1736 A General Ogden St · New Orleans, LA 70118

$344,000

6 bd · 2.0 ba · 2,848 sqft · MultiFamily public records · 91 Days on market

Built 1940 3,598 sqft lot $121/sqft · 38% above area Est $274k · 25% over

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 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: 2 units. confirmed

Listing remarks MLS

***Bond for Deed Terms: Down Payment: 10% due at closing, Interest Rate: 5%, Amortization: 30 years Additional Principal Payment: 10% due at year 2 Balloon Payment: Remaining balance due at year 5***. Income-producing duplex in the Leonidas/Carrollton area offering immediate rental revenue and long-term upside. This two-unit property contains approximately 3,124 SF on a 3,600 SF lot and is zoned HU-RD2 Historic Urban Two-Family Residential. Currently tenant occupied with total rents of approximately $2,700 per month. Well located with convenient access to Carrollton, Uptown, universities, dining, shopping, and major thoroughfares. Property is also part of a larger portfolio offering and may be purchased individually or in packages; see agent for details.

Key facts

• Tenant occupied
• Convenient access
• Long term upside

Tags

• INCOME PRODUCING DUPLEX
• IMMEDIATE RENTAL REVENUE
• LONG TERM UPSIDE
• TENANT OCCUPIED
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/2.5-bath units multifamily listed at $344k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $515/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $344k).
• Recommended offer: $313k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $4,206/mo this rent would consume 79% 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 $2k of loan paydown is wiped out by about $10k 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 91 days — a 9% lower offer ($313k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y 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 $120k; list at $344k implies a 187% gain — meaningful room to come down on a strong offer.

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 $313,040 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.22% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.67%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

• ARV (median comp): $274,109
• List price: $344,000
• Delta: 25.50%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8436 38 Hickory St	0.29mi	6/5.0	2,780 (-2%)	1mo	$565,000	$203	69
8137 39 Cohn St	0.50mi	6/2.5	2,767 (-3%)	11mo	$534,000	$193	61
2018-20 Joliet St	0.32mi	5/3.0 (-1)	2,502 (-12%)	1mo	$360,000	$144	55
1704 General Ogden St	0.04mi	6/4.0	2,467 (-13%)	21mo	$399,000	$162	51
1731 Monroe St	0.17mi	6/4.0	2,467 (-13%)	15mo	$387,500	$157	49
2231 33 Cambronne St	0.50mi	6/4.5	3,141 (+10%)	4mo	$691,000	$220	46
8525 Hickory St	0.24mi	5/5.0 (-1)	3,053 (+7%)	20mo	$527,500	$173	43
9309 11 Belfast St	0.69mi	6/6.0	2,462 (-14%)	18mo	$389,000	$158	14

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $1,498
• Equity at exit: $51,292

10-year hold

• IRR: 7.9%
• Equity multiple: 1.55×
• Total profit: $52,712
• Equity at exit: $29,743

Cash invested: $96,320 (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: 13.6×

Monthly cashflow live

• Estimated rent: $4,206 high
• Mortgage (P&I): −$1,804
• Tax from tax record: −$278 /mo · $3,338/yr
• Insurance: −$143
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$883
• Net cashflow: $1,031

Break-even live

Break-even rent $2,901

Max offer price $344,000

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	2.5	$4,206
Total (2 units)			$4,206

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: $86,000
• Closing costs: $10,320
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1519 Pine St New Orleans, LA	5.0	3.0	3000	$4,000	$1.33	24d	1	1.02mi
7011 Jeannette St Unit A New Orleans, LA	5.0	3.0	2200	$5,000	$2.27	44d	1	1.15mi
7015 Willow St New Orleans, LA	5.0	3.0	2000	$4,200	$2.10	44d	1	1.18mi
6326 S Johnson St Unit 1 New Orleans, LA	5.0	2.0	2013	$3,950	$1.96	44d	1	1.32mi
2808 Calhoun St New Orleans, LA	6.0	4.0	3037	$7,500	$2.47	21d	1	1.35mi
7211 Saint Charles Ave New Orleans, LA	5.0	3.0	2800	$2,999	$1.07	44d	1	1.36mi
2715 Palmer Ave New Orleans, LA	5.0	2.0	2184	$4,900	$2.24	44d	1	1.45mi
2703 Palmer Ave New Orleans, LA	5.0	2.0	2349	$5,500	$2.34	44d	1	1.46mi

Listing history 31 events

1. 2026-06-18
   days on market $344,000 Active 91 DOM
2. 2026-06-17
   days on market $344,000 Active 90 DOM
3. 2026-06-16
   days on market $344,000 Active 89 DOM
4. 2026-06-15
   days on market $344,000 Active 88 DOM
5. 2026-06-13
   days on market $344,000 Active 86 DOM
6. 2026-06-10
   days on market $344,000 Active 83 DOM
7. 2026-06-09
   days on market $344,000 Active 82 DOM
8. 2026-06-08
   days on market $344,000 Active 81 DOM
9. 2026-06-07
   days on market $344,000 Active 80 DOM
10. 2026-06-05
    days on market $344,000 Active 77 DOM
11. 2026-06-03
    days on market $344,000 Active 76 DOM
12. 2026-06-02
    days on market $344,000 Active 75 DOM
13. 2026-06-01
    days on market $344,000 Active 74 DOM
14. 2026-05-31
    days on market $344,000 Active 73 DOM
15. 2026-04-29
    price $344,000 764-char remark

    Show marketing remark (775 chars)

    * * * Bond for Deed Terms: Down Payment: 10% due at closing, Interest Rate: 5%, Amortization: 30 years Additional Principal Payment: 10% due at year 2 Balloon Payment: Remaining balance due at year 5 * * * . Income-producing duplex in the Leonidas/Carrollton area offering immediate rental revenue and long-term upside. This two-unit property contains approximately 3,124 SF on a 3,600 SF lot and is zoned HU-RD2 Historic Urban Two-Family Residential. Currently tenant occupied with total rents of approximately $2,700 per month. Well located with convenient access to Carrollton, Uptown, universities, dining, shopping, and major thoroughfares. Property is also part of a larger portfolio offering and may be purchased individually or in packages; see agent for details.

16. 2026-04-29
    price $344,000 775-char remark

    Show marketing remark (775 chars)

    * * * Bond for Deed Terms: Down Payment: 10% due at closing, Interest Rate: 5%, Amortization: 30 years Additional Principal Payment: 10% due at year 2 Balloon Payment: Remaining balance due at year 5 * * * . Income-producing duplex in the Leonidas/Carrollton area offering immediate rental revenue and long-term upside. This two-unit property contains approximately 3,124 SF on a 3,600 SF lot and is zoned HU-RD2 Historic Urban Two-Family Residential. Currently tenant occupied with total rents of approximately $2,700 per month. Well located with convenient access to Carrollton, Uptown, universities, dining, shopping, and major thoroughfares. Property is also part of a larger portfolio offering and may be purchased individually or in packages; see agent for details.

17. 2026-01-20
    listed $349,000 Active 764-char remark

    Show marketing remark (775 chars)

    * * * Bond for Deed Terms: Down Payment: 10% due at closing, Interest Rate: 5%, Amortization: 30 years Additional Principal Payment: 10% due at year 2 Balloon Payment: Remaining balance due at year 5 * * * . Income-producing duplex in the Leonidas/Carrollton area offering immediate rental revenue and long-term upside. This two-unit property contains approximately 3,124 SF on a 3,600 SF lot and is zoned HU-RD2 Historic Urban Two-Family Residential. Currently tenant occupied with total rents of approximately $2,700 per month. Well located with convenient access to Carrollton, Uptown, universities, dining, shopping, and major thoroughfares. Property is also part of a larger portfolio offering and may be purchased individually or in packages; see agent for details.

18. 2026-01-20
    listed $349,000 Active 775-char remark

    Show marketing remark (775 chars)

    * * * Bond for Deed Terms: Down Payment: 10% due at closing, Interest Rate: 5%, Amortization: 30 years Additional Principal Payment: 10% due at year 2 Balloon Payment: Remaining balance due at year 5 * * * . Income-producing duplex in the Leonidas/Carrollton area offering immediate rental revenue and long-term upside. This two-unit property contains approximately 3,124 SF on a 3,600 SF lot and is zoned HU-RD2 Historic Urban Two-Family Residential. Currently tenant occupied with total rents of approximately $2,700 per month. Well located with convenient access to Carrollton, Uptown, universities, dining, shopping, and major thoroughfares. Property is also part of a larger portfolio offering and may be purchased individually or in packages; see agent for details.

19. 2023-02-25
    price $425,000
20. 2022-10-11
    listed $425,000
21. 2018-09-13
    historical
22. 2018-08-06
    listed $250,000
23. 2018-08-06
    listed $250,000 Active
24. 2015-11-13
    soldstatus $120,000
25. 2015-11-09
    soldstatus $120,000 Sold
26. 2015-08-24
    status Under Contract
27. 2015-08-04
    price $125,000
28. 2015-05-13
    listed $150,000 Active
29. 2014-09-28
    listed $125,000
30. 2013-11-06
    listed $80,000
31. 2013-11-06
    listed $80,000

ⓘ 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: $3,338 · $278/mo
• Projected year-2 tax: $3,338 · $278/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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,472
• − Mortgage interest: −$19,269
• − Property taxes: −$3,338
• − Insurance: −$2,518
• − Repairs & maintenance: −$4,038
• − Management: −$4,038
• − Depreciation: −$10,007
• Taxable income: $7,264
• Est. tax owed @ 24.0%: −$1,743
• After-tax cash flow: $10,626/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

+330.0% since first listed

17 events — show timeline

• 2026-04-29 Price Changed $344,000 AcadianaMLS
• 2026-04-29 Price Changed $344,000 GSREIN
• 2026-01-20 Listed $349,000 GSREIN
• 2026-01-20 Listed $349,000 AcadianaMLS
• 2023-02-25 Price Changed $425,000 GSREIN
• 2022-10-11 Listed $425,000 AcadianaMLS
• 2018-09-13 Listing Removed — GSREIN
• 2018-08-06 Listed $250,000 GSREIN
• 2018-08-06 Listed $250,000 AcadianaMLS
• 2015-11-13 Sold (Public Records) $120,000 Public Records
• 2015-11-09 Sold (MLS) $120,000 GSREIN
• 2015-08-24 Pending — GSREIN
• 2015-08-04 Price Changed $125,000 GSREIN
• 2015-05-13 Listed $150,000 GSREIN
• 2014-09-28 Listed $125,000 AcadianaMLS
• 2013-11-06 Listed $80,000 GSREIN
• 2013-11-06 Listed $80,000 AcadianaMLS

Property tax history

+30.5%/yr

Latest (2026): $3,338 · +1.1% YoY. Source: county tax records.