1706 Piety St · New Orleans, LA 70117

$170,000

2 bd · 1.0 ba · 826 sqft · SingleFamily public records · 65 Days on market

Built 2020 3,192 sqft lot $206/sqft · 18% above area Est $182k · 7% 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).

• Cash flow +13.3/30.0
• ARV discount +10.5/15.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Modern Luxury Meets NOLA Charm! Step inside this well maintained cottage where every detail has been elevated for city living. The open-concept layout is anchored by a chef's dream kitchen, featuring stunning marble countertops, a massive center island with breakfast bar seating, and premium stainless steel appliances. Gorgeous hardwood floors flow seamlessly throughout the bright living space and into the spacious bedroom. Beyond the interior excellence, enjoy a private, covered rear patio and gated off-street parking--a rare luxury! Whether you're looking for your first home or a high-end short-term rental, 1706 Piety St offers the perfect blend of style, security, and New Orleans soul.

Key facts

• Chef dream kitchen
• Marble countertops
• Center island

Tags

• CHEF DREAM KITCHEN
• MARBLE COUNTERTOPS
• CENTER ISLAND
• BREAKFAST BAR SEATING
• HARDWOOD FLOORS
• PRIVATE COVERED REAR PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-68 ($-810/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (18.7% below list).
• Recommended offer: $138k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.4% in New Orleans — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#3 in LA, #1,383 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime C-, employment D.
• Orleans Parish (urban): math 11% / reading 27% proficiency, ranked #69 of 98 in LA (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• 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 36% 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 $1k 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 65 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $12k (7%) 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.
• 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 $138,251 (18.7% 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. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 10.2

CMA / ARV

• ARV (median comp): $182,359
• List price: $170,000
• Delta: -6.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3039 N Galvez St	0.35mi	2/1.0	838 (+2%)	15mo	$112,000	$134	68
2232 Desire St	0.41mi	2/2.0	821 (-1%)	15mo	$169,000	$206	63
1115 Congress St	0.46mi	2/1.0	840 (+2%)	16mo	$225,000	$268	63
2442 Desire St	0.57mi	2/1.0	863 (+4%)	8mo	$109,000	$126	59
2719 N Roman St	0.43mi	2/1.0	898 (+9%)	21mo	$110,210	$123	48
3918 N Robertson St	0.41mi	2/1.0	896 (+8%)	24mo	$167,500	$187	47
3618 N Rampart St	0.59mi	2/1.0	872 (+6%)	20mo	$299,000	$343	46
724 Congress St	0.72mi	2/1.0	790 (-4%)	21mo	$299,000	$378	41
1500 Lesseps St	0.58mi	2/1.0	926 (+12%)	17mo	$130,000	$140	38
1829 Arts St	0.67mi	2/1.0	910 (+10%)	24mo	$145,000	$159	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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.32×
• Total profit: $-32,543
• Equity at exit: $25,348

10-year hold

• IRR: -13.6%
• Equity multiple: 0.23×
• Total profit: $-36,696
• Equity at exit: $14,698

Cash invested: $47,600 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$891
• Tax from tax record: −$131 /mo · $1,571/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-68

Break-even live

Break-even rent $1,468

Max offer price $158,070

Occupancy floor 100%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1614 Louisa St New Orleans, LA	2.0	1.0	733	$1,100	$1.50	23d	1	0.07mi
3125 Industrial Ct New Orleans, LA	2.0	2.5	1100	$1,450	$1.32	23d	1	0.12mi
1703 Clouet St New Orleans, LA	2.0	1.0	650	$1,200	$1.85	15d	1	0.14mi
1713 Gallier St Unit B New Orleans, LA	2.0	1.0	1000	$1,099	$1.10	23d	1	0.15mi
1715 Gallier St Unit B New Orleans, LA	2.0	1.0	1000	$1,099	$1.10	23d	1	0.15mi
3133 N Villere St New Orleans, LA	2.0	1.0	715	$1,250	$1.75	23d	1	0.23mi
1942 Piety St New Orleans, LA	3.0	1.0	1100	$1,500	$1.36	23d	1	0.23mi
2019 Louisa St New Orleans, LA	3.0	1.0	750	$1,500	$2.00	16d	1	0.27mi
2017 Louisa St New Orleans, LA	3.0	1.0	750	$1,300	$1.73	16d	1	0.27mi
1905 Montegut St New Orleans, LA	2.0	1.5	870	$1,275	$1.47	23d	1	0.30mi
3201 N Galvez St Unit 2B New Orleans, LA	2.0	1.0	700	$1,250	$1.79	23d	1	0.32mi
1244 Clouet St New Orleans, LA	2.0	1.0	950	$1,500	$1.58	23d	1	0.33mi
2027 Feliciana St New Orleans, LA	2.0	1.0	1104	$1,100	$1.00	15d	1	0.34mi
1225 Clouet St Unit 1225 New Orleans, LA	2.0	2.0	900	$1,600	$1.78	23d	1	0.34mi
1217 Clouet St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	23d	1	0.35mi
1211 Gallier St New Orleans, LA	2.0	1.0	900	$1,000	$1.11	23d	1	0.37mi
2129 Desire St Unit 1B New Orleans, LA	3.0	1.0	1105	$1,200	$1.09	2d	1	0.38mi
2129 Desire St Unit 1B New Orleans, LA	3.0	1.0	1105	$1,200	$1.09	3d	1	0.38mi
1634 Bartholomew St New Orleans, LA	2.0	1.0	900	$1,300	$1.44	23d	1	0.38mi
1628 Bartholomew St New Orleans, LA	3.0	2.0	1050	$1,600	$1.52	23d	1	0.38mi
3121 Saint Claude Ave Unit A New Orleans, LA	1.0	1.0	600	$900	$1.50	23d	1	0.41mi
3027 Saint Claude Ave Unit B New Orleans, LA	1.0	1.0	784	$1,795	$2.29	23d	1	0.45mi
1310 Bartholomew St Unit 1310 New Orleans, LA	1.0	1.0	637	$1,150	$1.81	23d	1	0.46mi
2010 Saint Ferdinand St New Orleans, LA	2.0	1.0	909	$1,650	$1.82	23d	1	0.49mi
1019 Clouet St New Orleans, LA	2.0	1.0	880	$1,700	$1.93	23d	1	0.50mi
935 Louisa St New Orleans, LA	1.0	1.0	810	$1,500	$1.85	23d	1	0.52mi
933 Louisa St New Orleans, LA	2.0	1.0	800	$1,700	$2.12	23d	1	0.53mi
2625 Urquhart St New Orleans, LA	2.0	1.0	810	$1,100	$1.36	16d	1	0.55mi
1121 Bartholomew St Unit 1121 New Orleans, LA	2.0	1.0	893	$2,000	$2.24	23d	1	0.56mi
2003 Almonaster Ave New Orleans, LA	3.0	2.0	988	$1,600	$1.62	23d	1	0.56mi
1226 Port St New Orleans, LA	3.0	1.0	1023	$1,650	$1.61	23d	1	0.56mi
2423 Louisa St New Orleans, LA	2.0	1.0	1050	$1,300	$1.24	11d	1	0.57mi
2421 Louisa St New Orleans, LA	2.0	1.0	1050	$1,300	$1.24	11d	1	0.57mi
1319 France St New Orleans, LA	2.0	1.0	923	$975	$1.06	21d	1	0.57mi
3421 Burgundy St New Orleans, LA	2.0	2.0	1120	$3,000	$2.68	23d	1	0.58mi
4222 N Johnson St New Orleans, LA	3.0	2.0	1100	$1,895	$1.72	23d	1	0.59mi
4217 N Johnson St New Orleans, LA	3.0	2.0	904	$1,650	$1.83	23d	1	0.60mi
2519 N Derbigny St New Orleans, LA	3.0	1.0	994	$1,300	$1.31	21d	1	0.61mi
2509 Piety St New Orleans, LA	2.0	2.0	1056	$1,450	$1.37	23d	1	0.62mi
3137 N Dorgenois St New Orleans, LA	2.0	2.0	960	$1,440	$1.50	16d	1	0.63mi

Listing history 22 events

1. 2026-06-18
   days on market $170,000 Active 65 DOM
2. 2026-06-17
   days on market $170,000 Active 64 DOM
3. 2026-06-16
   days on market $170,000 Active 63 DOM
4. 2026-06-15
   days on market $170,000 Active 62 DOM
5. 2026-06-13
   days on market $170,000 Active 60 DOM
6. 2026-06-10
   days on market $170,000 Active 57 DOM
7. 2026-06-09
   days on market $170,000 Active 56 DOM
8. 2026-06-08
   days on market $170,000 Active 55 DOM
9. 2026-06-07
   days on market $170,000 Active 54 DOM
10. 2026-06-05
    days on market $170,000 Active 51 DOM
11. 2026-06-03
    days on market $170,000 Active 50 DOM
12. 2026-06-02
    days on market $170,000 Active 49 DOM
13. 2026-06-01
    days on market $170,000 Active 48 DOM
14. 2026-05-31
    days on market $170,000 Active 47 DOM
15. 2026-05-05
    price $170,000 697-char remark

    Show marketing remark (708 chars)

    Modern Luxury Meets NOLA Charm! Step inside this well maintained cottage where every detail has been elevated for city living. The open-concept layout is anchored by a chef’s dream kitchen, featuring stunning marble countertops, a massive center island with breakfast bar seating, and premium stainless steel appliances. Gorgeous hardwood floors flow seamlessly throughout the bright living space and into the spacious bedroom. Beyond the interior excellence, enjoy a private, covered rear patio and gated off-street parking—a rare luxury! Whether you're looking for your first home or a high-end short-term rental, 1706 Piety St offers the perfect blend of style, security, and New Orleans soul.

16. 2026-05-05
    price $170,000 708-char remark

    Show marketing remark (708 chars)

    Modern Luxury Meets NOLA Charm! Step inside this well maintained cottage where every detail has been elevated for city living. The open-concept layout is anchored by a chef’s dream kitchen, featuring stunning marble countertops, a massive center island with breakfast bar seating, and premium stainless steel appliances. Gorgeous hardwood floors flow seamlessly throughout the bright living space and into the spacious bedroom. Beyond the interior excellence, enjoy a private, covered rear patio and gated off-street parking—a rare luxury! Whether you're looking for your first home or a high-end short-term rental, 1706 Piety St offers the perfect blend of style, security, and New Orleans soul.

17. 2026-04-14
    listed $182,000 Active 697-char remark

    Show marketing remark (708 chars)

    Modern Luxury Meets NOLA Charm! Step inside this well maintained cottage where every detail has been elevated for city living. The open-concept layout is anchored by a chef’s dream kitchen, featuring stunning marble countertops, a massive center island with breakfast bar seating, and premium stainless steel appliances. Gorgeous hardwood floors flow seamlessly throughout the bright living space and into the spacious bedroom. Beyond the interior excellence, enjoy a private, covered rear patio and gated off-street parking—a rare luxury! Whether you're looking for your first home or a high-end short-term rental, 1706 Piety St offers the perfect blend of style, security, and New Orleans soul.

18. 2026-04-14
    listed $182,000 Active 708-char remark

    Show marketing remark (708 chars)

    Modern Luxury Meets NOLA Charm! Step inside this well maintained cottage where every detail has been elevated for city living. The open-concept layout is anchored by a chef’s dream kitchen, featuring stunning marble countertops, a massive center island with breakfast bar seating, and premium stainless steel appliances. Gorgeous hardwood floors flow seamlessly throughout the bright living space and into the spacious bedroom. Beyond the interior excellence, enjoy a private, covered rear patio and gated off-street parking—a rare luxury! Whether you're looking for your first home or a high-end short-term rental, 1706 Piety St offers the perfect blend of style, security, and New Orleans soul.

19. 2023-07-18
    price $185,500
20. 2023-05-09
    listed $185,500
21. 2011-07-19
    listed $25,000
22. 2011-07-19
    listed $25,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $1,571 · $131/mo
• Projected year-2 tax: $1,571 · $131/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 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: $16,590
• − Mortgage interest: −$9,523
• − Property taxes: −$1,571
• − Insurance: −$1,648
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$4,945
• Taxable loss: −$3,751
• Est. tax savings @ 24.0%: +$900
• After-tax cash flow: $90/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

+580.0% since first listed

8 events — show timeline

• 2026-05-05 Price Changed $170,000 AcadianaMLS
• 2026-05-05 Price Changed $170,000 GSREIN
• 2026-04-14 Listed $182,000 GSREIN
• 2026-04-14 Listed $182,000 AcadianaMLS
• 2023-07-18 Price Changed $185,500 GSREIN
• 2023-05-09 Listed $185,500 AcadianaMLS
• 2011-07-19 Listed $25,000 GSREIN
• 2011-07-19 Listed $25,000 AcadianaMLS

Property tax history

+17.1%/yr

Latest (2026): $1,571 · +1.1% YoY. Source: county tax records.