919 Leboeuf St · New Orleans, LA 70114

$125,000

2 bd · 1.0 ba · 1,629 sqft · SingleFamily public records · 170 Days on market

Built 1984 6,028 sqft lot $77/sqft · 50% below area Est $240k · 48% 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
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this opportunity for investors or buyers looking to add value. Charming, raised single-family home offering 3 bedrooms and 1 full bath with approximately 1,573 sq ft of living space. Features include original hardwood floors, generous living and dining areas, and a large kitchen with ample cabinet and counter space. Covered front porch; gated driveway provides off-street parking. Spacious backyard. Located in an X flood zone. Property is sold as-is with no repairs to be made by seller.

Key facts

• Covered front porch
• Spacious backyard
• Large kitchen

Tags

• ORIGINAL HARDWOOD FLOORS
• COVERED FRONT PORCH
• GATED DRIVEWAY
• SPACIOUS BACKYARD
• LARGE KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $1,879/mo this rent would consume 52% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (17%) 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.
• 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 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: 1.50% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.40%
• DSCR: 1.91
• GRM: 5.5

CMA / ARV

• ARV (median comp): $240,080
• List price: $125,000
• Delta: -47.93%
• 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
1210 Belleville St	0.41mi	3/2.0 (+1)	1,600 (-2%)	10mo	$55,000	$34	60
1600 Bodenger Blvd	0.48mi	3/2.5 (+1)	1,558 (-4%)	1mo	$102,000	$65	59
1321 Pacific Ave	0.38mi	3/1.5 (+1)	1,520 (-7%)	8mo	$60,000	$39	58
415 Vallette St	0.58mi	3/2.0 (+1)	1,700 (+4%)	2mo	$379,000	$223	55
935 Belleville St	0.38mi	3/2.0 (+1)	1,847 (+13%)	2mo	$370,000	$200	49
519 Leboeuf St	0.30mi	3/2.0 (+1)	1,871 (+15%)	7mo	$59,000	$32	47
320 De Armas St	0.64mi	3/2.0 (+1)	1,508 (-7%)	3mo	$138,689	$92	46
717 Nunez St	0.57mi	2/2.0	1,453 (-11%)	7mo	$350,000	$241	46
422 Red Allen Way	0.58mi	3/2.0 (+1)	1,800 (+10%)	1mo	$440,000	$244	46
926 Verret St	0.46mi	3/2.0 (+1)	1,431 (-12%)	7mo	$230,000	$161	44
431 Red Allen Way	0.56mi	3/2.0 (+1)	1,466 (-10%)	9mo	$349,900	$239	40
1439 Lauradale Dr	0.72mi	2/2.0	1,813 (+11%)	11mo	$206,500	$114	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.23×
• Total profit: $7,984
• Equity at exit: $18,638

10-year hold

• IRR: 12.4%
• Equity multiple: 1.84×
• Total profit: $29,359
• Equity at exit: $10,808

Cash invested: $35,000 (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 70114

• Rents YoY: -0.7%
• Active inventory: 265
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$656
• Tax from tax record: −$182 /mo · $2,183/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $529

Break-even live

Break-even rent $1,210

Max offer price $125,000

Occupancy floor 67%

Sensitivity live

Price	-10% $599	-5% $564	+0% $529	+5% $493	+10% $458
Rent	-10% $380	-5% $454	+0% $529	+5% $603	+10% $677
Rate	-1.0pp $591	-0.5pp $560	base $529	+0.5pp $496	+1.0pp $463

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Whitney Ave Unit 1 New Orleans, LA	3.0	2.0	1262	$1,500	$1.19	4d	1	0.10mi
1108 Sumner St New Orleans, LA	3.0	1.5	1197	$1,500	$1.25	13d	1	0.31mi
543 Atlantic Ave New Orleans, LA	2.0	2.5	1430	$2,200	$1.54	25d	1	0.33mi
701 Behrman Ave New Orleans, LA	3.0	2.0	1368	$2,300	$1.68	4d	1	0.34mi
527 Atlantic Ave New Orleans, LA	3.0	2.0	1800	$2,050	$1.14	25d	1	0.35mi
335 Whitney Ave New Orleans, LA	2.0	1.0	1100	$1,575	$1.43	25d	1	0.42mi
718 Majestic Pl New Orleans, LA	3.0	2.0	1164	$1,785	$1.53	22d	1	0.45mi
1414 Sumner St New Orleans, LA	3.0	2.0	1800	$1,450	$0.81	17d	1	0.46mi
606 Drum St New Orleans, LA	3.0	2.0	1131	$2,350	$2.08	25d	1	0.48mi
1402 Behrman Ave New Orleans, LA	2.0	1.0	1673	$1,500	$0.90	25d	1	0.49mi
336 Elmira Ave New Orleans, LA	3.0	1.0	1250	$1,825	$1.46	25d	1	0.52mi
507 Newton St New Orleans, LA	2.0	2.0	1150	$1,400	$1.22	25d	1	0.53mi
325 Elmira Ave Unit 325 New Orleans, LA	3.0	1.5	1050	$1,525	$1.45	25d	1	0.55mi
1140 Teche St Apt B New Orleans, LA	3.0	1.0	1100	$1,850	$1.68	25d	1	0.62mi
513 Park Blvd New Orleans, LA	3.0	2.0	1600	$2,300	$1.44	4d	1	0.65mi
119 Vallette St New Orleans, LA	3.0	2.5	1500	$2,100	$1.40	25d	1	0.73mi
500 Powder St Unit B New Orleans, LA	2.0	1.0	1085	$1,600	$1.47	25d	1	0.78mi
311 Delaronde St New Orleans, LA	2.0	1.0	1120	$1,740	$1.55	25d	1	0.81mi
323 Morgan St Unit G New Orleans, LA	2.0	2.5	1700	$2,500	$1.47	45d	1	0.88mi
323 Morgan St Apt E New Orleans, LA	2.0	2.5	2000	$3,600	$1.80	45d	1	0.89mi
323 Morgan St Unit C New Orleans, LA	2.0	2.0	2000	$3,200	$1.60	45d	1	0.89mi
323 Morgan St New Orleans, LA	2.0	2.5	2000	$3,600	$1.80	18d	1	0.89mi
3431 Chartres St #6 New Orleans, LA	2.0	2.5	1262	$2,750	$2.18	16d	1	1.09mi
1010 Isbell St Gretna, LA	3.0	1.0	1300	$1,350	$1.04	45d	1	1.09mi
3900 Royal St Unit 2A New Orleans, LA	2.0	2.0	1300	$3,000	$2.31	4d	1	1.11mi
1719 Pace Blvd New Orleans, LA	3.0	1.0	1178	$2,000	$1.70	13d	1	1.11mi
3903 Royal St Unit 3903 New Orleans, LA	2.0	1.0	1205	$1,300	$1.08	16d	1	1.12mi
1622 Jo Ann Pl New Orleans, LA	3.0	1.5	1301	$1,500	$1.15	3d	1	1.14mi
625 Louisa St New Orleans, LA	2.0	1.0	1162	$2,400	$2.07	25d	1	1.15mi
1565 Murl St Unit B New Orleans, LA	2.0	2.0	1100	$1,100	$1.00	25d	1	1.15mi
740 Mazant St New Orleans, LA	2.0	2.0	1750	$2,200	$1.26	25d	1	1.18mi
522 Montegut St New Orleans, LA	1.0–2.0	1.0–2.0	1256	$3,500	$2.79	3d	12	1.19mi
3000 Americus St New Orleans, LA	3.0	2.0	1280	$1,400	$1.09	25d	1	1.23mi
3421 Burgundy St New Orleans, LA	2.0	2.0	1120	$3,000	$2.68	25d	1	1.28mi
2 Canal St #2309 New Orleans, LA	2.0	2.0	1173	$8,000	$6.82	17d	1	1.31mi
2 Canal St #2008 New Orleans, LA	2.0	2.5	1533	$9,000	$5.87	4d	1	1.31mi
2 Canal St #2004 New Orleans, LA	1.0	2.0	1173	$7,000	$5.97	17d	1	1.31mi
2 Canal St #2004 New Orleans, LA	1.0	2.0	1173	$7,000	$5.97	4d	1	1.31mi
2 Canal St #2008 New Orleans, LA	2.0	2.5	1533	$9,300	$6.07	17d	1	1.31mi
3134 Burgundy St New Orleans, LA	3.0	2.0	1887	$2,900	$1.54	25d	1	1.32mi

Listing history 20 events

1. 2026-06-21
   days on market $125,000 Active 170 DOM
2. 2026-06-18
   days on market $125,000 Active 167 DOM
3. 2026-06-17
   days on market $125,000 Active 166 DOM
4. 2026-06-16
   remarks 581-char remark
5. 2026-06-16
   pricedays on market $125,000 Active 165 DOM
6. 2026-06-15
   days on market $150,000 Active 164 DOM
7. 2026-06-13
   days on market $150,000 Active 162 DOM
8. 2026-06-10
   days on market $150,000 Active 159 DOM
9. 2026-06-09
   days on market $150,000 Active 158 DOM
10. 2026-06-08
    days on market $150,000 Active 157 DOM
11. 2026-06-07
    days on market $150,000 Active 156 DOM
12. 2026-06-05
    days on market $150,000 Active 153 DOM
13. 2026-06-03
    days on market $150,000 Active 152 DOM
14. 2026-06-02
    days on market $150,000 Active 151 DOM
15. 2026-06-01
    days on market $150,000 Active 150 DOM
16. 2026-05-31
    days on market $150,000 Active 149 DOM
17. 2026-01-13
    status Active 501-char remark

    Show marketing remark (501 chars)

    Don't miss this opportunity for investors or buyers looking to add value. Charming, raised single-family home offering 3 bedrooms and 1 full bath with approximately 1,573 sq ft of living space. Features include original hardwood floors, generous living and dining areas, and a large kitchen with ample cabinet and counter space. Covered front porch; gated driveway provides off-street parking. Spacious backyard. Located in an X flood zone. Property is sold as-is with no repairs to be made by seller.

18. 2025-12-23
    status Pending 501-char remark

    Show marketing remark (501 chars)

    Don't miss this opportunity for investors or buyers looking to add value. Charming, raised single-family home offering 3 bedrooms and 1 full bath with approximately 1,573 sq ft of living space. Features include original hardwood floors, generous living and dining areas, and a large kitchen with ample cabinet and counter space. Covered front porch; gated driveway provides off-street parking. Spacious backyard. Located in an X flood zone. Property is sold as-is with no repairs to be made by seller.

19. 2025-12-12
    listed $150,000 Active 501-char remark

    Show marketing remark (501 chars)

    Don't miss this opportunity for investors or buyers looking to add value. Charming, raised single-family home offering 3 bedrooms and 1 full bath with approximately 1,573 sq ft of living space. Features include original hardwood floors, generous living and dining areas, and a large kitchen with ample cabinet and counter space. Covered front porch; gated driveway provides off-street parking. Spacious backyard. Located in an X flood zone. Property is sold as-is with no repairs to be made by seller.

20. 2025-12-12
    listed $150,000 Active 501-char remark

    Show marketing remark (501 chars)

    Don't miss this opportunity for investors or buyers looking to add value. Charming, raised single-family home offering 3 bedrooms and 1 full bath with approximately 1,573 sq ft of living space. Features include original hardwood floors, generous living and dining areas, and a large kitchen with ample cabinet and counter space. Covered front porch; gated driveway provides off-street parking. Spacious backyard. Located in an X flood zone. Property is sold as-is with no repairs to be made by seller.

ⓘ 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: $2,183 · $182/mo
• Projected year-2 tax: $2,183 · $182/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 · 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,550
• − Mortgage interest: −$7,002
• − Property taxes: −$2,183
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$3,636
• Taxable income: $4,697
• Est. tax owed @ 24.0%: −$1,127
• After-tax cash flow: $5,215/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

+0.0% since first listed

4 events — show timeline

• 2026-01-13 Relisted — GSREIN
• 2025-12-23 Pending — GSREIN
• 2025-12-12 Listed $150,000 GSREIN
• 2025-12-12 Listed $150,000 AcadianaMLS

Property tax history

+4.1%/yr

Latest (2026): $2,183 · +0.0% YoY. Source: county tax records.