2908 General Ogden St · New Orleans, LA 70118

$165,000

2 bd · 2.0 ba · 1,464 sqft · SingleFamily public records · 92 Days on market

Built 1977 $113/sqft · 32% below area Est $244k · 32% under

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Why this score? — see what drove the C+ 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• 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

Listing remarks MLS

Well-maintained brick home featuring a very large primary room with ensuite and natural lighting throughout. Includes ADA-accessible features and functional living space.

Key facts

• Natural lighting
• Ensuite
• Brick home

Tags

• BRICK HOME
• LARGE PRIMARY ROOM
• ENSUITE
• NATURAL LIGHTING
• FUNCTIONAL LIVING SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 279 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 34% of the median local income ($64k/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 92 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $40k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $165k implies a 535% gain — meaningful room to come down on a strong offer.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.08% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $243,667
• List price: $165,000
• Delta: -32.28%
• 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
8719 Fig St	0.13mi	3/2.0 (+1)	1,540 (+5%)	1mo	$70,000	$45	80
2939 Leonidas St	0.23mi	3/2.0 (+1)	1,516 (+4%)	0mo	$155,500	$103	78
3024 Hollygrove St	0.11mi	3/2.0 (+1)	1,533 (+5%)	5mo	$299,000	$195	78
2510 General Ogden St	0.27mi	3/1.0 (+1)	1,500 (+2%)	2mo	$55,000	$37	73
8917 Apple St	0.20mi	3/2.0 (+1)	1,586 (+8%)	3mo	$221,000	$139	69
9119 Edinburgh St	0.42mi	3/2.0 (+1)	1,349 (-8%)	1mo	$125,000	$93	62
9102 Oleander St	0.21mi	3/2.0 (+1)	1,274 (-13%)	3mo	$58,066	$46	62
2828 Mistletoe St	0.21mi	3/2.0 (+1)	1,670 (+14%)	2mo	$287,000	$172	60
7822 Colapissa St	0.73mi	3/2.0 (+1)	1,452 (-1%)	1mo	$245,000	$169	59
913 Odwyer Pl	0.66mi	2/3.0	1,400 (-4%)	5mo	$250,000	$179	54
7909 Belfast St	0.69mi	3/2.0 (+1)	1,615 (+10%)	0mo	$466,000	$289	45
8207 Neron Pl	0.62mi	3/3.0 (+1)	1,608 (+10%)	3mo	$270,000	$168	43

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 · 0.97% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.62×
• Total profit: $-17,502
• Equity at exit: $24,602

10-year hold

• IRR: -4.6%
• Equity multiple: 0.73×
• Total profit: $-12,614
• Equity at exit: $14,266

Cash invested: $46,200 (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 70118

• Rents YoY: 1.0%
• Active inventory: 279
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $200

Break-even live

Break-even rent $1,528

Max offer price $165,000

Occupancy floor 84%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8709 Pritchard Pl New Orleans, LA	3.0	2.0	1000	$1,500	$1.50	21d	1	0.10mi
8929 Colapissa St New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	23d	1	0.15mi
9107 Fig St New Orleans, LA	3.0	3.0	1230	$2,000	$1.63	3d	1	0.18mi
8610 Apricot St New Orleans, LA	3.0	2.0	1000	$2,200	$2.20	10d	1	0.19mi
2730 Leonidas St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	23d	1	0.20mi
8812 Apple St New Orleans, LA	3.0	2.0	1085	$1,650	$1.52	15d	1	0.23mi
2527 Eagle St New Orleans, LA	3.0	2.0	1571	$2,200	$1.40	23d	1	0.25mi
8816 Olive St New Orleans, LA	3.0	2.0	1200	$1,800	$1.50	23d	1	0.30mi
8816 Olive St Unit A-B New Orleans, LA	3.0	2.0	1200	$1,800	$1.50	15d	1	0.30mi
8405 Apricot St New Orleans, LA	3.0	2.0	1058	$1,795	$1.70	3d	1	0.31mi
8405 Apricot St New Orleans, LA	3.0	2.0	1058	$1,795	$1.70	2d	1	0.31mi
8514 Forshey St New Orleans, LA	3.0	1.0	1030	$1,600	$1.55	23d	1	0.32mi
9309 Belfast St Rm A New Orleans, LA	1.0	1.0	1220	$1,200	$0.98	23d	1	0.33mi
9129 Nelson St New Orleans, LA	2.0	1.5	1434	$1,900	$1.32	23d	1	0.34mi
8329 Pritchard Pl Unit B New Orleans, LA	1.0	1.5	1500	$1,600	$1.07	11d	1	0.34mi
9122 Nelson St New Orleans, LA	2.0	2.0	1100	$1,550	$1.41	23d	1	0.34mi
2616 Cambronne St Unit 2618 New Orleans, LA	3.0	1.0	1200	$1,475	$1.23	23d	1	0.36mi
8537 S Claiborne Ave New Orleans, LA	2.0	1.0	1450	$1,400	$0.97	3d	1	0.39mi
9215 S Claiborne Ave New Orleans, LA	2.0	2.0	1100	$2,000	$1.82	11d	1	0.42mi
8502 Edinburgh St New Orleans, LA	3.0	2.0	1456	$1,800	$1.24	3d	1	0.44mi
9438 Forshey St New Orleans, LA	3.0	2.0	1274	$2,000	$1.57	23d	1	0.47mi
8815 Palm St New Orleans, LA	3.0	2.0	1195	$2,100	$1.76	23d	1	0.47mi
2311 Joliet St New Orleans, LA	2.0	2.0	950	$1,900	$2.00	23d	1	0.49mi
2305 Joliet St New Orleans, LA	3.0	2.0	1451	$2,500	$1.72	43d	1	0.51mi
7933 Belfast St Unit Upper New Orleans, LA	3.0	2.0	1500	$2,400	$1.60	23d	1	0.63mi
912 Monticello Ave New Orleans, LA	3.0	2.0	1750	$2,500	$1.43	43d	1	0.65mi
1916 Eagle St New Orleans, LA	3.0	2.0	1000	$1,250	$1.25	23d	1	0.68mi
1916 Eagle St New Orleans, LA	3.0	2.0	1000	$1,250	$1.25	2d	1	0.68mi
9528 Stroelitz St New Orleans, LA	3.0	2.0	1174	$2,100	$1.79	11d	1	0.68mi
3317 Short St New Orleans, LA	3.0	2.0	900	$1,600	$1.78	23d	1	0.68mi
9540 Stroelitz St Unit 9540 New Orleans, LA	2.0	1.0	949	$1,495	$1.58	23d	1	0.69mi
2022 Dante St New Orleans, LA	2.0	1.0	989	$1,300	$1.31	3d	1	0.70mi
1836 General Ogden St New Orleans, LA	3.0	2.0	1368	$1,675	$1.22	23d	1	0.71mi
8426 Spruce St New Orleans, LA	3.0	2.0	1700	$3,000	$1.76	43d	1	0.71mi
3205 Fern St New Orleans, LA	2.0	1.0	938	$1,200	$1.28	21d	1	0.71mi
2231 S Carrollton Ave Unit D New Orleans, LA	3.0	2.0	1600	$2,495	$1.56	23d	1	0.72mi
2308 Short St New Orleans, LA	3.0	2.0	1600	$2,800	$1.75	3d	1	0.73mi
4008 General Ogden St Unit 4008 New Orleans, LA	2.0	2.0	1000	$1,475	$1.48	14d	1	0.74mi
8423 Cohn St New Orleans, LA	2.0	2.0	887	$1,700	$1.92	23d	1	0.74mi
8421 Cohn St New Orleans, LA	2.0	2.0	887	$1,750	$1.97	23d	1	0.74mi

Listing history 28 events

1. 2026-06-18
   days on market $165,000 Active 92 DOM
2. 2026-06-17
   days on market $165,000 Active 91 DOM
3. 2026-06-16
   days on market $165,000 Active 90 DOM
4. 2026-06-15
   days on market $165,000 Active 89 DOM
5. 2026-06-13
   days on market $165,000 Active 87 DOM
6. 2026-06-10
   days on market $165,000 Active 84 DOM
7. 2026-06-09
   days on market $165,000 Active 83 DOM
8. 2026-06-08
   days on market $165,000 Active 82 DOM
9. 2026-06-07
   days on market $165,000 Active 81 DOM
10. 2026-06-05
    days on market $165,000 Active 78 DOM
11. 2026-06-03
    days on market $165,000 Active 77 DOM
12. 2026-06-02
    days on market $165,000 Active 76 DOM
13. 2026-06-01
    days on market $165,000 Active 75 DOM
14. 2026-05-31
    days on market $165,000 Active 74 DOM
15. 2026-04-21
    price $185,000 170-char remark

    Show marketing remark (170 chars)

    Well-maintained brick home featuring a very large primary room with ensuite and natural lighting throughout. Includes ADA-accessible features and functional living space.

16. 2026-04-21
    price $185,000 170-char remark

    Show marketing remark (170 chars)

    Well-maintained brick home featuring a very large primary room with ensuite and natural lighting throughout. Includes ADA-accessible features and functional living space.

17. 2026-03-18
    listed $205,000 Active 170-char remark

    Show marketing remark (170 chars)

    Well-maintained brick home featuring a very large primary room with ensuite and natural lighting throughout. Includes ADA-accessible features and functional living space.

18. 2026-03-18
    listed $205,000 Active 170-char remark

    Show marketing remark (170 chars)

    Well-maintained brick home featuring a very large primary room with ensuite and natural lighting throughout. Includes ADA-accessible features and functional living space.

19. 2025-05-30
    price $230,000
20. 2025-05-29
    price $230,000
21. 2025-04-12
    listed $230,000
22. 2025-04-12
    listed $255,000 Active
23. 2024-01-03
    historical $1,300
24. 2023-12-04
    listed $1,300
25. 2023-10-05
    price $225,000
26. 2023-08-23
    listed $225,000
27. 1998-04-21
    soldstatus $26,000
28. 1979-05-02
    soldstatus $65,000

ⓘ 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) · 74% 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: $21,367
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$4,800
• Taxable loss: −$192
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $2,445/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): 36,072
• Household income: $63,750
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2237.0

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: White 47% Black 34% Hispanic / Latino 11% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Italian 2% Romanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 86% English-only · Spanish 7% French/Haitian/Cajun 2% Other Indo-European 2%

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: ▼ -210.46%
• Current HPI: 282.9629
• Rent YoY: ▲ 0.97%
• 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

+184.6% since first listed

14 events — show timeline

• 2026-04-21 Price Changed $185,000 AcadianaMLS
• 2026-04-21 Price Changed $185,000 GSREIN
• 2026-03-18 Listed $205,000 GSREIN
• 2026-03-18 Listed $205,000 AcadianaMLS
• 2025-05-30 Price Changed $230,000 AcadianaMLS
• 2025-05-29 Price Changed $230,000 GSREIN
• 2025-04-12 Listed $255,000 AcadianaMLS
• 2025-04-12 Listed $230,000 AcadianaMLS
• 2024-01-03 Rental Removed $1,300 GSREIN
• 2023-12-04 Listed for Rent $1,300 GSREIN
• 2023-10-05 Price Changed $225,000 GSREIN
• 2023-08-23 Listed $225,000 AcadianaMLS
• 1998-04-21 Sold (Public Records) $26,000 Public Records
• 1979-05-02 Sold (Public Records) $65,000 Public Records

Property tax history

+0.3%/yr

Latest (2026): $114 · +0.3% YoY. Source: county tax records.