4150 State Street Dr · New Orleans, LA 70125

$270,000

6 bd · 4.0 ba · 2,669 sqft · MultiFamily public records · 612 Days on market

Built 1920 3,484 sqft lot $101/sqft · 24% below area Est $428k · 37% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

NEW ROOF!!!! Lovely Double in Great Location! Both units have 3 bedrooms and 1 bath. Each unit has a spacious living/dining/kitchen area. Off street parking. ***This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. ****

Key facts

• 3,484 sq ft lot
• Listed 612 days

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 217 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,880/mo this rent would consume 76% 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $76k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 612 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $80k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $121k; list at $270k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — 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 $237,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 612 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 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: 1.44% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.10%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (median comp): $427,789
• List price: $270,000
• Delta: -36.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3803 05 State Street Dr	0.29mi	5/3.0 (-1)	2,707 (+1%)	2mo	$295,000	$109	73
4824 Thalia St	0.23mi	6/4.0	2,500 (-6%)	13mo	$283,000	$113	68
7217 19 Pritchard Pl	0.22mi	5/3.5 (-1)	2,788 (+4%)	14mo	$390,000	$140	64
1117 29 S Dupre St	0.62mi	6/4.0	2,592 (-3%)	4mo	$355,000	$137	63
1704 06 S Dupre St	0.49mi	6/4.0	2,332 (-13%)	1mo	$359,000	$154	55
3411 Pine St	0.41mi	6/2.0	2,600 (-3%)	21mo	$135,000	$52	51
3964-66 Louisiana Ave Pkwy	0.57mi	6/2.0	2,372 (-11%)	0mo	$162,500	$69	46
2210 12 Pine St	0.54mi	6/2.0	2,347 (-12%)	1mo	$415,000	$177	46
7833 S Claiborne Ave	0.53mi	6/3.0	3,022 (+13%)	6mo	$260,000	$86	44
1505 07 S White St	0.56mi	5/2.0 (-1)	2,268 (-15%)	3mo	$144,900	$64	33
3600 02 Upperline St	0.58mi	6/2.5	3,063 (+15%)	18mo	$330,000	$108	27

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: 7.0%
• Equity multiple: 1.27×
• Total profit: $20,100
• Equity at exit: $40,258

10-year hold

• IRR: 14.2%
• Equity multiple: 2.02×
• Total profit: $77,172
• Equity at exit: $23,345

Cash invested: $75,600 (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 70125

• Home prices YoY: -16.3%
• Rents YoY: 0.7%
• Active inventory: 217
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $3,880 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$333 /mo · $3,999/yr
• Insurance: −$112
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$815
• Net cashflow: $1,137

Break-even live

Break-even rent $2,441

Max offer price $270,000

Occupancy floor 66%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,880
Total (2 units)			$3,880

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2117 S Lopez St New Orleans, LA	5.0	2.0	1920	$2,000	$1.04	23d	1	0.36mi
6326 S Johnson St Unit 1 New Orleans, LA	5.0	2.0	2013	$3,950	$1.96	43d	1	0.77mi
6321 S Prieur St New Orleans, LA	6.0	2.0	1900	$4,200	$2.21	43d	1	0.81mi
2818 Palmer Ave New Orleans, LA	5.0	2.0	1832	$4,900	$2.67	43d	1	0.86mi
2808 Calhoun St New Orleans, LA	6.0	4.0	3037	$7,500	$2.47	21d	1	0.87mi
3112 Upperline St New Orleans, LA	5.0	3.5	2800	$3,650	$1.30	23d	1	0.90mi
2715 Palmer Ave New Orleans, LA	5.0	2.0	2184	$4,900	$2.24	43d	1	0.93mi
1609 Broadway St New Orleans, LA	5.0	2.0	1776	$5,000	$2.82	43d	1	0.93mi
2703 Palmer Ave New Orleans, LA	5.0	2.0	2349	$5,500	$2.34	43d	1	0.93mi
1519 Pine St New Orleans, LA	5.0	3.0	3000	$4,000	$1.33	23d	1	0.99mi
7011 Jeannette St Unit A New Orleans, LA	5.0	3.0	2200	$5,000	$2.27	43d	1	0.99mi
7015 Willow St New Orleans, LA	5.0	3.0	2000	$4,200	$2.10	43d	1	1.06mi
2325 State St New Orleans, LA	5.0	3.0	1800	$4,000	$2.22	23d	1	1.17mi
939 Broadway St New Orleans, LA	5.0	3.0	1900	$4,000	$2.11	3d	1	1.36mi
4 Cromwell Pl New Orleans, LA	5.0	2.0	2600	$7,000	$2.69	43d	1	1.49mi

Listing history 37 events

1. 2026-06-18
   days on market $270,000 Active 612 DOM
2. 2026-06-17
   days on market $270,000 Active 611 DOM
3. 2026-06-16
   days on market $270,000 Active 610 DOM
4. 2026-06-15
   days on market $270,000 Active 609 DOM
5. 2026-06-13
   days on market $270,000 Active 607 DOM
6. 2026-06-10
   days on market $270,000 Active 604 DOM
7. 2026-06-09
   days on market $270,000 Active 603 DOM
8. 2026-06-08
   days on market $270,000 Active 602 DOM
9. 2026-06-07
   days on market $270,000 Active 601 DOM
10. 2026-06-05
    days on market $270,000 Active 598 DOM
11. 2026-06-03
    days on market $270,000 Active 597 DOM
12. 2026-06-02
    days on market $270,000 Active 596 DOM
13. 2026-06-01
    days on market $270,000 Active 595 DOM
14. 2026-05-31
    days on market $270,000 Active 594 DOM
15. 2026-05-19
    price $270,000 421-char remark

    Show marketing remark (421 chars)

    NEW ROOF!!!! Lovely Double in Great Location! Both units have 3 bedrooms and 1 bath. Each unit has a spacious living/dining/kitchen area. Off street parking. ***This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. ****

16. 2026-02-23
    price $280,000 421-char remark

    Show marketing remark (421 chars)

    NEW ROOF!!!! Lovely Double in Great Location! Both units have 3 bedrooms and 1 bath. Each unit has a spacious living/dining/kitchen area. Off street parking. ***This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. ****

17. 2025-11-05
    price $295,000 421-char remark

    Show marketing remark (421 chars)

    NEW ROOF!!!! Lovely Double in Great Location! Both units have 3 bedrooms and 1 bath. Each unit has a spacious living/dining/kitchen area. Off street parking. ***This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. ****

18. 2025-11-04
    price $290,000 421-char remark

    Show marketing remark (421 chars)

    NEW ROOF!!!! Lovely Double in Great Location! Both units have 3 bedrooms and 1 bath. Each unit has a spacious living/dining/kitchen area. Off street parking. ***This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. ****

19. 2025-07-30
    price $305,000 421-char remark

    Show marketing remark (421 chars)

    NEW ROOF!!!! Lovely Double in Great Location! Both units have 3 bedrooms and 1 bath. Each unit has a spacious living/dining/kitchen area. Off street parking. ***This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. ****

20. 2025-06-11
    price $315,000 421-char remark

    Show marketing remark (421 chars)

    NEW ROOF!!!! Lovely Double in Great Location! Both units have 3 bedrooms and 1 bath. Each unit has a spacious living/dining/kitchen area. Off street parking. ***This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. ****

21. 2025-04-04
    price $325,000 421-char remark

    Show marketing remark (421 chars)

    NEW ROOF!!!! Lovely Double in Great Location! Both units have 3 bedrooms and 1 bath. Each unit has a spacious living/dining/kitchen area. Off street parking. ***This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. ****

22. 2025-02-27
    price $335,000 421-char remark

    Show marketing remark (421 chars)

    NEW ROOF!!!! Lovely Double in Great Location! Both units have 3 bedrooms and 1 bath. Each unit has a spacious living/dining/kitchen area. Off street parking. ***This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. ****

23. 2024-07-25
    listed $349,900 Active 421-char remark

    Show marketing remark (421 chars)

    NEW ROOF!!!! Lovely Double in Great Location! Both units have 3 bedrooms and 1 bath. Each unit has a spacious living/dining/kitchen area. Off street parking. ***This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period. ****

24. 2024-03-19
    historical
25. 2024-02-24
    listed $410,000 Active
26. 2024-02-24
    listed $410,000
27. 2017-08-24
    historical
28. 2017-07-09
    price $439,900
29. 2017-03-03
    listed $445,000 Active
30. 2017-03-03
    listed $439,900
31. 2016-04-03
    historical
32. 2016-02-10
    price $460,000
33. 2015-10-06
    listed $500,000 Active
34. 2015-10-02
    listed $460,000
35. 2011-05-11
    soldstatus $121,000
36. 2007-12-18
    soldstatus $125,923
37. 1992-01-30
    soldstatus $35,000

ⓘ 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: $3,999 · $333/mo
• Projected year-2 tax: $3,999 · $333/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 · 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: $46,560
• − Mortgage interest: −$15,124
• − Property taxes: −$3,999
• − Insurance: −$2,148
• − Repairs & maintenance: −$3,725
• − Management: −$3,725
• − Depreciation: −$7,855
• Taxable income: $9,985
• Est. tax owed @ 24.0%: −$2,396
• After-tax cash flow: $11,249/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

+671.4% since first listed

23 events — show timeline

• 2026-05-19 Price Changed $270,000 AcadianaMLS
• 2026-02-23 Price Changed $280,000 AcadianaMLS
• 2025-11-05 Price Changed $295,000 AcadianaMLS
• 2025-11-04 Price Changed $290,000 AcadianaMLS
• 2025-07-30 Price Changed $305,000 AcadianaMLS
• 2025-06-11 Price Changed $315,000 AcadianaMLS
• 2025-04-04 Price Changed $325,000 AcadianaMLS
• 2025-02-27 Price Changed $335,000 AcadianaMLS
• 2024-07-25 Listed $349,900 AcadianaMLS
• 2024-03-19 Delisted — GBRMLS
• 2024-02-24 Listed $410,000 AcadianaMLS
• 2024-02-24 Listed $410,000 GBRMLS
• 2017-08-24 Listing Removed — GSREIN
• 2017-07-09 Price Changed $439,900 GSREIN
• 2017-03-03 Listed $445,000 GSREIN
• 2017-03-03 Listed $439,900 AcadianaMLS
• 2016-04-03 Listing Removed — GSREIN
• 2016-02-10 Price Changed $460,000 GSREIN
• 2015-10-06 Listed $500,000 GSREIN
• 2015-10-02 Listed $460,000 AcadianaMLS
• 2011-05-11 Sold (Public Records) $121,000 Public Records
• 2007-12-18 Sold (Public Records) $125,923 Public Records
• 1992-01-30 Sold (Public Records) $35,000 Public Records

Property tax history

+3.3%/yr

Latest (2026): $3,999 · +1.1% YoY. Source: county tax records.