3623 25 Livingston St · New Orleans, LA 70118

$209,000

4 bd · 2.5 ba · 3,544 sqft · SingleFamily public records · 142 Days on market

Built 2009 4,499 sqft lot $59/sqft · 43% below area Est $344k · 39% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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

New listing! Two-story double located in the desirable Palm Air neighborhood, offering a true blank canvas for renovation and design. This property features a total of 6 bedrooms and 4.5 bathrooms, along with off-street parking. In need of a complete renovation, it presents an excellent opportunity for investors or owner-occupants looking to customize a property to their vision. Financing options include your own financing or bond for deed with Only 15% down payment. Financing terms include a 6% interest rate for Years 1–3, followed by a 7% interest rate for Years 4–5. Conveniently located by I-10, Old Metairie, and Airline Highway, with easy access to universities, Mid-City, Uptown, Metairie, shopping, and dining. Measurements are approximate and should be verified by purchaser and/or purchasers' agent. Property being sold as is. Seller requires all buyers to view property prior to submitting an offer!

Key facts

• Complete renovation
• Off-street parking
• 4,499 sq ft lot

Tags

• OFF-STREET PARKING
• COMPLETE RENOVATION
• EASY ACCESS TO UNIVERSITIES
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $209k).
• Recommended offer: $184k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,643/mo this rent would consume 50% of the median local household income ($64k/yr) (locally 2237% 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 $1k of loan paydown is wiped out by about $6k 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 142 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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.
• Current owner paid $155k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $183,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.93%
• DSCR: 1.66
• GRM: 6.6

CMA / ARV

• ARV (median comp): $344,321
• List price: $209,000
• Delta: -39.30%
• 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
15 Maryland Dr	0.45mi	4/2.5	3,735 (+5%)	5mo	$618,000	$165	66
109 Northline St	0.28mi	3/3.5 (-1)	3,303 (-7%)	9mo	$1,350,000	$409	59
10 Maryland Dr	0.45mi	4/3.5	3,094 (-13%)	9mo	$640,000	$207	46
502 Hector Ave	0.63mi	4/3.5	3,805 (+7%)	11mo	$1,645,000	$432	45
139 Lake Ave	0.60mi	4/3.5	3,078 (-13%)	3mo	$820,000	$266	44
330 Vincent Ave	0.52mi	3/3.5 (-1)	3,171 (-10%)	8mo	$1,900,000	$599	43
4319 Hamilton St	0.53mi	5/4.5 (+1)	3,214 (-9%)	6mo	$430,000	$134	42
523 Betz Pl	0.53mi	3/3.5 (-1)	3,213 (-9%)	14mo	$800,000	$249	39
325 Hector Ave	0.71mi	5/4.5 (+1)	3,919 (+11%)	1mo	$1,500,000	$383	36
416 Iona St	0.72mi	4/4.0	3,980 (+12%)	5mo	$1,080,000	$271	36
201 Bellaire Dr	0.51mi	3/3.5 (-1)	3,068 (-13%)	14mo	$1,125,000	$367	33
218 Carrollton Avenue Ave	0.73mi	4/4.5	3,033 (-14%)	16mo	$1,000,000	$330	20

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $3,022
• Equity at exit: $31,163

10-year hold

• IRR: 8.9%
• Equity multiple: 1.62×
• Total profit: $36,180
• Equity at exit: $18,071

Cash invested: $58,520 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,643 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$176 /mo · $2,116/yr
• Insurance: −$87
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $662

Break-even live

Break-even rent $1,805

Max offer price $209,000

Occupancy floor 70%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6465 Oakland Dr New Orleans, LA	3.0	2.5	2864	$4,000	$1.40	3d	1	0.63mi
302 Bella Dr Metairie, LA	3.0	2.0	3125	$5,000	$1.60	4d	1	1.03mi
35 Oaklawn Dr Metairie, LA	3.0	3.0	3175	$12,000	$3.78	43d	1	1.39mi

Listing history 22 events

1. 2026-06-18
   days on market $209,000 Active 142 DOM
2. 2026-06-17
   days on market $209,000 Active 141 DOM
3. 2026-06-16
   days on market $209,000 Active 140 DOM
4. 2026-06-15
   days on market $209,000 Active 139 DOM
5. 2026-06-13
   days on market $209,000 Active 137 DOM
6. 2026-06-10
   days on market $209,000 Active 134 DOM
7. 2026-06-09
   days on market $209,000 Active 133 DOM
8. 2026-06-08
   days on market $209,000 Active 132 DOM
9. 2026-06-07
   days on market $209,000 Active 131 DOM
10. 2026-06-05
    days on market $209,000 Active 128 DOM
11. 2026-06-03
    days on market $209,000 Active 127 DOM
12. 2026-06-02
    days on market $209,000 Active 126 DOM
13. 2026-06-01
    days on market $209,000 Active 125 DOM
14. 2026-05-31
    days on market $209,000 Active 124 DOM
15. 2026-01-27
    listed $209,000 Active 928-char remark

    Show marketing remark (916 chars)

    New listing! Two-story double located in the desirable Palm Air neighborhood, offering a true blank canvas for renovation and design. This property features a total of 6 bedrooms and 4.5 bathrooms, along with off-street parking. In need of a complete renovation, it presents an excellent opportunity for investors or owner-occupants looking to customize a property to their vision. Financing options include your own financing or bond for deed with Only 15% down payment. Financing terms include a 6% interest rate for Years 1-3, followed by a 7% interest rate for Years 4-5. Conveniently located by I-10, Old Metairie, and Airline Highway, with easy access to universities, Mid-City, Uptown, Metairie, shopping, and dining. Measurements are approximate and should be verified by purchaser and/or purchasers' agent. Property being sold as is. Seller requires all buyers to view property prior to submitting an offer!

16. 2026-01-27
    listed $209,000 Active 916-char remark

    Show marketing remark (916 chars)

    New listing! Two-story double located in the desirable Palm Air neighborhood, offering a true blank canvas for renovation and design. This property features a total of 6 bedrooms and 4.5 bathrooms, along with off-street parking. In need of a complete renovation, it presents an excellent opportunity for investors or owner-occupants looking to customize a property to their vision. Financing options include your own financing or bond for deed with Only 15% down payment. Financing terms include a 6% interest rate for Years 1-3, followed by a 7% interest rate for Years 4-5. Conveniently located by I-10, Old Metairie, and Airline Highway, with easy access to universities, Mid-City, Uptown, Metairie, shopping, and dining. Measurements are approximate and should be verified by purchaser and/or purchasers' agent. Property being sold as is. Seller requires all buyers to view property prior to submitting an offer!

17. 2020-10-02
    soldstatus $155,000
18. 2020-09-11
    soldstatus $155,000 Closed
19. 2020-07-03
    status Pending
20. 2020-06-29
    listed $160,000 Active
21. 2020-06-29
    listed $160,000
22. 1987-02-26
    soldstatus $23,000

ⓘ 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: $2,116 · $176/mo
• Projected year-2 tax: $2,116 · $176/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: $31,711
• − Mortgage interest: −$11,707
• − Property taxes: −$2,116
• − Insurance: −$1,842
• − Repairs & maintenance: −$2,537
• − Management: −$2,537
• − Depreciation: −$6,080
• Taxable income: $4,892
• Est. tax owed @ 24.0%: −$1,174
• After-tax cash flow: $6,768/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

+808.7% since first listed

8 events — show timeline

• 2026-01-27 Listed $209,000 AcadianaMLS
• 2026-01-27 Listed $209,000 GSREIN
• 2020-10-02 Sold (Public Records) $155,000 Public Records
• 2020-09-11 Sold (MLS) $155,000 GSREIN
• 2020-07-03 Pending — GSREIN
• 2020-06-29 Listed $160,000 AcadianaMLS
• 2020-06-29 Listed $160,000 GSREIN
• 1987-02-26 Sold (Public Records) $23,000 Public Records

Property tax history

-1.1%/yr

Latest (2026): $2,116 · +1.1% YoY. Source: county tax records.