006-03-02 Listed $254,000 AcadianaMLS
• 2001-06-15 Listed $80,000 AcadianaMLS