2525-2527 S Dorgenois St · New Orleans, LA 70125

$255,500

4 bd · 2.0 ba · 1,626 sqft · MultiFamily public records · 245 Days on market

Built 1930 0.43 ac lot $157/sqft · 46% above area Est $366k · 30% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• 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

Multi-Family Shotgun Style Home in Uptown New Orleans, a beautifully spacious 6-bedroom, 2-bath multi-family shotgun style home is perfectly located in the heart of Uptown New Orleans, offering both character and investment potential. Just 8 minutes from the French Quarter, 5 minutes from the Superdome, and only 3 minutes from the interstate, this property puts you right in the center of it all. Excellent potential for rental income or owner-occupied investment. Living in a home near all the local events means you’re right at the heart of the action. You’ll have easy access to festivals, concerts, sporting events, and community gatherings without the hassle of long drives or traffic. It’s perfect for those who love convenience, being social, and soaking up the culture of the area. Plus, when friends and family visit, your home becomes the go-to spot for fun, entertainment, and lasting memories.

Key facts

• Near local events
• Investment potential
• 0.43 acre lot

Tags

• INVESTMENT POTENTIAL
• NEAR LOCAL EVENTS
• EASY ACCESS TO FESTIVALS
• GO-TO SPOT FOR ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $256k.

Deal economics

• At list price, monthly cash flow is $893 ($11k/yr) — positive. Per door: $446/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $256k).
• Recommended offer: $225k (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.
• Market conditions: Rents flat; 219 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,275/mo this rent would consume 64% of the median local household income ($61k/yr) (locally 1270% 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 $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 245 days — a 12% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $224,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.28% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.98%
• DSCR: 1.67
• GRM: 6.5

CMA / ARV

• ARV (median comp): $365,794
• List price: $255,500
• Delta: -30.15%
• 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
4112 14 Thalia St	0.24mi	4/2.0	1,700 (+5%)	8mo	$235,000	$138	75
3528 30 Toledano St	0.26mi	5/2.0 (+1)	1,700 (+5%)	2mo	$133,000	$78	74
3717 S Johnson St	0.45mi	4/2.0	1,605 (-1%)	7mo	$145,000	$90	71
2700-2702 S Johnson St	0.34mi	4/3.0	1,600 (-2%)	9mo	$315,000	$197	70
3229 31 Vincennes Pl	0.70mi	4/2.0	1,620 (-0%)	1mo	$100,000	$62	66
2716-18 S Galvez St	0.30mi	4/3.0	1,600 (-2%)	18mo	$312,000	$195	64
2712-14 S Galvez St	0.30mi	4/3.0	1,600 (-2%)	19mo	$318,000	$199	64
3511 13 Third St	0.48mi	4/2.0	1,680 (+3%)	12mo	$80,000	$48	62
2708 S Johnson St	0.35mi	4/2.0	1,708 (+5%)	17mo	$12,500	$7	62
3839 41 Delachaise St	0.23mi	4/2.0	1,740 (+7%)	23mo	$259,000	$149	59
3020 22 Gen Taylor St	0.67mi	4/2.0	1,717 (+6%)	7mo	$190,000	$111	54
2809 11 Third St	0.71mi	4/2.0	1,404 (-14%)	23mo	$80,000	$57	25

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.11×
• Total profit: $8,156
• Equity at exit: $38,096

10-year hold

• IRR: 10.3%
• Equity multiple: 1.72×
• Total profit: $51,672
• Equity at exit: $22,091

Cash invested: $71,540 (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 70125

• Home prices YoY: -16.3%
• Rents YoY: 0.7%
• Active inventory: 219
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $3,275 high
• Mortgage (P&I): −$1,340
• Tax from tax record: −$248 /mo · $2,977/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $893

Break-even live

Break-even rent $2,145

Max offer price $255,500

Occupancy floor 68%

Sensitivity live

Price	-10% $1,038	-5% $965	+0% $893	+5% $821	+10% $748
Rent	-10% $634	-5% $764	+0% $893	+5% $1,022	+10% $1,152
Rate	-1.0pp $1,022	-0.5pp $958	base $893	+0.5pp $827	+1.0pp $759

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,276
Total (2 units)			$3,275

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: $63,875
• Closing costs: $7,665
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3617 Fourth St Unit A New Orleans, LA	3.0	2.0	1225	$1,995	$1.63	18d	1	0.20mi
2606 S Miro St New Orleans, LA	3.0	2.0	1450	$2,016	$1.39	25d	1	0.23mi
4120 Erato St New Orleans, LA	3.0	2.0	2250	$1,750	$0.78	25d	1	0.32mi
2614 S Johnson St New Orleans, LA	3.0	2.0	1536	$2,079	$1.35	15d	1	0.36mi
1318 S Salcedo St Unit 202 New Orleans, LA	4.0	2.0	1152	$1,975	$1.71	25d	1	0.37mi
1318 S Salcedo St Unit 101 New Orleans, LA	4.0	2.0	1152	$1,775	$1.54	18d	1	0.37mi
3514 S Miro St New Orleans, LA	3.0	2.0	1230	$1,950	$1.59	18d	1	0.39mi
3218 Jackson Ave New Orleans, LA	3.0	2.0	1267	$1,750	$1.38	25d	1	0.40mi
4401 Elba St New Orleans, LA	3.0	2.0	1400	$1,850	$1.32	25d	1	0.44mi
4403 Elba St New Orleans, LA	3.0	2.0	1400	$1,800	$1.29	4d	1	0.44mi
4400 Elba St New Orleans, LA	3.0	2.0	1600	$1,875	$1.17	25d	1	0.45mi
3122 2nd St New Orleans, LA	3.0	3.0	1206	$2,075	$1.72	25d	1	0.49mi
3120 Second St New Orleans, LA	3.0	3.0	1256	$2,050	$1.63	25d	1	0.49mi
1603 S Rendon St New Orleans, LA	3.0	2.0	1329	$1,900	$1.43	21d	1	0.50mi
3108 Second St New Orleans, LA	3.0	3.0	1216	$2,100	$1.73	4d	1	0.51mi
3208 Louisiana Avenue Pkwy New Orleans, LA	3.0	2.0	1391	$1,900	$1.37	18d	1	0.53mi
4520 Elba St New Orleans, LA	3.0	2.0	1100	$1,700	$1.55	25d	1	0.53mi
4305 S Johnson St Unit 4305 New Orleans, LA	3.0	1.0	1175	$1,595	$1.36	13d	1	0.54mi
2833 S Derbigny St New Orleans, LA	3.0	2.0	1500	$1,795	$1.20	25d	1	0.55mi
2117 S Lopez St New Orleans, LA	5.0	2.0	1920	$2,000	$1.04	25d	1	0.56mi
3636 Upperline St New Orleans, LA	3.0	1.0	1600	$1,975	$1.23	25d	1	0.60mi
3044 Louisiana Avenue Pkwy New Orleans, LA	3.0	2.0	1800	$1,900	$1.06	25d	1	0.61mi
4603 S Miro St New Orleans, LA	3.0	2.0	1650	$1,650	$1.00	25d	1	0.63mi
3035 Delachaise St New Orleans, LA	3.0	1.0	1968	$1,750	$0.89	3d	1	0.64mi
2651 Poydras St New Orleans, LA	1.0–4.0	1.0–2.0	1095	$2,545	$2.32	3d	16	0.66mi
3350 Jena St New Orleans, LA	3.0	2.5	2200	$2,500	$1.14	45d	1	0.66mi
3737 Nashville Ave New Orleans, LA	4.0	2.0	2000	$3,400	$1.70	22d	1	0.67mi
4206 S Derbigny St New Orleans, LA	3.0	1.0	1300	$1,600	$1.23	25d	1	0.70mi
4816 Thalia St New Orleans, LA	3.0	2.0	1218	$1,850	$1.52	25d	1	0.71mi
4814 Thalia St Unit B New Orleans, LA	3.0	2.0	1218	$1,850	$1.52	25d	1	0.71mi
4117 State Street Dr New Orleans, LA	3.0	1.0	1678	$1,550	$0.92	13d	1	0.71mi
4702 Euphrosine St New Orleans, LA	3.0	1.0	1100	$1,850	$1.68	4d	1	0.75mi
2645 Gravier St Unit 2645-A New Orleans, LA	3.0	1.0	1290	$1,595	$1.24	25d	1	0.79mi
2722 Martin L King Bl New Orleans, LA	3.0	2.5	1350	$1,800	$1.33	25d	1	0.80mi
2539 Gravier St Unit 2541 New Orleans, LA	3.0	1.0	1115	$1,495	$1.34	17d	1	0.80mi
3429 Clara St New Orleans, LA	3.0	2.0	1620	$2,350	$1.45	15d	1	0.82mi
2608 Magnolia St New Orleans, LA	4.0	2.5	1950	$3,200	$1.64	45d	1	0.82mi
2304 Gravier St Unit 2304 New Orleans, LA	3.0	2.0	1112	$1,800	$1.62	17d	1	0.82mi
1407 Magnolia St New Orleans, LA	3.0	2.0	1824	$1,500	$0.82	25d	1	0.83mi
5417 S Johnson St New Orleans, LA	3.0	3.0	1739	$2,900	$1.67	18d	1	0.86mi

Listing history 27 events

1. 2026-06-21
   days on market $255,500 Active 245 DOM
2. 2026-06-18
   days on market $255,500 Active 242 DOM
3. 2026-06-17
   days on market $255,500 Active 241 DOM
4. 2026-06-16
   days on market $255,500 Active 240 DOM
5. 2026-06-15
   days on market $255,500 Active 239 DOM
6. 2026-06-13
   days on market $255,500 Active 237 DOM
7. 2026-06-10
   days on market $255,500 Active 234 DOM
8. 2026-06-09
   days on market $255,500 Active 233 DOM
9. 2026-06-08
   days on market $255,500 Active 232 DOM
10. 2026-06-07
    days on market $255,500 Active 231 DOM
11. 2026-06-05
    days on market $255,500 Active 228 DOM
12. 2026-06-03
    days on market $255,500 Active 227 DOM
13. 2026-06-02
    days on market $255,500 Active 226 DOM
14. 2026-06-01
    days on market $255,500 Active 225 DOM
15. 2026-05-31
    days on market $255,500 Active 224 DOM
16. 2026-01-08
    status Active 925-char remark

    Show marketing remark (925 chars)

    Multi-Family Shotgun Style Home in Uptown New Orleans, a beautifully spacious 6-bedroom, 2-bath multi-family shotgun style home is perfectly located in the heart of Uptown New Orleans, offering both character and investment potential. Just 8 minutes from the French Quarter, 5 minutes from the Superdome, and only 3 minutes from the interstate, this property puts you right in the center of it all. Excellent potential for rental income or owner-occupied investment. Living in a home near all the local events means you’re right at the heart of the action. You’ll have easy access to festivals, concerts, sporting events, and community gatherings without the hassle of long drives or traffic. It’s perfect for those who love convenience, being social, and soaking up the culture of the area. Plus, when friends and family visit, your home becomes the go-to spot for fun, entertainment, and lasting memories.

17. 2025-10-16
    listed $255,500 Active 907-char remark

    Show marketing remark (925 chars)

    Multi-Family Shotgun Style Home in Uptown New Orleans, a beautifully spacious 6-bedroom, 2-bath multi-family shotgun style home is perfectly located in the heart of Uptown New Orleans, offering both character and investment potential. Just 8 minutes from the French Quarter, 5 minutes from the Superdome, and only 3 minutes from the interstate, this property puts you right in the center of it all. Excellent potential for rental income or owner-occupied investment. Living in a home near all the local events means you’re right at the heart of the action. You’ll have easy access to festivals, concerts, sporting events, and community gatherings without the hassle of long drives or traffic. It’s perfect for those who love convenience, being social, and soaking up the culture of the area. Plus, when friends and family visit, your home becomes the go-to spot for fun, entertainment, and lasting memories.

18. 2025-10-16
    listed $255,500 Active 925-char remark

    Show marketing remark (925 chars)

    Multi-Family Shotgun Style Home in Uptown New Orleans, a beautifully spacious 6-bedroom, 2-bath multi-family shotgun style home is perfectly located in the heart of Uptown New Orleans, offering both character and investment potential. Just 8 minutes from the French Quarter, 5 minutes from the Superdome, and only 3 minutes from the interstate, this property puts you right in the center of it all. Excellent potential for rental income or owner-occupied investment. Living in a home near all the local events means you’re right at the heart of the action. You’ll have easy access to festivals, concerts, sporting events, and community gatherings without the hassle of long drives or traffic. It’s perfect for those who love convenience, being social, and soaking up the culture of the area. Plus, when friends and family visit, your home becomes the go-to spot for fun, entertainment, and lasting memories.

19. 2023-12-29
    status Pending
20. 2023-12-29
    soldstatus $245,000 Closed
21. 2023-12-29
    soldstatus $245,000
22. 2023-11-04
    price $245,000
23. 2023-11-04
    price $245
24. 2023-10-31
    listed $240 Active
25. 2023-10-31
    listed $245,000
26. 2019-02-07
    soldstatus $150,000
27. 2018-02-28
    listed $149,000

ⓘ 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: $2,977 · $248/mo
• Projected year-2 tax: $2,977 · $248/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $39,300
• − Mortgage interest: −$14,312
• − Property taxes: −$2,977
• − Insurance: −$1,278
• − Repairs & maintenance: −$3,144
• − Management: −$3,144
• − Depreciation: −$7,433
• Taxable income: $7,013
• Est. tax owed @ 24.0%: −$1,683
• After-tax cash flow: $9,031/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): 17,821
• Household income: $61,174
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 1270.0

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 0.63)
• Race & ethnicity: Black 51% White 32% Hispanic / Latino 9% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 1% Chinese 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: ▼ -49.68%
• Current HPI: 255.5998
• Rent YoY: ▲ 0.73%
• 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

+71.5% since first listed

12 events — show timeline

• 2026-01-08 Relisted — GBRMLS
• 2025-10-16 Listed $255,500 GBRMLS
• 2025-10-16 Listed $255,500 AcadianaMLS
• 2023-12-29 Pending — GSREIN
• 2023-12-29 Sold (Public Records) $245,000 Public Records
• 2023-12-29 Sold (MLS) $245,000 GSREIN
• 2023-11-04 Price Changed $245,000 GSREIN
• 2023-11-04 Price Changed $245 GSREIN
• 2023-10-31 Listed $245,000 AcadianaMLS
• 2023-10-31 Listed $240 GSREIN
• 2019-02-07 Sold (Public Records) $150,000 Public Records
• 2018-02-28 Listed $149,000 AcadianaMLS

Property tax history

+19.2%/yr

Latest (2026): $2,977 · +1.1% YoY. Source: county tax records.