2006 Clouet St · New Orleans, LA 70117

$75,000

2 bd · 1.0 ba · 684 sqft · SingleFamily public records · 137 Days on market

Built 1940 $110/sqft · 32% below area Est $139k · 46% under ↓ 23% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property located in an established New Orleans neighborhood. The home offers an opportunity for renovation or customization to suit buyer needs. Convenient roadways with access to surrounding areas. Suitable for buyers seeking a project property. Home is being sold as-is.

Key facts

• Parking
• Built 1940
• Listed 137 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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 rising (+2.5%/yr); 581 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 34% of the median local income ($46k/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 $519 of loan paydown is wiped out by about $2k 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 + 2.5% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1940 — 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: 1.75% ✓
• Cap rate: 14.92%
• Cash-on-cash: 30.80%
• DSCR: 2.37
• GRM: 4.8

CMA / ARV

• ARV (median comp): $139,288
• List price: $75,000
• Delta: -46.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1024 Martinique Aly	0.72mi	1/1.0 (-1)	637 (-7%)	6mo	$313,500	$492	44

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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 1.82×
• Total profit: $17,317
• Equity at exit: $11,183

10-year hold

• IRR: 28.2%
• Equity multiple: 3.44×
• Total profit: $51,302
• Equity at exit: $6,485

Cash invested: $21,000 (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 70117

• Rents YoY: 2.5%
• Active inventory: 581
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,309 high
• Mortgage (P&I): −$393
• Tax from tax record: −$71 /mo · $846/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $472

Break-even live

Break-even rent $711

Max offer price $75,000

Occupancy floor 59%

Sensitivity live

Price	-10% $515	-5% $494	+0% $472	+5% $451	+10% $430
Rent	-10% $369	-5% $421	+0% $472	+5% $524	+10% $576
Rate	-1.0pp $510	-0.5pp $492	base $472	+0.5pp $453	+1.0pp $433

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2017 Louisa St New Orleans, LA	3.0	1.0	750	$1,300	$1.73	18d	1	0.16mi
2019 Louisa St New Orleans, LA	3.0	1.0	750	$1,500	$2.00	18d	1	0.16mi
3201 N Galvez St Unit 2B New Orleans, LA	2.0	1.0	700	$1,250	$1.79	24d	1	0.18mi
1703 Clouet St New Orleans, LA	2.0	1.0	650	$1,200	$1.85	17d	1	0.22mi
1614 Louisa St New Orleans, LA	2.0	1.0	733	$1,100	$1.50	24d	1	0.30mi
2720 N Claiborne Ave New Orleans, LA	1.0	1.0	500	$950	$1.90	24d	1	0.39mi
3133 N Villere St New Orleans, LA	2.0	1.0	715	$1,250	$1.75	24d	1	0.45mi
3121 Saint Claude Ave Unit A New Orleans, LA	1.0	1.0	600	$900	$1.50	24d	1	0.64mi
4120 N Rocheblave St New Orleans, LA	2.0	1.0	750	$1,275	$1.70	4d	1	0.73mi
1310 Bartholomew St Unit 1310 New Orleans, LA	1.0	1.0	637	$1,150	$1.81	24d	1	0.76mi
882 Montegut St New Orleans, LA	1.0–3.0	1.0–2.0	826	$2,088	$2.53	44d	7	0.83mi
2247 N Galvez St New Orleans, LA	2.0	1.0	669	$1,100	$1.64	24d	1	0.85mi
2123 Marigny St New Orleans, LA	1.0	1.0	700	$1,000	$1.43	4d	1	0.86mi
3060 Dauphine St New Orleans, LA	1.0–2.0	1.0–2.0	804	$1,995	$2.48	4d	1	0.90mi
722 Louisa St Unit 724-101 (15) New Orleans, LA	1.0	1.0	450	$1,250	$2.78	24d	1	0.93mi
722 Louisa St Unit 722-103 (3) New Orleans, LA	1.0	1.0	450	$999	$2.22	18d	1	0.93mi
3251 Saint Ferdinand St Unit H137 New Orleans, LA	1.0	1.0	625	$955	$1.53	24d	1	1.01mi
2431 Dauphine St New Orleans, LA	1.0	1.0	544	$2,100	$3.86	3d	1	1.02mi
2431 Dauphine St New Orleans, LA	1.0	1.0	544	$2,100	$3.86	4d	1	1.02mi
3135 Eads St New Orleans, LA	1.0	1.0	700	$1,050	$1.50	3d	1	1.05mi
550 Saint Ferdinand St New Orleans, LA	1.0	1.0	455	$975	$2.14	24d	1	1.05mi
3251 Saint Ferdinand St Unit B111 New Orleans, LA	1.0	1.0	625	$905	$1.45	15d	1	1.05mi
2108 Urquhart St New Orleans, LA	1.0	1.0	625	$1,550	$2.48	24d	1	1.06mi
4543 Urquhart St Unit B New Orleans, LA	2.0	1.0	700	$1,150	$1.64	12d	1	1.06mi
4545 Urquhart St Unit B New Orleans, LA	2.0	1.0	700	$1,150	$1.64	24d	1	1.06mi
1810 Touro St New Orleans, LA	2.0	1.0	700	$1,140	$1.63	24d	1	1.09mi
4318 N Rampart St New Orleans, LA	2.0	1.0	750	$1,100	$1.47	24d	1	1.09mi
3900 Royal St Unit 1B New Orleans, LA	1.0	1.0	690	$1,650	$2.39	24d	1	1.10mi
2025 N Johnson St New Orleans, LA	3.0	1.0	650	$1,350	$2.08	24d	1	1.10mi
4421 Burgundy St Unit 103 New Orleans, LA	1.0	1.0	495	$1,250	$2.53	24d	1	1.18mi
2321 Chartres St Unit B New Orleans, LA	1.0	1.0	600	$1,550	$2.58	18d	1	1.18mi
2321 Chartres St Unit A New Orleans, LA	1.0	1.0	587	$1,450	$2.47	24d	1	1.18mi
2320 Chartres St Unit B New Orleans, LA	2.0	1.0	750	$1,500	$2.00	3d	1	1.20mi
1815 N Claiborne Ave Unit 103 A New Orleans, LA	1.0	1.0	572	$1,050	$1.84	24d	1	1.20mi
2311 Saint Anthony St Unit 1B New Orleans, LA	2.0	1.0	750	$1,350	$1.80	24d	1	1.24mi
3230 Pauger St New Orleans, LA	1.0	1.0	600	$1,200	$2.00	24d	1	1.26mi
1311 Saint Anthony St New Orleans, LA	1.0	1.0	670	$1,350	$2.01	24d	1	1.28mi
1381 Annette St Unit A New Orleans, LA	2.0	1.0	670	$1,100	$1.64	24d	1	1.31mi
2048 Florida Ave Unit B New Orleans, LA	1.0	1.0	500	$1,300	$2.60	18d	1	1.33mi
1908 Dauphine St Unit 2-B New Orleans, LA	2.0	1.0	750	$1,350	$1.80	24d	1	1.34mi

Listing history 23 events

1. 2026-06-17
   status $75,000 Pending 137 DOM
2. 2026-06-16
   days on market $75,000 Active 137 DOM
3. 2026-06-15
   days on market $75,000 Active 136 DOM
4. 2026-06-13
   days on market $75,000 Active 134 DOM
5. 2026-06-10
   days on market $75,000 Active 131 DOM
6. 2026-06-09
   days on market $75,000 Active 130 DOM
7. 2026-06-08
   days on market $75,000 Active 129 DOM
8. 2026-06-07
   days on market $75,000 Active 128 DOM
9. 2026-06-05
   days on market $75,000 Active 125 DOM
10. 2026-06-03
    days on market $75,000 Active 124 DOM
11. 2026-06-02
    days on market $75,000 Active 123 DOM
12. 2026-06-01
    days on market $75,000 Active 122 DOM
13. 2026-05-31
    days on market $75,000 Active 121 DOM
14. 2026-05-14
    price $75,000 272-char remark

    Show marketing remark (272 chars)

    Property located in an established New Orleans neighborhood. The home offers an opportunity for renovation or customization to suit buyer needs. Convenient roadways with access to surrounding areas. Suitable for buyers seeking a project property. Home is being sold as-is.

15. 2026-05-14
    price $75,000 272-char remark

    Show marketing remark (272 chars)

    Property located in an established New Orleans neighborhood. The home offers an opportunity for renovation or customization to suit buyer needs. Convenient roadways with access to surrounding areas. Suitable for buyers seeking a project property. Home is being sold as-is.

16. 2026-02-11
    status Active 272-char remark

    Show marketing remark (272 chars)

    Property located in an established New Orleans neighborhood. The home offers an opportunity for renovation or customization to suit buyer needs. Convenient roadways with access to surrounding areas. Suitable for buyers seeking a project property. Home is being sold as-is.

17. 2026-02-03
    historical 272-char remark

    Show marketing remark (272 chars)

    Property located in an established New Orleans neighborhood. The home offers an opportunity for renovation or customization to suit buyer needs. Convenient roadways with access to surrounding areas. Suitable for buyers seeking a project property. Home is being sold as-is.

18. 2026-01-20
    listed $85,000 Active 272-char remark

    Show marketing remark (272 chars)

    Property located in an established New Orleans neighborhood. The home offers an opportunity for renovation or customization to suit buyer needs. Convenient roadways with access to surrounding areas. Suitable for buyers seeking a project property. Home is being sold as-is.

19. 2026-01-20
    listed $85,000 Active 272-char remark

    Show marketing remark (272 chars)

    Property located in an established New Orleans neighborhood. The home offers an opportunity for renovation or customization to suit buyer needs. Convenient roadways with access to surrounding areas. Suitable for buyers seeking a project property. Home is being sold as-is.

20. 2025-06-25
    listed $99,900 Active
21. 2024-05-06
    listed $99,900 Active
22. 2020-10-13
    price $97,000
23. 2020-09-14
    listed $97,000

ⓘ 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: $846 · $71/mo
• Projected year-2 tax: $846 · $71/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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,707
• − Mortgage interest: −$4,201
• − Property taxes: −$846
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$2,182
• Taxable income: $4,792
• Est. tax owed @ 24.0%: −$1,150
• After-tax cash flow: $4,520/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): 25,652
• Household income: $45,764
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1988.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 30% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 5% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -177.22%
• Current HPI: 184.6061
• Rent YoY: ▲ 2.49%
• 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

-22.7% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $75,000 AcadianaMLS
• 2026-05-14 Price Changed $75,000 GSREIN
• 2026-02-11 Relisted — GSREIN
• 2026-02-03 Listing Removed — GSREIN
• 2026-01-20 Listed $85,000 GSREIN
• 2026-01-20 Listed $85,000 AcadianaMLS
• 2025-06-25 Listed $99,900 AcadianaMLS
• 2024-05-06 Listed $99,900 AcadianaMLS
• 2020-10-13 Price Changed $97,000 GSREIN
• 2020-09-14 Listed $97,000 AcadianaMLS

Property tax history

+24.2%/yr

Latest (2026): $846 · +1.1% YoY. Source: county tax records.