1919 Beck St · New Orleans, LA 70131

$260,000

4 bd · 2.0 ba · 2,037 sqft · SingleFamily public records · 38 Days on market

Built 1971 7,000 sqft lot $128/sqft · 6% above area Est $276k · 6% under

---

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 +17.1/30.0
• ARV discount +10.1/15.0
• DSCR +5.3/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Rent growth +0.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home! This charming property offers the perfect blend of comfort, convenience, and potential right in the heart of Algiers! Step inside to discover an inviting spacious layout filled with natural light, Travertine flooring, double insulated windows, premium 3cm granite, real wood cabinets, and much, much more creating a warm and inviting atmosphere throughout. Whether you’re entertaining guests or enjoying a quiet night in, this home delivers functionality and flow. Outside, enjoy a low maintenance yard with ample space to relax, garden, or expand—perfect for Louisiana living. Located just minutes from shopping, dining, and easy access to downtown New Orleans, this hom

Key facts

• Easy access
• Generous yard
• Natural light

Tags

• GENEROUS YARD
• NATURAL LIGHT
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (12.5% below list).
• Recommended offer: $227k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• Zoned schools: Benjamin Franklin Elem. Math And Science (math 12% / reading 23%, grade F, #479 of 646 statewide, top 75%, 747 students, 98% FRL, charter) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-9.2%/yr); 275 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 44% 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 $2k of loan paydown is wiped out by about $8k 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 38 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y 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 $130k; list at $260k implies a 100% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,481 (12.5% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.87% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 9.5

CMA / ARV

• ARV (median comp): $275,680
• List price: $260,000
• Delta: -5.69%
• 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
2000 Easter Ln	0.12mi	4/2.0	2,209 (+8%)	5mo	$300,000	$136	76
2638 Gallinghouse St	0.46mi	3/2.0 (-1)	2,021 (-1%)	3mo	$200,000	$99	70
2133 Ellen Park Pl	0.53mi	3/2.5 (-1)	2,018 (-1%)	0mo	$186,000	$92	67
1534 General Collins Ave	0.42mi	3/2.5 (-1)	2,041 (+0%)	8mo	$194,900	$95	67
2018 Saint Nick Dr	0.03mi	3/2.0 (-1)	1,762 (-14%)	7mo	$235,000	$133	65
2147 Holiday Dr	0.28mi	4/2.0	2,298 (+13%)	3mo	$275,000	$120	63
2800 Hyman Pl	0.58mi	3/2.5 (-1)	2,000 (-2%)	0mo	$246,500	$123	63
1843 Halsey Ave	0.47mi	3/2.0 (-1)	1,903 (-7%)	2mo	$159,500	$84	61
2711 Cupid	0.56mi	4/2.5	2,215 (+9%)	8mo	$269,000	$121	50
2529 Hudson Pl	0.71mi	4/2.5	2,232 (+10%)	0mo	$240,000	$108	49
2542 Hudson Pl	0.75mi	3/2.5 (-1)	1,903 (-7%)	5mo	$220,000	$116	43
2709 Comet St	0.54mi	3/3.0 (-1)	2,310 (+13%)	3mo	$249,500	$108	41

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: -16.6%
• Equity multiple: 0.43×
• Total profit: $-41,627
• Equity at exit: $38,767

10-year hold

• IRR: -14.5%
• Equity multiple: 0.27×
• Total profit: $-52,875
• Equity at exit: $22,480

Cash invested: $72,800 (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: 275
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,275 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$146 /mo · $1,748/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $113

Break-even live

Break-even rent $2,132

Max offer price $260,000

Occupancy floor 90%

Sensitivity live

Price	-10% $260	-5% $187	+0% $113	+5% $40	+10% $-34
Rent	-10% $-67	-5% $23	+0% $113	+5% $203	+10% $293
Rate	-1.0pp $244	-0.5pp $179	base $113	+0.5pp $46	+1.0pp $-23

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 Saint Nick Dr New Orleans, LA	4.0	2.5	2400	$2,300	$0.96	25d	1	0.07mi
1410 Kabel Dr New Orleans, LA	3.0	2.0	2200	$2,200	$1.00	25d	1	0.29mi
103 Danny Dr New Orleans, LA	4.0	2.0	2040	$2,400	$1.18	25d	1	0.33mi
3441 Catalina Dr New Orleans, LA	5.0	2.0	1610	$2,450	$1.52	13d	1	0.66mi
2741 Chelsea Dr New Orleans, LA	4.0	2.5	2382	$2,500	$1.05	18d	1	0.92mi
3151 Plymouth Pl New Orleans, LA	3.0	1.0	1470	$1,700	$1.16	25d	1	0.95mi
1825 Murl St New Orleans, LA	3.0	2.0	2484	$1,750	$0.70	25d	1	0.96mi
5801 Albany Ct New Orleans, LA	4.0	2.5	2160	$2,000	$0.93	25d	1	1.00mi
3511 Hyman Pl New Orleans, LA	3.0	2.0	1975	$2,700	$1.37	3d	1	1.10mi
1774 Pace Blvd New Orleans, LA	4.0	2.5	1574	$2,000	$1.27	25d	1	1.11mi
21 Carriage Ln New Orleans, LA	3.0	2.5	1900	$2,000	$1.05	23d	1	1.12mi
438 Friscoville Ave Arabi, LA	3.0	2.0	1500	$3,200	$2.13	4d	1	1.16mi
6900 Royal St Arabi, LA	3.0	2.0	1579	$5,888	$3.73	4d	1	1.32mi
3751 Herald St New Orleans, LA	4.0	2.0	1624	$2,150	$1.32	25d	1	1.33mi
6021 Brighton Pl New Orleans, LA	4.0	3.0	1840	$3,100	$1.68	18d	1	1.34mi
3738 Somerset Dr New Orleans, LA	4.0	2.0	2247	$3,000	$1.34	16d	1	1.42mi
1684 Lauradale Dr New Orleans, LA	4.0	2.0	1571	$2,000	$1.27	25d	1	1.43mi

Listing history 19 events

1. 2026-06-02
   days on market $260,000 Active 38 DOM
2. 2026-06-01
   days on market $260,000 Active 37 DOM
3. 2026-05-31
   days on market $260,000 Active 36 DOM
4. 2026-04-25
   listed $260,000 Active 909-char remark
5. 2026-04-25
   listed $260,000 Active 933-char remark
6. 2020-07-14
   price $250,000
7. 2020-07-13
   price $259,000
8. 2020-07-13
   price $250,000
9. 2020-06-17
   listed $250,000
10. 2019-10-17
    listed $220,000
11. 2019-10-01
    price $220,000
12. 2019-07-19
    listed $220,000
13. 2019-04-07
    price $226,500
14. 2019-03-04
    listed $226,500
15. 2001-03-15
    soldstatus $129,999
16. 2001-03-06
    soldstatus $129,999
17. 2001-01-07
    listed $129,999
18. 2001-01-07
    listed $129,999
19. 1989-12-20
    soldstatus $84,000

ⓘ 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: $1,748 · $146/mo
• Projected year-2 tax: $1,748 · $146/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 · 22 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: $27,298
• − Mortgage interest: −$14,564
• − Property taxes: −$1,748
• − Insurance: −$2,098
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − Depreciation: −$7,564
• Taxable loss: −$3,043
• Est. tax savings @ 24.0%: +$730
• After-tax cash flow: $2,088/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

+209.5% since first listed

15 events — show timeline

• 2026-04-25 Listed $260,000 AcadianaMLS
• 2020-07-14 Price Changed $250,000 GSREIN
• 2020-07-13 Price Changed $259,000 GSREIN
• 2020-07-13 Price Changed $250,000 GSREIN
• 2020-06-17 Listed $250,000 AcadianaMLS
• 2019-10-17 Listed $220,000 AcadianaMLS
• 2019-10-01 Price Changed $220,000 GSREIN
• 2019-07-19 Listed $220,000 AcadianaMLS
• 2019-04-07 Price Changed $226,500 GSREIN
• 2019-03-04 Listed $226,500 AcadianaMLS
• 2001-03-15 Sold (Public Records) $129,999 Public Records
• 2001-03-06 Sold (MLS) $129,999 GSREIN
• 2001-01-07 Listed $129,999 AcadianaMLS
• 2001-01-07 Listed $129,999 GSREIN
• 1989-12-20 Sold (Public Records) $84,000 Public Records

Property tax history

+0.8%/yr

Latest (2026): $1,748 · -6.0% YoY. Source: county tax records.