1000-1006 Cambronne St · New Orleans, LA 70118

$250,000

4 bd · 3.0 ba · 3,603 sqft · MultiFamily public records · 1 Days on market

Built 1925 Est $288k · 13% under

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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 +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• 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: 4 units. confirmed

Listing remarks MLS

Incredible renovation opportunity in a prime Riverbend neighborhood. This corner double lot property is currently 3 units and ready for a full makeover! Large rooms, original hardwood floors and beautiful historic details including high ceilings, picture molding and gorgeous solid doors remain. The rest is up to you. Keep as a triplex, convert it back to four units. Great as an investment or owner occupied property. The possibilities are endless. Walking distance to the center of vibrant Oak St, the historic St. Charles Streetcar, Levee walking path, restaurants, shops and more. This is a fantastic location.

Key facts

• Corner double lot
• Picture molding
• Solid doors

Tags

• CORNER DOUBLE LOT
• ORIGINAL HARDWOOD FLOORS
• HISTORIC DETAILS
• HIGH CEILINGS
• PICTURE MOLDING
• SOLID DOORS

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.3-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $4k ($43k/yr) — positive. Per door: $899/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $250k).
• Cap rate 23.9% 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 flat; 279 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $6,796/mo this rent would consume 128% 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 $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.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $70k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $250,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1925 — 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 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: 2.72% ✓
• Cap rate: 23.87%
• Cash-on-cash: 62.77%
• DSCR: 3.79
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $288,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502-04 Monticello Ave	0.61mi	4/4.0	3,116 (-14%)	20mo	$249,000	$80	29

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: 58.2%
• Equity multiple: 3.50×
• Total profit: $175,001
• Equity at exit: $37,276

10-year hold

• IRR: 62.3%
• Equity multiple: 6.63×
• Total profit: $394,175
• Equity at exit: $21,615

Cash invested: $70,000 (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: 279
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $6,796 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$292 /mo · $3,503/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,427
• Net cashflow: $3,595

Break-even live

Break-even rent $2,245

Max offer price $250,000

Occupancy floor 42%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.3	$6,796
Total (4 units)			$6,796

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1539 Dante St New Orleans, LA	3.0	2.0	2672	$3,500	$1.31	44d	1	0.41mi
544 Lowerline St New Orleans, LA	3.0	2.0	2500	$3,500	$1.40	24d	1	0.77mi
1519 Pine St New Orleans, LA	5.0	3.0	3000	$4,000	$1.33	24d	1	0.78mi
7211 Saint Charles Ave New Orleans, LA	5.0	3.0	2800	$2,999	$1.07	44d	1	0.82mi
7325 Sycamore St New Orleans, LA	4.0	3.0	2500	$2,350	$0.94	24d	1	1.00mi
2432 Calhoun St New Orleans, LA	4.0	2.0	3300	$4,400	$1.33	17d	1	1.14mi
2616 Calhoun St New Orleans, LA	4.0	2.5	2850	$2,500	$0.88	44d	1	1.14mi
2107 Calhoun St New Orleans, LA	3.0	2.0	3300	$2,790	$0.85	44d	1	1.20mi
4 Cromwell Pl New Orleans, LA	5.0	2.0	2600	$7,000	$2.69	44d	1	1.34mi
249 Walnut St New Orleans, LA	4.0	3.5	4266	$22,000	$5.16	44d	1	1.37mi
5533 S Tonti St New Orleans, LA	4.0	4.0	3000	$3,000	$1.00	15d	1	1.43mi

Listing history 4 events

1. 2026-03-20
   status Pending 615-char remark

   Show marketing remark (615 chars)

   Incredible renovation opportunity in a prime Riverbend neighborhood. This corner double lot property is currently 3 units and ready for a full makeover! Large rooms, original hardwood floors and beautiful historic details including high ceilings, picture molding and gorgeous solid doors remain. The rest is up to you. Keep as a triplex, convert it back to four units. Great as an investment or owner occupied property. The possibilities are endless. Walking distance to the center of vibrant Oak St, the historic St. Charles Streetcar, Levee walking path, restaurants, shops and more. This is a fantastic location.

2. 2026-03-20
   status Pending

   Show marketing remark (615 chars)

   Incredible renovation opportunity in a prime Riverbend neighborhood. This corner double lot property is currently 3 units and ready for a full makeover! Large rooms, original hardwood floors and beautiful historic details including high ceilings, picture molding and gorgeous solid doors remain. The rest is up to you. Keep as a triplex, convert it back to four units. Great as an investment or owner occupied property. The possibilities are endless. Walking distance to the center of vibrant Oak St, the historic St. Charles Streetcar, Levee walking path, restaurants, shops and more. This is a fantastic location.

3. 2026-03-19
   listed $250,000 Active 615-char remark

   Show marketing remark (615 chars)

   Incredible renovation opportunity in a prime Riverbend neighborhood. This corner double lot property is currently 3 units and ready for a full makeover! Large rooms, original hardwood floors and beautiful historic details including high ceilings, picture molding and gorgeous solid doors remain. The rest is up to you. Keep as a triplex, convert it back to four units. Great as an investment or owner occupied property. The possibilities are endless. Walking distance to the center of vibrant Oak St, the historic St. Charles Streetcar, Levee walking path, restaurants, shops and more. This is a fantastic location.

4. 2026-03-19
   listed $250,000 Active

   Show marketing remark (615 chars)

   Incredible renovation opportunity in a prime Riverbend neighborhood. This corner double lot property is currently 3 units and ready for a full makeover! Large rooms, original hardwood floors and beautiful historic details including high ceilings, picture molding and gorgeous solid doors remain. The rest is up to you. Keep as a triplex, convert it back to four units. Great as an investment or owner occupied property. The possibilities are endless. Walking distance to the center of vibrant Oak St, the historic St. Charles Streetcar, Levee walking path, restaurants, shops and more. This is a fantastic location.

ⓘ 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: $3,503 · $292/mo
• Projected year-2 tax: $3,503 · $292/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 7/10 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: $81,552
• − Mortgage interest: −$14,004
• − Property taxes: −$3,503
• − Insurance: −$2,048
• − Repairs & maintenance: −$6,524
• − Management: −$6,524
• − Depreciation: −$7,273
• Taxable income: $41,677
• Est. tax owed @ 24.0%: −$10,002
• After-tax cash flow: $33,141/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

+0.0% since first listed

4 events — show timeline

• 2026-03-20 Pending — AcadianaMLS
• 2026-03-20 Pending — GSREIN
• 2026-03-19 Listed $250,000 GSREIN
• 2026-03-19 Listed $250,000 AcadianaMLS

Property tax history

+0.2%/yr

Latest (2026): $3,503 · +1.1% YoY. Source: county tax records.