4415-35 Wilson Ave · New Orleans, LA 70126

$1,000,000

None bd · None ba · 8,360 sqft · MultiFamily · 82 Days on market

Poor condition 0.32 ac lot $120/sqft · 241% above area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.4/5.0
• Schools +1.6/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 12 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This well-maintained 12-unit apartment community, located at 4415-4435 Wilson Avenue in New Orleans, presents a compelling investment opportunity with strong in-place cash flow and operational stability. The property consists of twelve units totaling twenty-eight bedrooms and sixteen bathrooms, featuring a desirable mix of four (4) 3-bedroom/2-bath units and eight (8) 2-bedroom/1-bath units. The asset generates approximately $12,141 in monthly rental income (once the last unit is leased), with additional revenue from on-site laundry. It is currently supported by a solid 92% occupancy rate. Originally renovated in 2019, the property features updated electrical, plumbing, roofing, and window systems, contributing to reduced maintenance and long-term durability. Each unit is individually metered, enhancing expense control and operational efficiency. The gross building area is approximately 8,360 square feet and includes 16 off-street parking spaces. The property is located in a favorable Flood Zone X. A purchaser has the ability to acquire this stabilized asset and continue raising rents to market levels, with the potential to improve the cap rate to 10%+. NOI: $86,519 CAP Rate: 8.65% Gross Rents: $12,141 /month or $145,692 /year All information is deemed reliable but is not guaranteed. Buyers and Buyers' agents are advised to verify all information, measurements, and details independently. Contact the agents for additional information or to schedule a showing: Cameron Griffin: [email protected] Rami Khodr: [email protected]

Key facts

• On site laundry
• 0.32 acre lot
• Listed 81 days

Tags

• 12 UNIT APARTMENT COMMUNITY
• ON SITE LAUNDRY
• UPDATED ELECTRICAL SYSTEMS
• UPDATED PLUMBING SYSTEMS
• UPDATED ROOFING SYSTEMS
• UPDATED WINDOW SYSTEMS

What this means for you Summary

Snapshot

• This is a 4×3bd/2ba + 8×2bd/1ba units multifamily listed at $1.00M. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $5k ($63k/yr) — positive. Per door: $437/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.00M).
• Recommended offer: $940k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 soft (-0.2%/yr); 224 active listings in the ZIP; lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $15,463/mo this rent would consume 445% of the median local household income ($42k/yr) (locally 1767% 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 $7k of loan paydown is wiped out by about $30k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $280k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($940k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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: 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 $940,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.55% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.74%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (median comp): $292,954
• List price: $1,000,000
• Delta: 241.35%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.45×
• Total profit: $126,560
• Equity at exit: $149,103

10-year hold

• IRR: 18.3%
• Equity multiple: 2.31×
• Total profit: $365,813
• Equity at exit: $86,462

Cash invested: $280,000 (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 →

ZIP-level market 70126

• Home prices YoY: -17.0%
• Rents YoY: -0.2%
• Active inventory: 224
• Price-to-rent: 54.3×

Monthly cashflow live

• Estimated rent: $15,463 medium
• Mortgage (P&I): −$5,244
• Tax est. 1.5%: −$1,250 /mo · $15,000/yr
• Insurance: −$417
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,247
• Net cashflow: $5,239

Break-even live

Break-even rent $8,832

Max offer price $1,000,000

Occupancy floor 61%

Sensitivity live

Price	-10% $5,930	-5% $5,584	+0% $5,239	+5% $4,893	+10% $4,547
Rent	-10% $4,017	-5% $4,628	+0% $5,239	+5% $5,849	+10% $6,460
Rate	-1.0pp $5,742	-0.5pp $5,493	base $5,239	+0.5pp $4,979	+1.0pp $4,716

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$6,136
▸ 8× units	2	1	$9,328
Total (12 units)			$15,463

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: $250,000
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $1,000,000 Active 82 DOM
2. 2026-06-18
   days on market $1,000,000 Active 79 DOM
3. 2026-06-17
   days on market $1,000,000 Active 78 DOM
4. 2026-06-16
   days on market $1,000,000 Active 77 DOM
5. 2026-06-15
   days on market $1,000,000 Active 76 DOM
6. 2026-06-13
   days on market $1,000,000 Active 74 DOM
7. 2026-06-10
   days on market $1,000,000 Active 71 DOM
8. 2026-06-09
   days on market $1,000,000 Active 70 DOM
9. 2026-06-08
   days on market $1,000,000 Active 69 DOM
10. 2026-06-07
    days on market $1,000,000 Active 68 DOM
11. 2026-06-05
    days on market $1,000,000 Active 65 DOM
12. 2026-06-03
    days on market $1,000,000 Active 64 DOM
13. 2026-06-02
    days on market $1,000,000 Active 63 DOM
14. 2026-06-01
    days on market $1,000,000 Active 62 DOM
15. 2026-05-31
    days on market $1,000,000 Active 61 DOM
16. 2026-03-31
    listed $1,000,000 Active 1562-char remark

    Show marketing remark (1562 chars)

    This well-maintained 12-unit apartment community, located at 4415-4435 Wilson Avenue in New Orleans, presents a compelling investment opportunity with strong in-place cash flow and operational stability. The property consists of twelve units totaling twenty-eight bedrooms and sixteen bathrooms, featuring a desirable mix of four (4) 3-bedroom/2-bath units and eight (8) 2-bedroom/1-bath units. The asset generates approximately $12,141 in monthly rental income (once the last unit is leased), with additional revenue from on-site laundry. It is currently supported by a solid 92% occupancy rate. Originally renovated in 2019, the property features updated electrical, plumbing, roofing, and window systems, contributing to reduced maintenance and long-term durability. Each unit is individually metered, enhancing expense control and operational efficiency. The gross building area is approximately 8,360 square feet and includes 16 off-street parking spaces. The property is located in a favorable Flood Zone X. A purchaser has the ability to acquire this stabilized asset and continue raising rents to market levels, with the potential to improve the cap rate to 10%+. NOI: $86,519 CAP Rate: 8.65% Gross Rents: $12,141 /month or $145,692 /year All information is deemed reliable but is not guaranteed. Buyers and Buyers' agents are advised to verify all information, measurements, and details independently. Contact the agents for additional information or to schedule a showing: Cameron Griffin: [email protected] Rami Khodr: [email protected]

17. 2026-01-10
    historical $900
18. 2025-12-11
    price $900
19. 2025-10-09
    listed $1,000
20. 2025-05-23
    historical $1,000
21. 2025-04-03
    listed $1,000
22. 2024-11-12
    listed $988,000 Active 705-char remark

    Show marketing remark (705 chars)

    This meticulously maintained 12-unit apartment complex, situated along Wilson Avenue, presents a compelling investment prospect. Boasting a strong occupancy rate of 91.66%, the property generates a robust monthly income of $11,501. Having undergone a comprehensive renovation in 2019, the complex was equipped with brand-new electrical, plumbing, roofing, and window systems. This ensures long-lasting durability and minimal maintenance requirements. Each unit is independently metered, providing convenience for both tenants and ownership. This turn-key investment opportunity is for any seasoned investors and newcomers alike, offering a stable income stream and significant potential for future growth.

ⓘ 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 · 60% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 21 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: $185,556
• − Mortgage interest: −$56,016
• − Property taxes: −$15,000
• − Insurance: −$5,798
• − Repairs & maintenance: −$14,844
• − Management: −$14,844
• − Depreciation: −$29,091
• Taxable income: $49,963
• Est. tax owed @ 24.0%: −$11,991
• After-tax cash flow: $50,871/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 · 8 photos

Poor 20/100 Extensive rehab

This 12-unit apartment complex is in poor condition with extensive repairs and maintenance needed. A comprehensive renovation is required to improve the property's condition and increase its value for both resale and rental.

Repairs flagged

• Major roof — The roof appears to be in poor condition with visible damage and discoloration.
• Major exterior siding — The exterior siding and paint appear to be in poor condition, with visible wear and tear.
• Major flooring — The flooring in the interior appears to be in poor condition, with visible wear and tear.
• Major interior walls — The interior walls appear to be in poor condition, with visible wear and tear.
• Major HVAC and mechanical systems — The HVAC and mechanical systems appear to be in poor condition, with visible wear and tear.

Value-add opportunities

• Both repair and replace roof — A new roof will improve the overall condition of the property and increase its value for both resale and rental.
• Both repair and replace exterior siding and paint — A new exterior siding and paint job will improve the curb appeal and increase the property's value for both resale and rental.
• Both repair and replace flooring — New flooring will improve the interior condition and increase the property's value for both resale and rental.
• Both repair and replace interior walls — New interior walls will improve the condition of the property and increase its value for both resale and rental.
• Both repair and replace HVAC and mechanical systems — New HVAC and mechanical systems will improve the comfort and energy efficiency of the property and increase its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition with visible damage and discoloration.	Major	$15,000–50,000
exterior siding · The exterior siding and paint appear to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
flooring · The flooring in the interior appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls · The interior walls appear to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
HVAC and mechanical systems · The HVAC and mechanical systems appear to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both repair and replace roof — A new roof will improve the overall condition of the property and increase its value for both resale and rental. ↑
• Both repair and replace exterior siding and paint — A new exterior siding and paint job will improve the curb appeal and increase the property's value for both resale and rental. ↑
• Both repair and replace flooring — New flooring will improve the interior condition and increase the property's value for both resale and rental. ↑
• Both repair and replace interior walls — New interior walls will improve the condition of the property and increase its value for both resale and rental. ↑
• Both repair and replace HVAC and mechanical systems — New HVAC and mechanical systems will improve the comfort and energy efficiency of the property and increase its value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 27,047
• Household income: $41,709
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1767.0

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: Predominantly Black (85%)
• Race & ethnicity: Black 85% Hispanic / Latino 6% Two or more races 5% White 5%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 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: ▼ -36.35%
• Current HPI: 177.355
• Rent YoY: ▼ -0.24%
• 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

+1.2% since first listed

7 events — show timeline

• 2026-03-31 Listed $1,000,000 AcadianaMLS
• 2026-01-10 Rental Removed $900 GSREIN
• 2025-12-11 Price Changed $900 GSREIN
• 2025-10-09 Listed for Rent $1,000 GSREIN
• 2025-05-23 Rental Removed $1,000 GSREIN
• 2025-04-03 Listed for Rent $1,000 GSREIN
• 2024-11-12 Listed $988,000 AcadianaMLS