1928 Eagle St · New Orleans, LA 70118

$99,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 39 Days on market

Built 1930 $79/sqft · 65% below area ↓ 34% since listing

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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 +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT OPPORTUNITY TO RENOVATE HISTORIC SHOTGUN SINGLE AT YOUR OWN PACE! LOCATED IN RED-HOT CARROLLTON NEIGHBORHOOD, THIS PROPERTY NEEDS SOME TLC BUT HAS HUGE UPSIDE POTENTIAL. ELECTRICITY AND WATER ARE ACTIVE! OVERSIZED 45X120 LOT WITH AMPLE OFF-STREET PARKING. X FLOOD ZONE. O/A

Key facts

• Oversized lot
• 2 parking spots
• Built 1930

Tags

• HISTORIC SHOTGUN SINGLE
• CARROLLTON NEIGHBORHOOD
• OVERSIZED LOT
• AMPLE OFF-STREET PARKING

Property features AI

Finance

• Other: Oversized city lot approximately 45 x 120

Exterior

• Parking: Off-street parking for two vehicles
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation
• Construction: Wood siding; Shingle roof; Built with a raised foundation
• Exterior features: Fenced yard; Concrete porch

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 total rooms
• Bathrooms: 1 full bathroom
• Interior features: Average condition
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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.
• Zoned schools: Benjamin Franklin Elem. Math And Science (math 12% / reading 23%, grade F, #479 of 646 statewide, top 75%, 747 students, 98% FRL, charter) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 279 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).
• This rent runs 30% 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 $684 of loan paydown is wiped out by about $3k 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 + 1.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 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: property tax is 2.6% of price; flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.63% ✓
• Cap rate: 12.37%
• Cash-on-cash: 21.70%
• DSCR: 1.97
• GRM: 5.1

CMA / ARV

• ARV (median comp): $280,410
• List price: $99,000
• Delta: -64.69%
• 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
8528 Jeannette St	0.36mi	2/2.0	1,200 (-4%)	1mo	$349,000	$291	71
917 Joliet St	0.71mi	2/1.0	1,251 (+0%)	0mo	$297,400	$238	66
8426 Green St	0.31mi	2/2.0	1,130 (-10%)	2mo	$260,000	$230	64
1419 Cambronne St	0.45mi	2/2.0	1,186 (-5%)	4mo	$365,000	$308	64
2018 Fern St	0.62mi	3/1.0 (+1)	1,280 (+3%)	1mo	$200,000	$156	61
913 Odwyer Pl	0.30mi	2/3.0	1,400 (+12%)	5mo	$250,000	$179	54
1522 Monroe St	0.28mi	3/3.0 (+1)	1,385 (+11%)	3mo	$325,000	$235	53
1718 Short St	0.57mi	3/2.0 (+1)	1,321 (+6%)	3mo	$419,000	$317	52
228 Jules Ave	0.71mi	3/2.0 (+1)	1,309 (+5%)	4mo	$262,000	$200	47
290 Brooklyn Ave	0.66mi	3/3.0 (+1)	1,326 (+6%)	5mo	$320,000	$241	42
7809 Hickory St	0.68mi	2/2.0	1,417 (+14%)	1mo	$301,800	$213	41
2419 Short St	0.68mi	2/2.0	1,077 (-14%)	2mo	$350,000	$325	40

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: 8.1%
• Equity multiple: 1.31×
• Total profit: $8,547
• Equity at exit: $14,761

10-year hold

• IRR: 15.3%
• Equity multiple: 2.11×
• Total profit: $30,873
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$519
• Tax from tax record: −$213 /mo · $2,553/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $435

Break-even live

Break-even rent $1,063

Max offer price $99,000

Occupancy floor 68%

Sensitivity live

Price	-10% $491	-5% $463	+0% $435	+5% $407	+10% $379
Rent	-10% $307	-5% $371	+0% $435	+5% $499	+10% $562
Rate	-1.0pp $485	-0.5pp $460	base $435	+0.5pp $409	+1.0pp $383

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1916 Eagle St New Orleans, LA	3.0	2.0	1000	$1,250	$1.25	25d	1	0.04mi
1916 Eagle St New Orleans, LA	3.0	2.0	1000	$1,250	$1.25	4d	1	0.04mi
1836 General Ogden St New Orleans, LA	3.0	2.0	1368	$1,675	$1.22	25d	1	0.08mi
8927 Hickory St New Orleans, LA	2.0	1.0	1440	$1,500	$1.04	25d	1	0.13mi
8635 Green St New Orleans, LA	3.0	1.0	950	$950	$1.00	16d	1	0.21mi
8609 Green St New Orleans, LA	3.0	2.0	1009	$1,800	$1.78	18d	1	0.24mi
8626 Green St New Orleans, LA	3.0	1.5	1450	$1,500	$1.03	18d	1	0.24mi
8607 Green St New Orleans, LA	2.0	1.0	735	$1,300	$1.77	25d	1	0.24mi
1730 Joliet St New Orleans, LA	2.0	1.0	850	$1,400	$1.65	5d	1	0.26mi
1600 Monroe St Unit 2A New Orleans, LA	2.0	1.0	791	$1,750	$2.21	18d	1	0.27mi
1600 Monroe St Unit 1B New Orleans, LA	2.0	1.0	850	$1,550	$1.82	18d	1	0.27mi
8423 Cohn St New Orleans, LA	2.0	2.0	887	$1,700	$1.92	25d	1	0.27mi
8421 Cohn St New Orleans, LA	2.0	2.0	887	$1,750	$1.97	25d	1	0.27mi
8422 Hickory St Unit B New Orleans, LA	1.0	1.5	1000	$2,400	$2.40	25d	1	0.30mi
1820 Cambronne St New Orleans, LA	2.0	1.5	900	$1,600	$1.78	16d	1	0.30mi
1822 Cambronne St New Orleans, LA	2.0	1.5	900	$1,600	$1.78	16d	1	0.30mi
2305 Joliet St New Orleans, LA	3.0	2.0	1451	$2,500	$1.72	45d	1	0.32mi
2311 Joliet St New Orleans, LA	2.0	2.0	950	$1,900	$2.00	25d	1	0.33mi
8943 Jeannette St New Orleans, LA	2.0	2.0	1040	$1,375	$1.32	13d	1	0.33mi
2428 Eagle St New Orleans, LA	2.0	1.0	840	$1,425	$1.70	25d	1	0.34mi
2022 Dante St New Orleans, LA	2.0	1.0	989	$1,300	$1.31	5d	1	0.35mi
8537 S Claiborne Ave New Orleans, LA	2.0	1.0	1450	$1,400	$0.97	5d	1	0.35mi
1528 Joliet St New Orleans, LA	1.0	1.0	700	$1,350	$1.93	13d	1	0.36mi
117 Addison St New Orleans, LA	2.0	1.5	1088	$1,350	$1.24	25d	1	0.36mi
1701 Cambronne St New Orleans, LA	2.0	1.0	900	$1,800	$2.00	25d	1	0.36mi
127 Addison St New Orleans, LA	2.0	1.0	800	$1,500	$1.88	45d	1	0.37mi
8515 Jeannette St New Orleans, LA	2.0	2.0	1215	$2,000	$1.65	17d	1	0.37mi
8633 Nelson St New Orleans, LA	2.0	1.0	800	$1,100	$1.38	3d	1	0.39mi
9122 Nelson St New Orleans, LA	2.0	2.0	1100	$1,550	$1.41	25d	1	0.41mi
8812 Apple St New Orleans, LA	3.0	2.0	1085	$1,650	$1.52	17d	1	0.41mi
9215 S Claiborne Ave New Orleans, LA	2.0	2.0	1100	$2,000	$1.82	13d	1	0.42mi
8227 Green St Unit B New Orleans, LA	2.0	1.0	800	$1,200	$1.50	25d	1	0.43mi
9129 Nelson St New Orleans, LA	2.0	1.5	1434	$1,900	$1.32	25d	1	0.43mi
1311 General Ogden St New Orleans, LA	2.0	1.0	730	$990	$1.36	25d	1	0.44mi
8526 Willow St New Orleans, LA	2.0	1.0	1056	$1,475	$1.40	25d	1	0.45mi
1526 Dante St New Orleans, LA	3.0	3.0	1446	$3,000	$2.07	18d	1	0.45mi
8231 Birch St Unit A New Orleans, LA	2.0	1.0	800	$1,645	$2.06	25d	1	0.46mi
1517 Dante St New Orleans, LA	3.0	1.0	1500	$1,700	$1.13	18d	1	0.48mi
8634 Plum St New Orleans, LA	2.0	1.0	750	$1,450	$1.93	13d	1	0.49mi
8429 Apple St Unit 1B New Orleans, LA	2.0	1.0	803	$1,400	$1.74	25d	1	0.50mi

Listing history 22 events

1. 2026-06-21
   days on market $99,000 Active 39 DOM
2. 2026-06-18
   days on market $99,000 Active 36 DOM
3. 2026-06-17
   days on market $99,000 Active 35 DOM
4. 2026-06-16
   days on market $99,000 Active 34 DOM
5. 2026-06-15
   days on market $99,000 Active 33 DOM
6. 2026-06-13
   days on market $99,000 Active 31 DOM
7. 2026-06-10
   days on market $99,000 Active 28 DOM
8. 2026-06-09
   days on market $99,000 Active 27 DOM
9. 2026-06-08
   days on market $99,000 Active 26 DOM
10. 2026-06-07
    days on market $99,000 Active 25 DOM
11. 2026-06-05
    days on market $99,000 Active 22 DOM
12. 2026-06-03
    days on market $99,000 Active 21 DOM
13. 2026-06-02
    days on market $99,000 Active 20 DOM
14. 2026-06-01
    days on market $99,000 Active 19 DOM
15. 2026-05-31
    days on market $99,000 Active 18 DOM
16. 2026-05-13
    listed $99,000 Active 279-char remark

    Show marketing remark (279 chars)

    GREAT OPPORTUNITY TO RENOVATE HISTORIC SHOTGUN SINGLE AT YOUR OWN PACE! LOCATED IN RED-HOT CARROLLTON NEIGHBORHOOD, THIS PROPERTY NEEDS SOME TLC BUT HAS HUGE UPSIDE POTENTIAL. ELECTRICITY AND WATER ARE ACTIVE! OVERSIZED 45X120 LOT WITH AMPLE OFF-STREET PARKING. X FLOOD ZONE. O/A

17. 2026-05-13
    listed $99,000 Active 280-char remark

    Show marketing remark (279 chars)

    GREAT OPPORTUNITY TO RENOVATE HISTORIC SHOTGUN SINGLE AT YOUR OWN PACE! LOCATED IN RED-HOT CARROLLTON NEIGHBORHOOD, THIS PROPERTY NEEDS SOME TLC BUT HAS HUGE UPSIDE POTENTIAL. ELECTRICITY AND WATER ARE ACTIVE! OVERSIZED 45X120 LOT WITH AMPLE OFF-STREET PARKING. X FLOOD ZONE. O/A

18. 2025-02-15
    price $145,000
19. 2025-02-15
    price $145,000
20. 2024-12-18
    price $148,500
21. 2024-12-10
    price $148,500
22. 2024-09-24
    listed $150,000 Active

ⓘ 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: $2,553 · $213/mo
• Projected year-2 tax: $2,553 · $213/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 · 73% 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: $19,361
• − Mortgage interest: −$5,546
• − Property taxes: −$2,553
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$2,880
• Taxable income: $3,991
• Est. tax owed @ 24.0%: −$958
• After-tax cash flow: $4,261/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

-34.0% since first listed

7 events — show timeline

• 2026-05-13 Listed $99,000 GSREIN
• 2026-05-13 Listed $99,000 AcadianaMLS
• 2025-02-15 Price Changed $145,000 AcadianaMLS
• 2025-02-15 Price Changed $145,000 GSREIN
• 2024-12-18 Price Changed $148,500 AcadianaMLS
• 2024-12-10 Price Changed $148,500 GSREIN
• 2024-09-24 Listed $150,000 AcadianaMLS

Property tax history

+39.1%/yr

Latest (2026): $2,553 · +1.1% YoY. Source: county tax records.