1325 Charbonnet St · New Orleans, LA 70117

$217,000

3 bd · 2.0 ba · 0 sqft · Land public records · 50 Days on market

Built 1999 3,920 sqft lot Est $227k · at est. ↓ 18% since listing

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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 +9.5/15.0
• Cash flow +9.2/30.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement! Seller willing to contribute toward buyer closing costs with acceptable offer. Located in the Lower Ninth Ward of New Orleans, this well-built home features durable concrete exterior walls designed for energy efficiency and added storm resilience helping keep utility costs low while offering peace of mind. Elevated entry, off-street parking, and modern curb appeal complete the package. Per current FEMA maps, the property is in Flood Zone X (shaded) outside of the Special Flood Hazard Area; though buyers should verify with their lender and insurer. Schedule your showing today!

Key facts

• Elevated entry
• Storm resilience
• Energy efficiency

Tags

• CONCRETE EXTERIOR WALLS
• ENERGY EFFICIENCY
• STORM RESILIENCE
• ELEVATED ENTRY
• OFF-STREET PARKING
• MODERN CURB APPEAL

Property features AI

Finance

• Other: Has home warranty

Exterior

• Parking: Driveway; Off-street parking; 1 space; 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; New construction; Raised foundation
• Construction: Concrete construction; Shingle roof; Built as new construction
• Exterior features: Outside city limits; Rectangular lot

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $217k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (22.0% below list).
• Recommended offer: $169k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.4% in New Orleans — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 rising (+2.5%/yr); 581 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).
• This rent runs 44% 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 $2k of loan paydown is wiped out by about $7k 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 50 days — a 3% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 4 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.

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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,270 (22.0% 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 50 days. Have you received any prior offers? Is the seller open to a 22% 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. 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: 0.78% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.21%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $226,844
• List price: $217,000
• Delta: -4.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.49% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.17×
• Total profit: $-50,538
• Equity at exit: $32,355

10-year hold

• IRR: -21.5%
• Equity multiple: -0.09×
• Total profit: $-66,017
• Equity at exit: $18,762

Cash invested: $60,760 (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: 581
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,693 high
• Mortgage (P&I): −$1,138
• Tax est. 1.5%: −$271 /mo · $3,255/yr
• Insurance: −$90
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-229

Break-even live

Break-even rent $1,982

Max offer price $183,883

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: $54,250
• Closing costs: $6,510
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	2d	1	0.05mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	3d	1	0.05mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1178	$1,600	$1.36	23d	1	0.05mi
1314 Lamanche St New Orleans, LA	4.0	1.0	1300	$2,100	$1.62	15d	1	0.08mi
1327 Fats Domino Ave Unit B New Orleans, LA	4.0	2.0	1200	$2,200	$1.83	15d	1	0.11mi
1327 Fats Domino Ave Unit A New Orleans, LA	3.0	2.0	1200	$1,900	$1.58	3d	1	0.11mi
5805 Saint Claude Ave New Orleans, LA	2.0	1.0	800	$1,200	$1.50	23d	1	0.14mi
1201 Gordon St New Orleans, LA	3.0	2.5	1367	$1,900	$1.39	16d	1	0.15mi
1313 Flood St Unit A New Orleans, LA	3.0	1.0	—	$1,300	—	23d	1	0.17mi
6002 Saint Claude Ave New Orleans, LA	2.0	2.0	965	$1,275	$1.32	21d	1	0.21mi
1030 Gordon St New Orleans, LA	2.0	1.0	675	$1,200	$1.78	3d	1	0.21mi
1030 Gordon St New Orleans, LA	2.0	1.0	675	$12,000	$17.78	43d	1	0.21mi
1030 Gordon St New Orleans, LA	2.0	1.0	675	$1,200	$1.78	2d	1	0.21mi
5461 Saint Claude Ave New Orleans, LA	4.0	2.0	1250	$2,350	$1.88	23d	1	0.25mi
5459 Saint Claude Ave Unit 5461 New Orleans, LA	4.0	2.0	1454	$2,350	$1.62	23d	1	0.26mi
5900 N Derbigny St Unit 1 New Orleans, LA	3.0	2.0	1000	$1,950	$1.95	3d	1	0.27mi
1449 Andry St New Orleans, LA	2.0	1.0	833	$1,300	$1.56	23d	1	0.30mi
1334 Tricou St New Orleans, LA	2.0	1.0	1117	$1,500	$1.34	21d	1	0.31mi
6038 N Rampart St New Orleans, LA	3.0	2.0	1080	$1,795	$1.66	23d	1	0.31mi
18 Saint Claude Ct New Orleans, LA	3.0	1.0	864	$1,200	$1.39	11d	1	0.32mi
1422 Andry St New Orleans, LA	3.0	2.0	1100	$1,400	$1.27	3d	1	0.32mi
925 Flood St Unit 925 New Orleans, LA	3.0	1.0	—	$1,200	—	23d	1	0.33mi
906 Flood St New Orleans, LA	3.0	3.0	1174	$1,700	$1.45	1d	1	0.37mi
1420 Delery St New Orleans, LA	2.0	1.0	900	$1,250	$1.39	11d	1	0.38mi
1810 Fats Domino Ave New Orleans, LA	2.0	2.0	975	$916	$0.94	23d	1	0.40mi
5450 Burgundy St New Orleans, LA	2.0	1.0	1474	$1,250	$0.85	23d	1	0.40mi
1714 Tricou St New Orleans, LA	3.0	2.0	1271	$1,900	$1.49	23d	1	0.42mi
1925 Alabo St Unit A New Orleans, LA	3.0	2.0	1199	$1,500	$1.25	21d	1	0.43mi
6019 Royal St New Orleans, LA	2.0	1.0	790	$1,200	$1.52	23d	1	0.46mi
1903 Flood St New Orleans, LA	3.0	2.0	—	$1,880	—	3d	1	0.46mi
1824 Saint Maurice Ave New Orleans, LA	4.0	2.0	1500	$1,500	$1.00	23d	1	0.47mi
1901 Tupelo St New Orleans, LA	3.0	2.5	1568	$2,300	$1.47	3d	1	0.47mi
1835 Andry St New Orleans, LA	3.0	2.0	918	$1,800	$1.96	23d	1	0.48mi
716 Delery St Unit 716 New Orleans, LA	2.0	1.0	900	$1,200	$1.33	23d	1	0.55mi
1333 Angela Ave Arabi, LA	3.0	2.0	1090	$1,850	$1.70	2d	1	0.55mi
5109 Burgundy St New Orleans, LA	2.0	1.0	1122	$1,474	$1.31	16d	1	0.56mi
1015 Government St Unit 11 Arabi, LA	2.0	1.0	720	$999	$1.39	43d	1	0.56mi
918 Forstall St New Orleans, LA	2.0	1.0	800	$2,290	$2.86	23d	1	0.57mi
920 Forstall St New Orleans, LA	2.0	1.0	800	$1,600	$2.00	23d	1	0.57mi
5434 Chartres St New Orleans, LA	2.0	1.0	800	$1,150	$1.44	23d	1	0.60mi

Listing history 19 events

1. 2026-06-18
   days on market $217,000 Active 50 DOM
2. 2026-06-17
   days on market $217,000 Active 49 DOM
3. 2026-06-16
   days on market $217,000 Active 48 DOM
4. 2026-06-15
   days on market $217,000 Active 47 DOM
5. 2026-06-13
   days on market $217,000 Active 45 DOM
6. 2026-06-10
   days on market $217,000 Active 42 DOM
7. 2026-06-09
   days on market $217,000 Active 41 DOM
8. 2026-06-08
   days on market $217,000 Active 40 DOM
9. 2026-06-07
   remarks 601-char remark
10. 2026-06-07
    pricedays on market $217,000 Active 39 DOM
11. 2026-06-05
    days on market $220,000 Active 36 DOM
12. 2026-06-03
    days on market $220,000 Active 35 DOM
13. 2026-06-02
    days on market $220,000 Active 34 DOM
14. 2026-06-01
    days on market $220,000 Active 33 DOM
15. 2026-05-31
    days on market $220,000 Active 32 DOM
16. 2026-04-29
    listed $220,000 Active 503-char remark

    Show marketing remark (601 chars)

    Price Improvement! Seller willing to contribute toward buyer closing costs with acceptable offer. Located in the Lower Ninth Ward of New Orleans, this well-built home features durable concrete exterior walls designed for energy efficiency and added storm resilience helping keep utility costs low while offering peace of mind. Elevated entry, off-street parking, and modern curb appeal complete the package. Per current FEMA maps, the property is in Flood Zone X (shaded) outside of the Special Flood Hazard Area; though buyers should verify with their lender and insurer. Schedule your showing today!

17. 2026-04-29
    listed $220,000 Active 503-char remark

    Show marketing remark (601 chars)

    Price Improvement! Seller willing to contribute toward buyer closing costs with acceptable offer. Located in the Lower Ninth Ward of New Orleans, this well-built home features durable concrete exterior walls designed for energy efficiency and added storm resilience helping keep utility costs low while offering peace of mind. Elevated entry, off-street parking, and modern curb appeal complete the package. Per current FEMA maps, the property is in Flood Zone X (shaded) outside of the Special Flood Hazard Area; though buyers should verify with their lender and insurer. Schedule your showing today!

18. 2026-01-23
    listed $235,000 Active
19. 2025-03-24
    listed $265,000 Active

ⓘ 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 · 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: $20,312
• − Mortgage interest: −$12,155
• − Property taxes: −$3,255
• − Insurance: −$1,882
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$6,313
• Taxable loss: −$6,543
• Est. tax savings @ 24.0%: +$1,570
• After-tax cash flow: $-1,176/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

-18.1% since first listed

6 events — show timeline

• 2026-06-06 Price Changed $217,000 AcadianaMLS
• 2026-06-06 Price Changed $217,000 GSREIN
• 2026-04-29 Listed $220,000 GSREIN
• 2026-04-29 Listed $220,000 AcadianaMLS
• 2026-01-23 Listed $235,000 AcadianaMLS
• 2025-03-24 Listed $265,000 AcadianaMLS

Property tax history

-0.3%/yr

Latest (2015): $89 · -0.3% YoY. Source: county tax records.