1328 30 Lowerline St · New Orleans, LA 70118

$385,000

4 bd · 2.0 ba · 1,992 sqft · MultiFamily public records · 103 Days on market

Built 1910 3,959 sqft lot $193/sqft · at area comps Est $404k · at est.

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Why this score? — see what drove the D 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 +14.0/30.0
• ARV discount +9.6/15.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Sweet Opportunity! This raised double boasts steady rental income, walking distance to the universities, many dining options, and streetcar, and cater-corner to the Willow School. Live on one side and rent out the other, or rent both sides for greater income production. Units are well maintained and include all appliances, including laundry in each unit. New roof in 2025! Spacious carports run the length of each unit on either side, offering ample storage, recreational, or flex space with further opportunity to build out and create additional units.

Key facts

• Many dining options
• Streetcar
• Laundry in each unit

Tags

• MANY DINING OPTIONS
• STREETCAR
• WELL MAINTAINED UNITS
• ALL APPLIANCES INCLUDED
• LAUNDRY IN EACH UNIT
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $385k.

Deal economics

• At list price, monthly cash flow is $-20 ($-237/yr) — negative.
• To cash-flow at today's rent, offer at most $382k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $335k (13.1% below list).
• Recommended offer: $335k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 277 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,346/mo this rent would consume 63% 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 $3k of loan paydown is wiped out by about $12k 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 103 days — a 9% lower offer ($350k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $73k; list at $385k implies a 427% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1910 — 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $334,600 (13.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 9.6

CMA / ARV

• ARV (median comp): $403,955
• List price: $385,000
• Delta: -4.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7516-18 Willow St	0.02mi	4/3.0	1,825 (-8%)	0mo	$360,000	$197	81
2625 27 Calhoun St	0.51mi	4/2.0	1,996 (+0%)	1mo	$372,500	$187	76
7321 23 Burthe St	0.31mi	4/2.0	2,109 (+6%)	11mo	$525,000	$249	67
1729 31 Burdette St	0.32mi	4/2.0	2,217 (+11%)	2mo	$310,000	$140	64
1825 27 Cambronne St	0.67mi	4/2.0	1,950 (-2%)	2mo	$350,000	$179	64
7700 02 Spruce St	0.43mi	4/2.0	1,900 (-5%)	11mo	$260,000	$137	63
2900-02 Calhoun St	0.51mi	4/2.0	2,022 (+2%)	13mo	$482,000	$238	63
6208 S Rocheblave St	0.72mi	4/4.0	2,000 (+0%)	0mo	$402,500	$201	58
6204 S Rocheblave St	0.72mi	4/4.0	2,000 (+0%)	0mo	$402,500	$201	57
901 03 Lowerline St	0.52mi	4/2.0	2,109 (+6%)	11mo	$525,000	$249	57
1716-18 Fern St	0.37mi	4/2.0	1,750 (-12%)	12mo	$379,000	$217	52
8319 21 Birch St	0.60mi	4/2.0	1,750 (-12%)	4mo	$339,000	$194	48

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: -19.0%
• Equity multiple: 0.35×
• Total profit: $-70,292
• Equity at exit: $57,405

10-year hold

• IRR: -16.2%
• Equity multiple: 0.17×
• Total profit: $-89,008
• Equity at exit: $33,288

Cash invested: $107,800 (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: 277
• Price-to-rent: 19.2×

Monthly cashflow live

• Estimated rent: $3,346 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$417 /mo · $5,007/yr
• Insurance: −$160
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $-20

Break-even live

Break-even rent $3,371

Max offer price $381,511

Occupancy floor 96%

Sensitivity live

Price	-10% $198	-5% $89	+0% $-20	+5% $-129	+10% $-238
Rent	-10% $-284	-5% $-152	+0% $-20	+5% $112	+10% $245
Rate	-1.0pp $174	-0.5pp $78	base $-20	+0.5pp $-120	+1.0pp $-221

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,346
Total (2 units)			$3,346

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1431 Pine St New Orleans, LA	3.0	1.0	1270	$3,000	$2.36	4d	1	0.13mi
7625 Oak St New Orleans, LA	3.0	1.0	1400	$1,900	$1.36	25d	1	0.14mi
7701 Jeannette St Unit D New Orleans, LA	3.0	3.0	1710	$2,800	$1.64	45d	1	0.14mi
7201 Willow St Unit B New Orleans, LA	3.0	2.0	1300	$3,000	$2.31	18d	1	0.15mi
1300 Broadway St New Orleans, LA	3.0	2.5	1747	$3,000	$1.72	45d	1	0.15mi
1438 Broadway St Unit A New Orleans, LA	3.0	1.0	1739	$3,000	$1.73	18d	1	0.16mi
1438 Broadway St Unit B New Orleans, LA	3.0	1.0	1500	$1,800	$1.20	18d	1	0.16mi
7721 Oak St New Orleans, LA	3.0	2.0	1344	$2,700	$2.01	45d	1	0.17mi
7329 Birch St New Orleans, LA	3.0	2.0	1538	$2,350	$1.53	22d	1	0.17mi
1530 Broadway St New Orleans, LA	3.0	2.0	1475	$3,900	$2.64	11d	2	0.20mi
1511 Broadway St Unit B New Orleans, LA	3.0	2.0	1280	$1,595	$1.25	21d	1	0.21mi
1609 Broadway St New Orleans, LA	5.0	2.0	1776	$5,000	$2.82	45d	1	0.24mi
1131 Fern St New Orleans, LA	4.0	2.0	2427	$3,600	$1.48	18d	1	0.25mi
7015 Willow St New Orleans, LA	5.0	3.0	2000	$4,200	$2.10	45d	1	0.26mi
7522 Freret St New Orleans, LA	3.0	2.0	1257	$2,850	$2.27	18d	1	0.26mi
7011 Jeannette St Unit A New Orleans, LA	5.0	3.0	2200	$5,000	$2.27	45d	1	0.26mi
7000 Jeannette St New Orleans, LA	3.0	3.0	2390	$3,250	$1.36	4d	1	0.26mi
1700 Broadway St New Orleans, LA	4.0	2.0	1500	$3,600	$2.40	18d	1	0.27mi
1003 Pine St New Orleans, LA	4.0	2.0	1538	$3,500	$2.28	45d	1	0.27mi
1031 Broadway St New Orleans, LA	4.0	2.0	1750	$4,400	$2.51	18d	1	0.28mi
938 Adams St New Orleans, LA	3.0	2.0	1600	$3,000	$1.88	18d	1	0.28mi
1736 Pine St New Orleans, LA	5.0	2.0	1494	$4,500	$3.01	25d	1	0.28mi
931 Pine St New Orleans, LA	4.0	2.0	1450	$6,600	$4.55	45d	1	0.30mi
929 Lowerline St Unit B New Orleans, LA	3.0	1.0	1350	$2,400	$1.78	18d	1	0.30mi
7417 Burthe St Unit 1B New Orleans, LA	3.0	2.0	1250	$1,571	$1.26	18d	1	0.31mi
939 Broadway St New Orleans, LA	5.0	3.0	1900	$4,000	$2.11	4d	1	0.32mi
7616 Cohn St Unit A New Orleans, LA	3.0	2.5	1492	$3,300	$2.21	18d	1	0.34mi
1030 Short St Unit D New Orleans, LA	3.0	1.0	2000	$3,000	$1.50	25d	1	0.36mi
810 Pine St New Orleans, LA	4.0	1.5	2000	$3,200	$1.60	45d	1	0.38mi
808 Pine St New Orleans, LA	4.0	1.5	2000	$3,200	$1.60	45d	1	0.38mi
2014 Lowerline St New Orleans, LA	3.0	1.5	1600	$2,850	$1.78	15d	1	0.44mi
7733 Hampson St New Orleans, LA	3.0	2.5	1833	$2,600	$1.42	18d	1	0.45mi
7729 Hampson ST	3.0	2.0	1800	$2,300	$1.28	4d	1	0.46mi
2010 Broadway St New Orleans, LA	4.0	2.0	1600	$2,400	$1.50	25d	1	0.46mi
629 Lowerline St New Orleans, LA	3.0	2.0	1500	$3,500	$2.33	25d	1	0.48mi
1517 Dante St New Orleans, LA	3.0	1.0	1500	$1,700	$1.13	18d	1	0.51mi
624 Broadway St New Orleans, LA	3.0	2.0	2000	$1,800	$0.90	25d	1	0.51mi
2438 Calhoun St New Orleans, LA	3.0	1.0	1246	$3,000	$2.41	18d	1	0.51mi
2432 Calhoun St Unit A New Orleans, LA	3.0	2.0	1983	$4,400	$2.22	22d	1	0.52mi
2738 Calhoun St New Orleans, LA	4.0	2.0	1900	$4,800	$2.53	4d	1	0.52mi

Listing history 12 events

1. 2026-06-10
   days on market $385,000 Active 103 DOM
2. 2026-06-09
   days on market $385,000 Active 102 DOM
3. 2026-06-08
   days on market $385,000 Active 101 DOM
4. 2026-06-07
   days on market $385,000 Active 100 DOM
5. 2026-06-05
   days on market $385,000 Active 97 DOM
6. 2026-06-03
   days on market $385,000 Active 96 DOM
7. 2026-06-02
   days on market $385,000 Active 95 DOM
8. 2026-06-01
   days on market $385,000 Active 94 DOM
9. 2026-05-31
   days on market $385,000 Active 93 DOM
10. 2026-05-06
    price $385,000 555-char remark

    Show marketing remark (555 chars)

    Sweet Opportunity! This raised double boasts steady rental income, walking distance to the universities, many dining options, and streetcar, and cater-corner to the Willow School. Live on one side and rent out the other, or rent both sides for greater income production. Units are well maintained and include all appliances, including laundry in each unit. New roof in 2025! Spacious carports run the length of each unit on either side, offering ample storage, recreational, or flex space with further opportunity to build out and create additional units.

11. 2026-02-27
    listed $410,000 Active 555-char remark

    Show marketing remark (555 chars)

    Sweet Opportunity! This raised double boasts steady rental income, walking distance to the universities, many dining options, and streetcar, and cater-corner to the Willow School. Live on one side and rent out the other, or rent both sides for greater income production. Units are well maintained and include all appliances, including laundry in each unit. New roof in 2025! Spacious carports run the length of each unit on either side, offering ample storage, recreational, or flex space with further opportunity to build out and create additional units.

12. 1983-10-07
    soldstatus $73,000

ⓘ 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: $5,007 · $417/mo
• Projected year-2 tax: $5,007 · $417/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 · 20 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,152
• − Mortgage interest: −$21,566
• − Property taxes: −$5,007
• − Insurance: −$2,722
• − Repairs & maintenance: −$3,212
• − Management: −$3,212
• − Depreciation: −$11,200
• Taxable loss: −$6,768
• Est. tax savings @ 24.0%: +$1,624
• After-tax cash flow: $1,387/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

+427.4% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $385,000 GSREIN
• 2026-02-27 Listed $410,000 GSREIN
• 1983-10-07 Sold (Public Records) $73,000 Public Records

Property tax history

+4.7%/yr

Latest (2026): $5,007 · -0.4% YoY. Source: county tax records.