6212 Stratford Pl · New Orleans, LA 70131

$160,000

3 bd · 1.5 ba · 1,606 sqft · SingleFamily public records · 217 Days on market

Built 1960 7,200 sqft lot $100/sqft · 11% below area Est $181k · 11% under

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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 +23.4/30.0
• ARV discount +12.7/15.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Rent growth +0.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Want a custom updated home without the renovated custom home price? Here is your chance to make it fit your needs. Renovation options available. Offered for the first time since 1985, this classic 3 bed, 2 bath raised home in a well-established Algiers neighborhood offers space, flexibility, and a smart layout you can personalize over time. Thoughtfully elevated above grade, this home combines extra peace of mind with classic New Orleans character. Inside, a comfortable floor plan features three bedrooms and two full baths, including a private bath in the primary bedroom. The inviting living room flows into a dining area and generous kitchen, giving you plenty of room for everyday life and gatherings. A separate laundry room adds everyday convenience, and large windows bring in natural light throughout. Outside, the backyard offers ample space for relaxing, gardening, or hobbies and includes a large storage shed--great for tools, projects, or extra storage. The front ramp and raised entry provide step-free access and complement the home's practical design. Built in 1960, this property is ready for its next chapter and a new owner's ideas. Located in an established Algiers area on the Westbank, you are minutes from shops, schools, parks, and everything New Orleans has to offer--while still enjoying that more relaxed Westbank feel. With its functional layout, elevated construction, and inviting outdoor space, this home is a strong option whether you are planning to live in it, update it, or add it to an investment portfolio. Get your new place before the holidays.

Key facts

• Large windows
• Private bath
• Raised home

Tags

• RAISED HOME
• SPACIOUS LAYOUT
• PRIVATE BATH
• SEPARATE LAUNDRY ROOM
• LARGE WINDOWS
• BACKYARD SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 falling (-9.2%/yr); 274 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 34% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $56k; list at $160k implies a 188% gain — meaningful room to come down on a strong offer.

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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 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 1960 — 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 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: 1.11% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.92%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $180,788
• List price: $160,000
• Delta: -11.50%
• 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
212 Fairfax Pl	0.25mi	3/2.0	1,635 (+2%)	0mo	$225,000	$138	83
6426 Peony St	0.16mi	3/2.0	1,656 (+3%)	10mo	$180,000	$109	78
6628 Peony St	0.27mi	4/2.0 (+1)	1,700 (+6%)	7mo	$194,500	$114	65
104 Kingston Ct	0.38mi	3/2.0	1,752 (+9%)	5mo	$285,000	$163	60
205 Fairfax Pl	0.25mi	3/2.0	1,764 (+10%)	12mo	$300,000	$170	60
216 Rhodes Ave	0.62mi	3/2.0	1,512 (-6%)	0mo	$130,000	$86	59
3035 Sullen Pl Pl	0.62mi	3/2.0	1,688 (+5%)	2mo	$175,000	$104	59
3421 Dickens Dr	0.43mi	3/2.0	1,431 (-11%)	2mo	$179,900	$126	58
3731 Mansfield Ave	0.39mi	4/1.5 (+1)	1,450 (-10%)	7mo	$50,000	$34	55
3121 Preston Pl	0.55mi	3/2.0	1,434 (-11%)	0mo	$189,000	$132	54
3101 Bacchus Dr	0.74mi	4/2.0 (+1)	1,494 (-7%)	2mo	$179,900	$120	45
218 Rhodes Ave	0.61mi	3/2.5	1,480 (-8%)	15mo	$140,000	$95	42

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: -10.4%
• Equity multiple: 0.63×
• Total profit: $-16,452
• Equity at exit: $23,857

10-year hold

• IRR: -6.2%
• Equity multiple: 0.66×
• Total profit: $-15,336
• Equity at exit: $13,834

Cash invested: $44,800 (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 70131

• Home prices YoY: -12.0%
• Rents YoY: -9.2%
• Active inventory: 274
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $229

Break-even live

Break-even rent $1,484

Max offer price $160,000

Occupancy floor 82%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6121 Stratford Pl New Orleans, LA	3.0	2.0	1225	$1,800	$1.47	15d	1	0.11mi
4020 Sullen Pl New Orleans, LA	4.0	2.5	1280	$1,400	$1.09	3d	1	0.12mi
4254 Maple Leaf Dr New Orleans, LA	1.0–3.0	1.0–2.5	1354	$1,687	$1.25	1d	8	0.20mi
3619 Pittari Pl New Orleans, LA	4.0	2.0	2000	$2,200	$1.10	23d	1	0.51mi
5987 Tullis Dr New Orleans, LA	2.0	1.5	1179	$1,100	$0.93	2d	1	0.51mi
5987 Tullis Dr New Orleans, LA	2.0	1.5	1179	$1,150	$0.98	16d	1	0.51mi
4479 Woodland Dr Unit A New Orleans, LA	2.0	2.5	1300	$1,500	$1.15	23d	1	0.61mi
5823 Tullis Dr New Orleans, LA	3.0	1.5	1637	$1,600	$0.98	23d	1	0.70mi
6021 Brighton Pl New Orleans, LA	4.0	3.0	1840	$3,100	$1.68	15d	1	0.71mi
3531 Adrian St New Orleans, LA	3.0	2.0	1292	$1,895	$1.47	15d	1	0.71mi
5797 Tullis Dr New Orleans, LA	3.0	1.5	1240	$1,600	$1.29	23d	1	0.72mi
3200 Lancaster St New Orleans, LA	4.0	2.0	1678	$2,200	$1.31	23d	1	0.75mi
5000 Woodland Dr New Orleans, LA	2.0	1.0–2.5	943	$1,457	$1.55	23d	1	0.78mi
3738 Somerset Dr New Orleans, LA	4.0	2.0	2247	$3,000	$1.34	14d	1	0.86mi
130 Cypress Grove Ct #92 New Orleans, LA	2.0	1.5	1381	$1,550	$1.12	15d	1	0.94mi
3751 Herald St New Orleans, LA	4.0	2.0	1624	$2,150	$1.32	23d	1	0.95mi
3151 Plymouth Pl New Orleans, LA	3.0	1.0	1470	$1,700	$1.16	23d	1	1.01mi
5801 Albany Ct New Orleans, LA	4.0	2.5	2160	$2,000	$0.93	23d	1	1.02mi
3653 Timber Bluff Ln New Orleans, LA	4.0	2.0	1800	$2,500	$1.39	43d	1	1.18mi
5200 Timber Crest Dr New Orleans, LA	4.0	2.0	1530	$1,800	$1.18	23d	1	1.19mi
3511 Hyman Pl New Orleans, LA	3.0	2.0	1975	$2,700	$1.37	1d	1	1.22mi
3252 Kabel Dr New Orleans, LA	2.0	1.5	1080	$1,300	$1.20	20d	1	1.31mi
3429 Bryson St New Orleans, LA	3.0	2.0	1250	$2,200	$1.76	23d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $160,000 Active 217 DOM
2. 2026-06-17
   days on market $160,000 Active 216 DOM
3. 2026-06-16
   days on market $160,000 Active 215 DOM
4. 2026-06-15
   days on market $160,000 Active 214 DOM
5. 2026-06-13
   days on market $160,000 Active 212 DOM
6. 2026-06-10
   days on market $160,000 Active 209 DOM
7. 2026-06-09
   days on market $160,000 Active 208 DOM
8. 2026-06-08
   days on market $160,000 Active 207 DOM
9. 2026-06-07
   days on market $160,000 Active 206 DOM
10. 2026-06-05
    days on market $160,000 Active 203 DOM
11. 2026-06-03
    days on market $160,000 Active 202 DOM
12. 2026-06-02
    days on market $160,000 Active 201 DOM
13. 2026-06-01
    days on market $160,000 Active 200 DOM
14. 2026-05-31
    days on market $160,000 Active 199 DOM
15. 2026-05-06
    status Active 1588-char remark

    Show marketing remark (1610 chars)

    Want a custom updated home without the renovated custom home price? Here is your chance to make it fit your needs. Renovation options available. Offered for the first time since 1985, this classic 3 bed, 2 bath raised home in a well-established Algiers neighborhood offers space, flexibility, and a smart layout you can personalize over time. Thoughtfully elevated above grade, this home combines extra peace of mind with classic New Orleans character. Inside, a comfortable floor plan features three bedrooms and two full baths, including a private bath in the primary bedroom. The inviting living room flows into a dining area and generous kitchen, giving you plenty of room for everyday life and gatherings. A separate laundry room adds everyday convenience, and large windows bring in natural light throughout. Outside, the backyard offers ample space for relaxing, gardening, or hobbies and includes a large storage shed—great for tools, projects, or extra storage. The front ramp and raised entry provide step-free access and complement the home’s practical design. Built in 1960, this property is ready for its next chapter and a new owner’s ideas. Located in an established Algiers area on the Westbank, you are minutes from shops, schools, parks, and everything New Orleans has to offer—while still enjoying that more relaxed Westbank feel. With its functional layout, elevated construction, and inviting outdoor space, this home is a strong option whether you are planning to live in it, update it, or add it to an investment portfolio. Get your new place before the holidays.

16. 2026-05-06
    status Active 1610-char remark

    Show marketing remark (1610 chars)

    Want a custom updated home without the renovated custom home price? Here is your chance to make it fit your needs. Renovation options available. Offered for the first time since 1985, this classic 3 bed, 2 bath raised home in a well-established Algiers neighborhood offers space, flexibility, and a smart layout you can personalize over time. Thoughtfully elevated above grade, this home combines extra peace of mind with classic New Orleans character. Inside, a comfortable floor plan features three bedrooms and two full baths, including a private bath in the primary bedroom. The inviting living room flows into a dining area and generous kitchen, giving you plenty of room for everyday life and gatherings. A separate laundry room adds everyday convenience, and large windows bring in natural light throughout. Outside, the backyard offers ample space for relaxing, gardening, or hobbies and includes a large storage shed—great for tools, projects, or extra storage. The front ramp and raised entry provide step-free access and complement the home’s practical design. Built in 1960, this property is ready for its next chapter and a new owner’s ideas. Located in an established Algiers area on the Westbank, you are minutes from shops, schools, parks, and everything New Orleans has to offer—while still enjoying that more relaxed Westbank feel. With its functional layout, elevated construction, and inviting outdoor space, this home is a strong option whether you are planning to live in it, update it, or add it to an investment portfolio. Get your new place before the holidays.

17. 2026-04-27
    status Pending 1588-char remark

    Show marketing remark (1610 chars)

    Want a custom updated home without the renovated custom home price? Here is your chance to make it fit your needs. Renovation options available. Offered for the first time since 1985, this classic 3 bed, 2 bath raised home in a well-established Algiers neighborhood offers space, flexibility, and a smart layout you can personalize over time. Thoughtfully elevated above grade, this home combines extra peace of mind with classic New Orleans character. Inside, a comfortable floor plan features three bedrooms and two full baths, including a private bath in the primary bedroom. The inviting living room flows into a dining area and generous kitchen, giving you plenty of room for everyday life and gatherings. A separate laundry room adds everyday convenience, and large windows bring in natural light throughout. Outside, the backyard offers ample space for relaxing, gardening, or hobbies and includes a large storage shed—great for tools, projects, or extra storage. The front ramp and raised entry provide step-free access and complement the home’s practical design. Built in 1960, this property is ready for its next chapter and a new owner’s ideas. Located in an established Algiers area on the Westbank, you are minutes from shops, schools, parks, and everything New Orleans has to offer—while still enjoying that more relaxed Westbank feel. With its functional layout, elevated construction, and inviting outdoor space, this home is a strong option whether you are planning to live in it, update it, or add it to an investment portfolio. Get your new place before the holidays.

18. 2026-04-27
    historical Active Under Contract 1610-char remark

    Show marketing remark (1610 chars)

    Want a custom updated home without the renovated custom home price? Here is your chance to make it fit your needs. Renovation options available. Offered for the first time since 1985, this classic 3 bed, 2 bath raised home in a well-established Algiers neighborhood offers space, flexibility, and a smart layout you can personalize over time. Thoughtfully elevated above grade, this home combines extra peace of mind with classic New Orleans character. Inside, a comfortable floor plan features three bedrooms and two full baths, including a private bath in the primary bedroom. The inviting living room flows into a dining area and generous kitchen, giving you plenty of room for everyday life and gatherings. A separate laundry room adds everyday convenience, and large windows bring in natural light throughout. Outside, the backyard offers ample space for relaxing, gardening, or hobbies and includes a large storage shed—great for tools, projects, or extra storage. The front ramp and raised entry provide step-free access and complement the home’s practical design. Built in 1960, this property is ready for its next chapter and a new owner’s ideas. Located in an established Algiers area on the Westbank, you are minutes from shops, schools, parks, and everything New Orleans has to offer—while still enjoying that more relaxed Westbank feel. With its functional layout, elevated construction, and inviting outdoor space, this home is a strong option whether you are planning to live in it, update it, or add it to an investment portfolio. Get your new place before the holidays.

19. 2026-01-17
    price $160,000 1588-char remark

    Show marketing remark (1610 chars)

    Want a custom updated home without the renovated custom home price? Here is your chance to make it fit your needs. Renovation options available. Offered for the first time since 1985, this classic 3 bed, 2 bath raised home in a well-established Algiers neighborhood offers space, flexibility, and a smart layout you can personalize over time. Thoughtfully elevated above grade, this home combines extra peace of mind with classic New Orleans character. Inside, a comfortable floor plan features three bedrooms and two full baths, including a private bath in the primary bedroom. The inviting living room flows into a dining area and generous kitchen, giving you plenty of room for everyday life and gatherings. A separate laundry room adds everyday convenience, and large windows bring in natural light throughout. Outside, the backyard offers ample space for relaxing, gardening, or hobbies and includes a large storage shed—great for tools, projects, or extra storage. The front ramp and raised entry provide step-free access and complement the home’s practical design. Built in 1960, this property is ready for its next chapter and a new owner’s ideas. Located in an established Algiers area on the Westbank, you are minutes from shops, schools, parks, and everything New Orleans has to offer—while still enjoying that more relaxed Westbank feel. With its functional layout, elevated construction, and inviting outdoor space, this home is a strong option whether you are planning to live in it, update it, or add it to an investment portfolio. Get your new place before the holidays.

20. 2026-01-17
    price $160,000 1610-char remark

    Show marketing remark (1610 chars)

    Want a custom updated home without the renovated custom home price? Here is your chance to make it fit your needs. Renovation options available. Offered for the first time since 1985, this classic 3 bed, 2 bath raised home in a well-established Algiers neighborhood offers space, flexibility, and a smart layout you can personalize over time. Thoughtfully elevated above grade, this home combines extra peace of mind with classic New Orleans character. Inside, a comfortable floor plan features three bedrooms and two full baths, including a private bath in the primary bedroom. The inviting living room flows into a dining area and generous kitchen, giving you plenty of room for everyday life and gatherings. A separate laundry room adds everyday convenience, and large windows bring in natural light throughout. Outside, the backyard offers ample space for relaxing, gardening, or hobbies and includes a large storage shed—great for tools, projects, or extra storage. The front ramp and raised entry provide step-free access and complement the home’s practical design. Built in 1960, this property is ready for its next chapter and a new owner’s ideas. Located in an established Algiers area on the Westbank, you are minutes from shops, schools, parks, and everything New Orleans has to offer—while still enjoying that more relaxed Westbank feel. With its functional layout, elevated construction, and inviting outdoor space, this home is a strong option whether you are planning to live in it, update it, or add it to an investment portfolio. Get your new place before the holidays.

21. 2025-11-12
    listed $168,000 Active 1588-char remark

    Show marketing remark (1610 chars)

    Want a custom updated home without the renovated custom home price? Here is your chance to make it fit your needs. Renovation options available. Offered for the first time since 1985, this classic 3 bed, 2 bath raised home in a well-established Algiers neighborhood offers space, flexibility, and a smart layout you can personalize over time. Thoughtfully elevated above grade, this home combines extra peace of mind with classic New Orleans character. Inside, a comfortable floor plan features three bedrooms and two full baths, including a private bath in the primary bedroom. The inviting living room flows into a dining area and generous kitchen, giving you plenty of room for everyday life and gatherings. A separate laundry room adds everyday convenience, and large windows bring in natural light throughout. Outside, the backyard offers ample space for relaxing, gardening, or hobbies and includes a large storage shed—great for tools, projects, or extra storage. The front ramp and raised entry provide step-free access and complement the home’s practical design. Built in 1960, this property is ready for its next chapter and a new owner’s ideas. Located in an established Algiers area on the Westbank, you are minutes from shops, schools, parks, and everything New Orleans has to offer—while still enjoying that more relaxed Westbank feel. With its functional layout, elevated construction, and inviting outdoor space, this home is a strong option whether you are planning to live in it, update it, or add it to an investment portfolio. Get your new place before the holidays.

22. 2025-11-12
    listed $168,000 Active 1610-char remark

    Show marketing remark (1610 chars)

    Want a custom updated home without the renovated custom home price? Here is your chance to make it fit your needs. Renovation options available. Offered for the first time since 1985, this classic 3 bed, 2 bath raised home in a well-established Algiers neighborhood offers space, flexibility, and a smart layout you can personalize over time. Thoughtfully elevated above grade, this home combines extra peace of mind with classic New Orleans character. Inside, a comfortable floor plan features three bedrooms and two full baths, including a private bath in the primary bedroom. The inviting living room flows into a dining area and generous kitchen, giving you plenty of room for everyday life and gatherings. A separate laundry room adds everyday convenience, and large windows bring in natural light throughout. Outside, the backyard offers ample space for relaxing, gardening, or hobbies and includes a large storage shed—great for tools, projects, or extra storage. The front ramp and raised entry provide step-free access and complement the home’s practical design. Built in 1960, this property is ready for its next chapter and a new owner’s ideas. Located in an established Algiers area on the Westbank, you are minutes from shops, schools, parks, and everything New Orleans has to offer—while still enjoying that more relaxed Westbank feel. With its functional layout, elevated construction, and inviting outdoor space, this home is a strong option whether you are planning to live in it, update it, or add it to an investment portfolio. Get your new place before the holidays.

23. 1985-01-31
    soldstatus $55,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 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: $21,289
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$1,598
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$4,655
• Taxable income: $268
• Est. tax owed @ 24.0%: −$64
• After-tax cash flow: $2,688/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): 25,151
• Household income: $62,389
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 707.0

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 0.57)
• Race & ethnicity: Black 62% White 20% Hispanic / Latino 11% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Dominican 2%
• Common ancestry: Lithuanian 4% Hispanic 1%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 9% Vietnamese 2% 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: ▼ -28.08%
• Current HPI: 206.7552
• Rent YoY: ▼ -9.23%
• 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

+188.3% since first listed

9 events — show timeline

• 2026-05-06 Relisted — AcadianaMLS
• 2026-05-06 Relisted — GSREIN
• 2026-04-27 Pending — AcadianaMLS
• 2026-04-27 Contingent — GSREIN
• 2026-01-17 Price Changed $160,000 AcadianaMLS
• 2026-01-17 Price Changed $160,000 GSREIN
• 2025-11-12 Listed $168,000 GSREIN
• 2025-11-12 Listed $168,000 AcadianaMLS
• 1985-01-31 Sold (Public Records) $55,500 Public Records

Property tax history

+0.8%/yr

Latest (2026): $77 · +0.0% YoY. Source: county tax records.