1601-03 France St · New Orleans, LA 70117

$155,000

4 bd · 2.0 ba · 2,072 sqft · MultiFamily public records · 233 Days on market

Built 1979 3,349 sqft lot $75/sqft · 40% below area Est $259k · 40% under

---

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
• Rent growth +3.1/5.0
• 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

Discover this well-maintained double in the heart of the vibrant Bywater/Marigny. This corner-lot property offers two spacious 2-bedroom, 1-bath units with classic New Orleans charm--tall ceilings, recently updated floors, and plenty of natural light. One side is vacant and recently deep-cleaned. Each side features its own private entrance, in-unit laundry hookups, and separate utilities--owner-occupant or savvy investor. Enjoy morning coffee on the inviting front porch and evenings in the fenced backyard with room for entertaining, gardening, or pets. The property leaves room for your personal touches and upgrades. Meters are all separate. Conveniently located just blocks from the St. Claude Arts District, restaurants, and local favorites like The Country Club, Bacchanal Wine, and Petite Clouet Cafe--this property captures the true spirit of New Orleans living. Whether you're seeking a live-rent opportunity or a strong addition to your investment portfolio, 1601-03 France St. offers endless possibilities in one of the city's most dynamic neighborhoods.

Key facts

• Tall ceilings
• Corner-lot property
• Private entrance

Tags

• CORNER-LOT PROPERTY
• TALL CEILINGS
• RECENTLY UPDATED FLOORS
• PLENTY OF NATURAL LIGHT
• PRIVATE ENTRANCE
• IN-UNIT LAUNDRY HOOKUPS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $155k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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 rising (+2.5%/yr); 581 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,957/mo this rent would consume 78% of the median local household income ($46k/yr) (locally 1988% 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 $5k 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 + 2.5% rent growth), your $43k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 24y ago; this cycle's ask has dropped $34k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 19% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.91% ✓
• Cap rate: 15.94%
• Cash-on-cash: 34.44%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (median comp): $258,574
• List price: $155,000
• Delta: -40.06%
• 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
4323 25 N Derbigny St	0.10mi	4/2.0	1,925 (-7%)	5mo	$195,000	$101	79
1220 22 Mazant St	0.28mi	3/2.0 (-1)	2,184 (+5%)	5mo	$325,000	$149	69
939 Piety St	0.69mi	4/2.5	2,022 (-2%)	1mo	$409,000	$202	61
4029 Royal St	0.66mi	3/3.0 (-1)	2,056 (-1%)	5mo	$487,000	$237	54
3313 15 St Claude Ave	0.60mi	4/3.0	1,850 (-11%)	1mo	$320,000	$173	49
4023 25 Dauphine St	0.59mi	4/3.5	2,168 (+5%)	11mo	$489,000	$226	49
1304-06 Independence St	0.38mi	4/2.0	1,768 (-15%)	11mo	$61,000	$35	49
3129 31 N Claiborne Ave	0.63mi	4/2.0	1,806 (-13%)	3mo	$267,150	$148	47
4716-18 Burgundy St	0.71mi	4/2.0	1,934 (-7%)	11mo	$283,600	$147	47
1537-1539 Louisa St	0.56mi	4/2.0	1,778 (-14%)	6mo	$329,000	$185	45
4205 07 Burgundy St	0.51mi	3/2.0 (-1)	1,812 (-12%)	7mo	$475,000	$262	44
816-18 Alvar St	0.60mi	3/2.5 (-1)	1,814 (-12%)	5mo	$435,000	$240	40

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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 2.12×
• Total profit: $48,571
• Equity at exit: $23,111

10-year hold

• IRR: 34.4%
• Equity multiple: 4.07×
• Total profit: $133,261
• Equity at exit: $13,402

Cash invested: $43,400 (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 70117

• Rents YoY: 2.5%
• Active inventory: 581
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,957 high
• Mortgage (P&I): −$813
• Tax from tax record: −$213 /mo · $2,556/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $1,179

Break-even live

Break-even rent $1,464

Max offer price $155,000

Occupancy floor 55%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,958
Total (2 units)			$2,957

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1411 France St New Orleans, LA	3.0	2.0	1525	$2,000	$1.31	23d	1	0.11mi
1403 Lesseps St New Orleans, LA	3.0	3.0	1700	$1,800	$1.06	11d	1	0.14mi
1323 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	3d	1	0.28mi
1325 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	2d	1	0.28mi
1325 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	3d	1	0.28mi
1437 Gallier St New Orleans, LA	3.0	2.0	1451	$1,875	$1.29	21d	1	0.37mi
5624-5626 Saint Claude ST New Orleans, LA	4.0	3.0	1521	$2,300	$1.51	23d	1	0.47mi
2019 Gallier St New Orleans, LA	4.0	2.0	1400	$2,200	$1.57	23d	1	0.50mi
1835 Louisa St New Orleans, LA	3.0	2.5	1800	$2,350	$1.31	3d	1	0.59mi
1839 Louisa St New Orleans, LA	3.0	2.0	1500	$2,095	$1.40	16d	1	0.60mi
3221 Saint Claude Ave New Orleans, LA	3.0	1.0	1900	$1,650	$0.87	23d	1	0.61mi
1231 Feliciana St New Orleans, LA	3.0	2.5	1869	$2,750	$1.47	43d	1	0.75mi
639 Desire St New Orleans, LA	3.0	2.5	2687	$5,500	$2.05	19d	1	0.79mi
3134 Burgundy St New Orleans, LA	3.0	2.0	1887	$2,900	$1.54	23d	1	0.80mi
1038 Montegut St New Orleans, LA	3.0	2.5	2250	$4,200	$1.87	43d	1	0.87mi
1038 Montegut St New Orleans, LA	3.0	2.5	2250	$4,200	$1.87	23d	1	0.87mi
5459 Saint Claude Ave Unit 5461 New Orleans, LA	4.0	2.0	1454	$2,350	$1.62	23d	1	1.06mi
2228 Arts St New Orleans, LA	3.0	2.0	2270	$1,675	$0.74	3d	1	1.36mi
2320 N Rampart St New Orleans, LA	3.0	3.0	2317	$3,700	$1.60	43d	1	1.38mi
2317 N Rampart St Unit 1272378P New Orleans, LA	3.0–6.0	2.0–4.0	1581	$4,154	$2.63	3d	2	1.38mi
119 Vallette St New Orleans, LA	3.0	2.5	1500	$2,100	$1.40	23d	1	1.47mi
3302 Metropolitan St New Orleans, LA	4.0	2.5	1700	$2,200	$1.29	17d	1	1.50mi
1901 Tupelo St New Orleans, LA	3.0	2.5	1568	$2,300	$1.47	3d	1	1.50mi

Listing history 34 events

1. 2026-06-18
   days on market $155,000 Active 233 DOM
2. 2026-06-17
   days on market $155,000 Active 232 DOM
3. 2026-06-16
   days on market $155,000 Active 231 DOM
4. 2026-06-15
   days on market $155,000 Active 230 DOM
5. 2026-06-13
   days on market $155,000 Active 228 DOM
6. 2026-06-10
   days on market $155,000 Active 225 DOM
7. 2026-06-09
   days on market $155,000 Active 224 DOM
8. 2026-06-08
   days on market $155,000 Active 223 DOM
9. 2026-06-07
   days on market $155,000 Active 222 DOM
10. 2026-06-05
    days on market $155,000 Active 219 DOM
11. 2026-06-03
    days on market $155,000 Active 218 DOM
12. 2026-06-02
    days on market $155,000 Active 217 DOM
13. 2026-06-01
    days on market $155,000 Active 216 DOM
14. 2026-05-31
    days on market $155,000 Active 215 DOM
15. 2026-05-03
    price $159,000 1069-char remark

    Show marketing remark (1109 chars)

    Discover this well-maintained double in the heart of the vibrant Bywater/Marigny. This corner-lot property offers two spacious 2-bedroom, 1-bath units with classic New Orleans charm—tall ceilings, recently updated floors, and plenty of natural light. One side is vacant and recently deep-cleaned. Each side features its own private entrance, in-unit laundry hookups, and separate utilities—owner-occupant or savvy investor. Enjoy morning coffee on the inviting front porch and evenings in the fenced backyard with room for entertaining, gardening, or pets. The property leaves room for your personal touches and upgrades. Meters are all separate. Conveniently located just blocks from the St. Claude Arts District, restaurants, and local favorites like The Country Club, Bacchanal Wine, and Petite Clouet Café—this property captures the true spirit of New Orleans living. Whether you’re seeking a live-rent opportunity or a strong addition to your investment portfolio, 1601–03 France St. offers endless possibilities in one of the city’s most dynamic neighborhoods.

16. 2026-05-03
    price $159,000 1109-char remark

    Show marketing remark (1109 chars)

    Discover this well-maintained double in the heart of the vibrant Bywater/Marigny. This corner-lot property offers two spacious 2-bedroom, 1-bath units with classic New Orleans charm—tall ceilings, recently updated floors, and plenty of natural light. One side is vacant and recently deep-cleaned. Each side features its own private entrance, in-unit laundry hookups, and separate utilities—owner-occupant or savvy investor. Enjoy morning coffee on the inviting front porch and evenings in the fenced backyard with room for entertaining, gardening, or pets. The property leaves room for your personal touches and upgrades. Meters are all separate. Conveniently located just blocks from the St. Claude Arts District, restaurants, and local favorites like The Country Club, Bacchanal Wine, and Petite Clouet Café—this property captures the true spirit of New Orleans living. Whether you’re seeking a live-rent opportunity or a strong addition to your investment portfolio, 1601–03 France St. offers endless possibilities in one of the city’s most dynamic neighborhoods.

17. 2026-04-16
    price $169,000 1069-char remark

    Show marketing remark (1109 chars)

    Discover this well-maintained double in the heart of the vibrant Bywater/Marigny. This corner-lot property offers two spacious 2-bedroom, 1-bath units with classic New Orleans charm—tall ceilings, recently updated floors, and plenty of natural light. One side is vacant and recently deep-cleaned. Each side features its own private entrance, in-unit laundry hookups, and separate utilities—owner-occupant or savvy investor. Enjoy morning coffee on the inviting front porch and evenings in the fenced backyard with room for entertaining, gardening, or pets. The property leaves room for your personal touches and upgrades. Meters are all separate. Conveniently located just blocks from the St. Claude Arts District, restaurants, and local favorites like The Country Club, Bacchanal Wine, and Petite Clouet Café—this property captures the true spirit of New Orleans living. Whether you’re seeking a live-rent opportunity or a strong addition to your investment portfolio, 1601–03 France St. offers endless possibilities in one of the city’s most dynamic neighborhoods.

18. 2026-04-16
    price $169,000 1109-char remark

    Show marketing remark (1109 chars)

    Discover this well-maintained double in the heart of the vibrant Bywater/Marigny. This corner-lot property offers two spacious 2-bedroom, 1-bath units with classic New Orleans charm—tall ceilings, recently updated floors, and plenty of natural light. One side is vacant and recently deep-cleaned. Each side features its own private entrance, in-unit laundry hookups, and separate utilities—owner-occupant or savvy investor. Enjoy morning coffee on the inviting front porch and evenings in the fenced backyard with room for entertaining, gardening, or pets. The property leaves room for your personal touches and upgrades. Meters are all separate. Conveniently located just blocks from the St. Claude Arts District, restaurants, and local favorites like The Country Club, Bacchanal Wine, and Petite Clouet Café—this property captures the true spirit of New Orleans living. Whether you’re seeking a live-rent opportunity or a strong addition to your investment portfolio, 1601–03 France St. offers endless possibilities in one of the city’s most dynamic neighborhoods.

19. 2026-02-28
    price $175,000 1069-char remark

    Show marketing remark (1109 chars)

    Discover this well-maintained double in the heart of the vibrant Bywater/Marigny. This corner-lot property offers two spacious 2-bedroom, 1-bath units with classic New Orleans charm—tall ceilings, recently updated floors, and plenty of natural light. One side is vacant and recently deep-cleaned. Each side features its own private entrance, in-unit laundry hookups, and separate utilities—owner-occupant or savvy investor. Enjoy morning coffee on the inviting front porch and evenings in the fenced backyard with room for entertaining, gardening, or pets. The property leaves room for your personal touches and upgrades. Meters are all separate. Conveniently located just blocks from the St. Claude Arts District, restaurants, and local favorites like The Country Club, Bacchanal Wine, and Petite Clouet Café—this property captures the true spirit of New Orleans living. Whether you’re seeking a live-rent opportunity or a strong addition to your investment portfolio, 1601–03 France St. offers endless possibilities in one of the city’s most dynamic neighborhoods.

20. 2026-02-28
    price $175,000 1109-char remark

    Show marketing remark (1109 chars)

    Discover this well-maintained double in the heart of the vibrant Bywater/Marigny. This corner-lot property offers two spacious 2-bedroom, 1-bath units with classic New Orleans charm—tall ceilings, recently updated floors, and plenty of natural light. One side is vacant and recently deep-cleaned. Each side features its own private entrance, in-unit laundry hookups, and separate utilities—owner-occupant or savvy investor. Enjoy morning coffee on the inviting front porch and evenings in the fenced backyard with room for entertaining, gardening, or pets. The property leaves room for your personal touches and upgrades. Meters are all separate. Conveniently located just blocks from the St. Claude Arts District, restaurants, and local favorites like The Country Club, Bacchanal Wine, and Petite Clouet Café—this property captures the true spirit of New Orleans living. Whether you’re seeking a live-rent opportunity or a strong addition to your investment portfolio, 1601–03 France St. offers endless possibilities in one of the city’s most dynamic neighborhoods.

21. 2025-09-29
    listed $189,000 Active 1069-char remark

    Show marketing remark (1109 chars)

    Discover this well-maintained double in the heart of the vibrant Bywater/Marigny. This corner-lot property offers two spacious 2-bedroom, 1-bath units with classic New Orleans charm—tall ceilings, recently updated floors, and plenty of natural light. One side is vacant and recently deep-cleaned. Each side features its own private entrance, in-unit laundry hookups, and separate utilities—owner-occupant or savvy investor. Enjoy morning coffee on the inviting front porch and evenings in the fenced backyard with room for entertaining, gardening, or pets. The property leaves room for your personal touches and upgrades. Meters are all separate. Conveniently located just blocks from the St. Claude Arts District, restaurants, and local favorites like The Country Club, Bacchanal Wine, and Petite Clouet Café—this property captures the true spirit of New Orleans living. Whether you’re seeking a live-rent opportunity or a strong addition to your investment portfolio, 1601–03 France St. offers endless possibilities in one of the city’s most dynamic neighborhoods.

22. 2025-09-29
    listed $189,000 Active 1109-char remark

    Show marketing remark (1109 chars)

    Discover this well-maintained double in the heart of the vibrant Bywater/Marigny. This corner-lot property offers two spacious 2-bedroom, 1-bath units with classic New Orleans charm—tall ceilings, recently updated floors, and plenty of natural light. One side is vacant and recently deep-cleaned. Each side features its own private entrance, in-unit laundry hookups, and separate utilities—owner-occupant or savvy investor. Enjoy morning coffee on the inviting front porch and evenings in the fenced backyard with room for entertaining, gardening, or pets. The property leaves room for your personal touches and upgrades. Meters are all separate. Conveniently located just blocks from the St. Claude Arts District, restaurants, and local favorites like The Country Club, Bacchanal Wine, and Petite Clouet Café—this property captures the true spirit of New Orleans living. Whether you’re seeking a live-rent opportunity or a strong addition to your investment portfolio, 1601–03 France St. offers endless possibilities in one of the city’s most dynamic neighborhoods.

23. 2016-12-29
    soldstatus $130,000
24. 2016-04-12
    listed $130,000
25. 2015-07-01
    historical
26. 2015-05-13
    listed $119,000 Active
27. 2011-03-03
    listed $153,000
28. 2011-03-03
    listed $153,000
29. 2010-02-24
    soldstatus $33,500
30. 2009-11-12
    listed $27,500
31. 2009-11-12
    listed $27,500
32. 2002-08-29
    soldstatus $21,000
33. 2002-08-06
    listed $29,900
34. 2002-08-06
    listed $29,900

ⓘ 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: $2,556 · $213/mo
• Projected year-2 tax: $2,556 · $213/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) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,484
• − Mortgage interest: −$8,682
• − Property taxes: −$2,556
• − Insurance: −$1,572
• − Repairs & maintenance: −$2,839
• − Management: −$2,839
• − Depreciation: −$4,509
• Taxable income: $12,486
• Est. tax owed @ 24.0%: −$2,997
• After-tax cash flow: $11,153/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): 25,652
• Household income: $45,764
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1988.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 30% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 5% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -177.22%
• Current HPI: 184.6061
• Rent YoY: ▲ 2.49%
• 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

+431.8% since first listed

20 events — show timeline

• 2026-05-03 Price Changed $159,000 AcadianaMLS
• 2026-05-03 Price Changed $159,000 GSREIN
• 2026-04-16 Price Changed $169,000 AcadianaMLS
• 2026-04-16 Price Changed $169,000 GSREIN
• 2026-02-28 Price Changed $175,000 AcadianaMLS
• 2026-02-28 Price Changed $175,000 GSREIN
• 2025-09-29 Listed $189,000 GSREIN
• 2025-09-29 Listed $189,000 AcadianaMLS
• 2016-12-29 Sold (Public Records) $130,000 Public Records
• 2016-04-12 Listed $130,000 AcadianaMLS
• 2015-07-01 Listing Removed — GSREIN
• 2015-05-13 Listed $119,000 GSREIN
• 2011-03-03 Listed $153,000 GSREIN
• 2011-03-03 Listed $153,000 AcadianaMLS
• 2010-02-24 Sold (MLS) $33,500 GSREIN
• 2009-11-12 Listed $27,500 AcadianaMLS
• 2009-11-12 Listed $27,500 GSREIN
• 2002-08-29 Sold (MLS) $21,000 GSREIN
• 2002-08-06 Listed $29,900 AcadianaMLS
• 2002-08-06 Listed $29,900 GSREIN

Property tax history

+3.1%/yr

Latest (2026): $2,556 · +1.1% YoY. Source: county tax records.