3316 Seine St · New Orleans, LA 70114

$362,500

8 bd · 6.0 ba · 5,326 sqft · MultiFamily public records · 49 Days on market

Built 1985 6,721 sqft lot $68/sqft · 19% above area Est $303k · 19% over ↓ 5% since listing

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Why this score? — see what drove the C+ 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
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Investor's Dream - 4 Fourplexes Rare opportunity to acquire four income-producing fourplexes being offered together as a package deal MLS #2518525, 2518530, and 2518533. With a new roof installed in 2022 and over 50% of the units renovated in the last two years, much of the heavy lifting has already been done. Current monthly rents total $15,619 with 5 vacancies, many of which have been recently spruced up and 3 are currently tenant ready. Significant upside potential to reach approximately $25,800 per month under Section 8 payment standards. This is a strong value-add investment with both stable cash flow and room for growth. Don't miss the chance to own a solid multi-family portfolio with immediate income and long-term potential! Do not miss out on this awesome addition to any portfolio. Priced below recent appraisal. Flood insurance runs approximately $3,600 per building annually.

Key facts

• 3 tenant ready
• New roof installed
• 6,721 sq ft lot

Tags

• NEW ROOF INSTALLED
• OVER 50% UNITS RENOVATED
• CURRENT MONTHLY RENTS TOTAL
• 3 TENANT READY

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $362k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $745/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $362k).
• Recommended offer: $352k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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 soft (-0.7%/yr); 265 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 $5,831/mo this rent would consume 161% of the median local household income ($43k/yr) (locally 2240% 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 $3k of loan paydown is wiped out by about $11k 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 $102k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts 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 $351,625 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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. 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 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: 1.61% ✓
• Cap rate: 13.91%
• Cash-on-cash: 27.21%
• DSCR: 2.21
• GRM: 5.2

CMA / ARV

• ARV (median comp): $303,487
• List price: $362,500
• Delta: 19.45%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.9%
• Equity multiple: 1.66×
• Total profit: $66,524
• Equity at exit: $54,050

10-year hold

• IRR: 23.2%
• Equity multiple: 2.73×
• Total profit: $175,207
• Equity at exit: $31,342

Cash invested: $101,500 (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 70114

• Rents YoY: -0.7%
• Active inventory: 265
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $5,831 high
• Mortgage (P&I): −$1,901
• Tax from tax record: −$253 /mo · $3,036/yr
• Insurance: −$151
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,225
• Net cashflow: $2,235

Break-even live

Break-even rent $3,002

Max offer price $362,500

Occupancy floor 57%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$5,832
Total (3 units)			$5,831

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: $90,625
• Closing costs: $10,875
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-04
   status Pending 896-char remark

   Show marketing remark (915 chars)

   Investor’s Dream – 4 Fourplexes Rare opportunity to acquire four income-producing fourplexes being offered together as a package deal MLS #2518525, 2518530, and 2518533. With a new roof installed in 2022 and over 50% of the units renovated in the last two years, much of the heavy lifting has already been done. Current monthly rents total $15,619 with 5 vacancies, many of which have been recently spruced up and 3 are currently tenant ready. Significant upside potential to reach approximately $25,800 per month under Section 8 payment standards. This is a strong value-add investment with both stable cash flow and room for growth. Don’t miss the chance to own a solid multi-family portfolio with immediate income and long-term potential! Do not miss out on this awesome addition to any portfolio. Priced below recent appraisal. Flood insurance runs approximately $3,600 per building annually.

2. 2026-05-04
   status Pending 915-char remark

   Show marketing remark (915 chars)

   Investor’s Dream – 4 Fourplexes Rare opportunity to acquire four income-producing fourplexes being offered together as a package deal MLS #2518525, 2518530, and 2518533. With a new roof installed in 2022 and over 50% of the units renovated in the last two years, much of the heavy lifting has already been done. Current monthly rents total $15,619 with 5 vacancies, many of which have been recently spruced up and 3 are currently tenant ready. Significant upside potential to reach approximately $25,800 per month under Section 8 payment standards. This is a strong value-add investment with both stable cash flow and room for growth. Don’t miss the chance to own a solid multi-family portfolio with immediate income and long-term potential! Do not miss out on this awesome addition to any portfolio. Priced below recent appraisal. Flood insurance runs approximately $3,600 per building annually.

3. 2026-04-15
   status Active 896-char remark

   Show marketing remark (915 chars)

   Investor’s Dream – 4 Fourplexes Rare opportunity to acquire four income-producing fourplexes being offered together as a package deal MLS #2518525, 2518530, and 2518533. With a new roof installed in 2022 and over 50% of the units renovated in the last two years, much of the heavy lifting has already been done. Current monthly rents total $15,619 with 5 vacancies, many of which have been recently spruced up and 3 are currently tenant ready. Significant upside potential to reach approximately $25,800 per month under Section 8 payment standards. This is a strong value-add investment with both stable cash flow and room for growth. Don’t miss the chance to own a solid multi-family portfolio with immediate income and long-term potential! Do not miss out on this awesome addition to any portfolio. Priced below recent appraisal. Flood insurance runs approximately $3,600 per building annually.

4. 2026-04-15
   status Active 915-char remark

   Show marketing remark (915 chars)

   Investor’s Dream – 4 Fourplexes Rare opportunity to acquire four income-producing fourplexes being offered together as a package deal MLS #2518525, 2518530, and 2518533. With a new roof installed in 2022 and over 50% of the units renovated in the last two years, much of the heavy lifting has already been done. Current monthly rents total $15,619 with 5 vacancies, many of which have been recently spruced up and 3 are currently tenant ready. Significant upside potential to reach approximately $25,800 per month under Section 8 payment standards. This is a strong value-add investment with both stable cash flow and room for growth. Don’t miss the chance to own a solid multi-family portfolio with immediate income and long-term potential! Do not miss out on this awesome addition to any portfolio. Priced below recent appraisal. Flood insurance runs approximately $3,600 per building annually.

5. 2026-02-18
   status Pending 896-char remark

   Show marketing remark (915 chars)

   Investor’s Dream – 4 Fourplexes Rare opportunity to acquire four income-producing fourplexes being offered together as a package deal MLS #2518525, 2518530, and 2518533. With a new roof installed in 2022 and over 50% of the units renovated in the last two years, much of the heavy lifting has already been done. Current monthly rents total $15,619 with 5 vacancies, many of which have been recently spruced up and 3 are currently tenant ready. Significant upside potential to reach approximately $25,800 per month under Section 8 payment standards. This is a strong value-add investment with both stable cash flow and room for growth. Don’t miss the chance to own a solid multi-family portfolio with immediate income and long-term potential! Do not miss out on this awesome addition to any portfolio. Priced below recent appraisal. Flood insurance runs approximately $3,600 per building annually.

6. 2026-02-18
   status Pending 915-char remark

   Show marketing remark (915 chars)

   Investor’s Dream – 4 Fourplexes Rare opportunity to acquire four income-producing fourplexes being offered together as a package deal MLS #2518525, 2518530, and 2518533. With a new roof installed in 2022 and over 50% of the units renovated in the last two years, much of the heavy lifting has already been done. Current monthly rents total $15,619 with 5 vacancies, many of which have been recently spruced up and 3 are currently tenant ready. Significant upside potential to reach approximately $25,800 per month under Section 8 payment standards. This is a strong value-add investment with both stable cash flow and room for growth. Don’t miss the chance to own a solid multi-family portfolio with immediate income and long-term potential! Do not miss out on this awesome addition to any portfolio. Priced below recent appraisal. Flood insurance runs approximately $3,600 per building annually.

7. 2026-02-12
   status Active 896-char remark

   Show marketing remark (915 chars)

   Investor’s Dream – 4 Fourplexes Rare opportunity to acquire four income-producing fourplexes being offered together as a package deal MLS #2518525, 2518530, and 2518533. With a new roof installed in 2022 and over 50% of the units renovated in the last two years, much of the heavy lifting has already been done. Current monthly rents total $15,619 with 5 vacancies, many of which have been recently spruced up and 3 are currently tenant ready. Significant upside potential to reach approximately $25,800 per month under Section 8 payment standards. This is a strong value-add investment with both stable cash flow and room for growth. Don’t miss the chance to own a solid multi-family portfolio with immediate income and long-term potential! Do not miss out on this awesome addition to any portfolio. Priced below recent appraisal. Flood insurance runs approximately $3,600 per building annually.

8. 2026-02-12
   status Active 915-char remark

   Show marketing remark (915 chars)

   Investor’s Dream – 4 Fourplexes Rare opportunity to acquire four income-producing fourplexes being offered together as a package deal MLS #2518525, 2518530, and 2518533. With a new roof installed in 2022 and over 50% of the units renovated in the last two years, much of the heavy lifting has already been done. Current monthly rents total $15,619 with 5 vacancies, many of which have been recently spruced up and 3 are currently tenant ready. Significant upside potential to reach approximately $25,800 per month under Section 8 payment standards. This is a strong value-add investment with both stable cash flow and room for growth. Don’t miss the chance to own a solid multi-family portfolio with immediate income and long-term potential! Do not miss out on this awesome addition to any portfolio. Priced below recent appraisal. Flood insurance runs approximately $3,600 per building annually.

9. 2026-02-07
   historical $1,900
10. 2026-01-29
    status Pending 915-char remark

    Show marketing remark (915 chars)

    Investor’s Dream – 4 Fourplexes Rare opportunity to acquire four income-producing fourplexes being offered together as a package deal MLS #2518525, 2518530, and 2518533. With a new roof installed in 2022 and over 50% of the units renovated in the last two years, much of the heavy lifting has already been done. Current monthly rents total $15,619 with 5 vacancies, many of which have been recently spruced up and 3 are currently tenant ready. Significant upside potential to reach approximately $25,800 per month under Section 8 payment standards. This is a strong value-add investment with both stable cash flow and room for growth. Don’t miss the chance to own a solid multi-family portfolio with immediate income and long-term potential! Do not miss out on this awesome addition to any portfolio. Priced below recent appraisal. Flood insurance runs approximately $3,600 per building annually.

11. 2026-01-05
    listed $362,500 Active 896-char remark

    Show marketing remark (915 chars)

    Investor’s Dream – 4 Fourplexes Rare opportunity to acquire four income-producing fourplexes being offered together as a package deal MLS #2518525, 2518530, and 2518533. With a new roof installed in 2022 and over 50% of the units renovated in the last two years, much of the heavy lifting has already been done. Current monthly rents total $15,619 with 5 vacancies, many of which have been recently spruced up and 3 are currently tenant ready. Significant upside potential to reach approximately $25,800 per month under Section 8 payment standards. This is a strong value-add investment with both stable cash flow and room for growth. Don’t miss the chance to own a solid multi-family portfolio with immediate income and long-term potential! Do not miss out on this awesome addition to any portfolio. Priced below recent appraisal. Flood insurance runs approximately $3,600 per building annually.

12. 2026-01-05
    listed $362,500 Active 915-char remark

    Show marketing remark (915 chars)

    Investor’s Dream – 4 Fourplexes Rare opportunity to acquire four income-producing fourplexes being offered together as a package deal MLS #2518525, 2518530, and 2518533. With a new roof installed in 2022 and over 50% of the units renovated in the last two years, much of the heavy lifting has already been done. Current monthly rents total $15,619 with 5 vacancies, many of which have been recently spruced up and 3 are currently tenant ready. Significant upside potential to reach approximately $25,800 per month under Section 8 payment standards. This is a strong value-add investment with both stable cash flow and room for growth. Don’t miss the chance to own a solid multi-family portfolio with immediate income and long-term potential! Do not miss out on this awesome addition to any portfolio. Priced below recent appraisal. Flood insurance runs approximately $3,600 per building annually.

13. 2026-01-01
    historical $1,900
14. 2025-12-16
    listed $1,900
15. 2025-11-12
    historical $2,050
16. 2025-10-26
    listed $2,050
17. 2025-10-09
    price $362,500
18. 2025-10-08
    price $362,500
19. 2025-08-27
    listed $400,000 Active
20. 2025-08-26
    listed $2,000

ⓘ 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: $3,036 · $253/mo
• Projected year-2 tax: $3,036 · $253/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 9/10 Extreme FEMA zone X (shaded) · 76% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $69,972
• − Mortgage interest: −$20,306
• − Property taxes: −$3,036
• − Insurance: −$2,610
• − Repairs & maintenance: −$5,598
• − Management: −$5,598
• − Depreciation: −$10,545
• Taxable income: $22,279
• Est. tax owed @ 24.0%: −$5,347
• After-tax cash flow: $21,473/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): 22,659
• Household income: $43,493
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 2240.0

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 (72%)
• Race & ethnicity: Black 72% White 16% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 2% 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: ▼ -98.56%
• Current HPI: 149.0172
• Rent YoY: ▼ -0.72%
• 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

-5.0% since first listed

20 events — show timeline

• 2026-05-04 Pending — AcadianaMLS
• 2026-05-04 Pending — GSREIN
• 2026-04-15 Relisted — AcadianaMLS
• 2026-04-15 Relisted — GSREIN
• 2026-02-18 Pending — AcadianaMLS
• 2026-02-18 Pending — GSREIN
• 2026-02-12 Relisted — AcadianaMLS
• 2026-02-12 Relisted — GSREIN
• 2026-02-07 Rental Removed $1,900 RENTEC
• 2026-01-29 Pending — GSREIN
• 2026-01-05 Listed $362,500 GSREIN
• 2026-01-05 Listed $362,500 AcadianaMLS
• 2026-01-01 Rental Removed $1,900 GSREIN
• 2025-12-16 Listed for Rent $1,900 RENTEC
• 2025-11-12 Rental Removed $2,050 RENTEC
• 2025-10-26 Listed for Rent $2,050 GSREIN
• 2025-10-09 Price Changed $362,500 AcadianaMLS
• 2025-10-08 Price Changed $362,500 GSREIN
• 2025-08-27 Listed $400,000 AcadianaMLS
• 2025-08-26 Listed for Rent $2,000 RENTEC

Property tax history

-2.4%/yr

Latest (2026): $3,036 · +0.0% YoY. Source: county tax records.