2613-15 N Prieur St · New Orleans, LA 70117

$120,000

4 bd · 3.0 ba · 1,610 sqft · SingleFamily · 54 Days on market

Built 1974 Fair condition 3,253 sqft lot $75/sqft · 41% below area Est $203k · 41% under ↓ 32% since listing

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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 +2.2/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on market at no fault to sellers, sellers are motivated to make a deal! Bring all offers! Calling all investors! Here's your opportunity to own a double in New Orleans at an affordable price! This shotgun-style double ready for you to make it your own. House-hack and live in one side while leasing the other unit or add this one to your rental portfolio. Conveniently located off Almonaster by Franklin Avenue and just moments to all that St. Claude, Bywater and Marigny have to offer. Schedule an appointment to view today!

Key facts

• Live in one side
• Shotgun-style double
• Moments to st claude

Tags

• SHOTGUN-STYLE DOUBLE
• LIVE IN ONE SIDE
• LEASING THE OTHER UNIT
• MOMENTS TO ST CLAUDE
• MOMENTS TO BYWATER
• MOMENTS TO MARIGNY

Property features AI

Finance

• Financial info: Two-unit property; Unit 2613 rent: $1,000; Unit 2615 rent: $800

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story building; Shingle roof; Vinyl siding
• Construction: Vinyl siding construction; Shingle roof; Raised foundation; Built as multi-unit (2 units)
• Exterior features: Chain-link or other fence; City lot; Rectangular lot (33 x 150)

Interior

• Bedrooms: Unit 2613: 2 bedrooms; Unit 2615: 2 bedrooms
• Bathrooms: 3 full bathrooms total (property); Unit 2613: 2 full bathrooms; Unit 2615: 1 full bathroom
• Heating & cooling: Central heating; Window unit heating; Central air conditioning; Window unit air conditioning
• Interior features: Average condition; Raised foundation

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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; 40 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).
• At $2,022/mo this rent would consume 53% 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.

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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1974 — 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. 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: 1.68% ✓
• Cap rate: 13.97%
• Cash-on-cash: 27.42%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (median comp): $203,462
• List price: $120,000
• Delta: -41.02%
• 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
1833 Saint Ferdinand St	0.10mi	4/2.5	1,551 (-4%)	8mo	$130,000	$84	81
2730 N Prieur St	0.08mi	3/2.0 (-1)	1,685 (+5%)	6mo	$237,650	$141	74
2218 Feliciana St	0.37mi	3/2.5 (-1)	1,645 (+2%)	8mo	$210,000	$128	66
1713 Desire St	0.59mi	4/2.0	1,654 (+3%)	2mo	$235,000	$142	62
2628 N Derbigny St	0.16mi	3/2.5 (-1)	1,776 (+10%)	8mo	$259,000	$146	61
2334 Louisa St	0.55mi	3/2.5 (-1)	1,645 (+2%)	7mo	$215,000	$131	58
2534 Franklin Ave	0.50mi	4/2.0	1,771 (+10%)	2mo	$50,000	$28	55
2104 Desire St	0.57mi	3/2.5 (-1)	1,744 (+8%)	2mo	$258,000	$148	51
1431 Clouet St	0.47mi	3/2.0 (-1)	1,404 (-13%)	1mo	$307,000	$219	47
1704 Desire St	0.57mi	3/2.0 (-1)	1,500 (-7%)	7mo	$200,000	$133	47
3032 N Rampart St	0.74mi	3/2.0 (-1)	1,462 (-9%)	2mo	$490,500	$335	40
3028 Marais St	0.59mi	3/1.5 (-1)	1,391 (-14%)	9mo	$328,000	$236	31

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: 18.0%
• Equity multiple: 1.72×
• Total profit: $24,265
• Equity at exit: $17,892

10-year hold

• IRR: 26.0%
• Equity multiple: 3.22×
• Total profit: $74,748
• Equity at exit: $10,375

Cash invested: $33,600 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,022 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $701

Break-even live

Break-even rent $1,134

Max offer price $120,000

Occupancy floor 60%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2524 N Galvez St New Orleans, LA	3.0	2.5	1102	$1,800	$1.63	16d	1	0.23mi
2522 N Galvez St New Orleans, LA	3.0	2.0	1105	$1,675	$1.52	23d	1	0.23mi
2515 N Galvez St Unit 2515 New Orleans, LA	4.0	2.0	1200	$1,900	$1.58	23d	1	0.25mi
2515 N Galvez St New Orleans, LA	4.0	2.0	1200	$1,200	$1.00	10d	1	0.25mi
2114 Feliciana St Unit A New Orleans, LA	3.0	2.0	1134	$1,500	$1.32	23d	1	0.32mi
2114 Feliciana St Unit A New Orleans, LA	3.0	2.0	1134	$1,500	$1.32	15d	1	0.32mi
2556 N Tonti St New Orleans, LA	3.0	2.0	1100	$1,850	$1.68	15d	1	0.34mi
1839 Louisa St New Orleans, LA	3.0	2.0	1500	$2,095	$1.40	15d	1	0.44mi
1835 Louisa St New Orleans, LA	3.0	2.5	1800	$2,350	$1.31	3d	1	0.45mi
2331 Feliciana St New Orleans, LA	3.0	2.0	1250	$1,850	$1.48	23d	1	0.45mi
1822 Piety St New Orleans, LA	3.0	1.5	1200	$1,500	$1.25	15d	1	0.47mi
1942 Piety St New Orleans, LA	3.0	1.0	1100	$1,500	$1.36	23d	1	0.48mi
2115 Mandeville St New Orleans, LA	3.0	2.0	1400	$1,650	$1.18	23d	1	0.50mi
1904 Desire St New Orleans, LA	3.0	1.0	1200	$1,400	$1.17	10d	1	0.54mi
1231 Feliciana St New Orleans, LA	3.0	2.5	1869	$2,750	$1.47	43d	1	0.55mi
2028 Desire St New Orleans, LA	3.0	1.0	1300	$1,300	$1.00	23d	1	0.55mi
1710 Marigny St New Orleans, LA	3.0	2.0	1120	$1,750	$1.56	23d	1	0.57mi
2220 N Prieur St New Orleans, LA	3.0	2.0	1334	$2,000	$1.50	23d	1	0.58mi
5624-5626 Saint Claude ST New Orleans, LA	4.0	3.0	1521	$2,300	$1.51	23d	1	0.60mi
2129 Desire St Unit 1B New Orleans, LA	3.0	1.0	1105	$1,200	$1.09	3d	1	0.61mi
2129 Desire St Unit 1B New Orleans, LA	3.0	1.0	1105	$1,200	$1.09	2d	1	0.61mi
2107 Elysian Fields Ave New Orleans, LA	4.0	2.0	1794	$1,650	$0.92	3d	1	0.63mi
2019 Gallier St New Orleans, LA	4.0	2.0	1400	$2,200	$1.57	23d	1	0.63mi
2115 Elysian Fields Ave Unit 2115 New Orleans, LA	3.0	1.0	1100	$1,450	$1.32	23d	1	0.64mi
1038 Montegut St New Orleans, LA	3.0	2.5	2250	$4,200	$1.87	23d	1	0.64mi
1038 Montegut St New Orleans, LA	3.0	2.5	2250	$4,200	$1.87	43d	1	0.64mi
1437 Gallier St New Orleans, LA	3.0	2.0	1451	$1,875	$1.29	21d	1	0.70mi
3221 Saint Claude Ave New Orleans, LA	3.0	1.0	1900	$1,650	$0.87	23d	1	0.73mi
1837 Touro St New Orleans, LA	3.0	1.0	1994	$2,000	$1.00	23d	1	0.76mi
882 Montegut St New Orleans, LA	1.0–3.0	1.0–2.0	826	$2,575	$3.12	43d	7	0.78mi
2317 N Rampart St Unit 1272378P New Orleans, LA	3.0–6.0	2.0–4.0	1581	$4,154	$2.63	3d	2	0.79mi
3134 Burgundy St New Orleans, LA	3.0	2.0	1887	$2,900	$1.54	23d	1	0.84mi
1923 N Robertson St New Orleans, LA	3.0	2.0	1051	$1,950	$1.86	3d	1	0.84mi
1325 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	3d	1	0.86mi
1325 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	2d	1	0.86mi
2322 Burgundy St Unit C New Orleans, LA	3.0	2.0	1250	$2,200	$1.76	23d	1	0.86mi
1323 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	3d	1	0.87mi
1628 Bartholomew St New Orleans, LA	3.0	2.0	1050	$1,600	$1.52	23d	1	0.87mi
2920 Pauger St New Orleans, LA	4.0	2.0	1882	$1,995	$1.06	23d	1	0.90mi
1938 N Johnson St Unit 38 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	23d	1	0.92mi

Listing history 21 events

1. 2026-06-18
   days on market $120,000 Active 54 DOM
2. 2026-06-17
   days on market $120,000 Active 53 DOM
3. 2026-06-16
   days on market $120,000 Active 52 DOM
4. 2026-06-15
   days on market $120,000 Active 51 DOM
5. 2026-06-13
   days on market $120,000 Active 49 DOM
6. 2026-06-10
   days on market $120,000 Active 46 DOM
7. 2026-06-09
   days on market $120,000 Active 45 DOM
8. 2026-06-08
   days on market $120,000 Active 44 DOM
9. 2026-06-07
   days on market $120,000 Active 43 DOM
10. 2026-06-05
    remarks 530-char remark
11. 2026-06-05
    statusdays on market $120,000 Active 40 DOM
12. 2026-06-03
    days on market $120,000 Active Under Contract 39 DOM
13. 2026-06-02
    days on market $120,000 Active Under Contract 38 DOM
14. 2026-06-01
    days on market $120,000 Active Under Contract 37 DOM
15. 2026-05-31
    days on market $120,000 Active Under Contract 36 DOM
16. 2026-04-15
    listed $120,000 Active 435-char remark

    Show marketing remark (530 chars)

    Back on market at no fault to sellers, sellers are motivated to make a deal! Bring all offers! Calling all investors! Here's your opportunity to own a double in New Orleans at an affordable price! This shotgun-style double ready for you to make it your own. House-hack and live in one side while leasing the other unit or add this one to your rental portfolio. Conveniently located off Almonaster by Franklin Avenue and just moments to all that St. Claude, Bywater and Marigny have to offer. Schedule an appointment to view today!

17. 2026-04-15
    listed $120,000 Active 435-char remark

    Show marketing remark (530 chars)

    Back on market at no fault to sellers, sellers are motivated to make a deal! Bring all offers! Calling all investors! Here's your opportunity to own a double in New Orleans at an affordable price! This shotgun-style double ready for you to make it your own. House-hack and live in one side while leasing the other unit or add this one to your rental portfolio. Conveniently located off Almonaster by Franklin Avenue and just moments to all that St. Claude, Bywater and Marigny have to offer. Schedule an appointment to view today!

18. 2025-06-07
    listed $180,000 Active
19. 2023-07-28
    historical $1,000
20. 2023-07-11
    price $1,000
21. 2023-03-06
    listed $175,900

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,260
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − Depreciation: −$3,491
• Taxable income: $6,968
• Est. tax owed @ 24.0%: −$1,672
• After-tax cash flow: $6,744/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This shotgun-style double requires moderate renovations to update the kitchen and bathrooms, and freshen up the interior. It's a good investment opportunity for investors looking to create a move-in-ready property.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — basic and in need of updating
• Minor HVAC system — basic system, may need cleaning or minor repairs

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing kitchen will appeal to buyers and renters
• Both update bathroom fixtures and tile — modernizing bathrooms will appeal to buyers and renters
• Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · basic and in need of updating	Moderate	$3,000–15,000
HVAC system · basic system, may need cleaning or minor repairs	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing kitchen will appeal to buyers and renters ↑
• Both update bathroom fixtures and tile — modernizing bathrooms will appeal to buyers and renters ↑
• Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-31.8% since first listed

10 events — show timeline

• 2026-06-04 Relisted — AcadianaMLS
• 2026-06-04 Relisted — GSREIN
• 2026-05-22 Pending — AcadianaMLS
• 2026-05-22 Contingent — GSREIN
• 2026-04-15 Listed $120,000 GSREIN
• 2026-04-15 Listed $120,000 AcadianaMLS
• 2025-06-07 Listed $180,000 AcadianaMLS
• 2023-07-28 Rental Removed $1,000 GSREIN
• 2023-07-11 Price Changed $1,000 GSREIN
• 2023-03-06 Listed $175,900 AcadianaMLS