1421-23 Numa St · New Orleans, LA 70114

$205,000

6 bd · 4.0 ba · 1,900 sqft · MultiFamily public records · 16 Days on market

Built 2008 3,720 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Great investment opportunity in Algiers! This fully tenanted 6-bedroom, 4-bathroom duplex delivers immediate cash flow with room to grow. Each side offers 3 bedrooms, 2 bathrooms, an open living room and kitchen, large bedrooms, and inside laundry - a functional layout tenants love. Major capital improvements already done, including a full roof replacement in 2022 and a full unit rehab in 2023, so no major deferred maintenance to worry about. Located in Flood Zone X. Priced at an attractive cap rate on documented income. Do not miss this one!

Key facts

• Open living room
• Fully tenanted
• Full unit rehab

Tags

• INVESTMENT OPPORTUNITY
• FULLY TENANTED
• OPEN LIVING ROOM
• INSIDE LAUNDRY
• FULL ROOF REPLACEMENT
• FULL UNIT REHAB

Property features AI

Finance

• Financial info: 2 total units; Tenant pays electricity and water; Unit 1423 current rent $1,350

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story building
• Construction: Built with block, HardiPlank-type siding and wood siding; Shingle roof
• Exterior features: Porch; City lot; Rectangular lot; Lot dimensions approximately 31 x 120

Interior

• Bedrooms: Unit 1421: 3 bedrooms; Unit 1423: 3 bedrooms
• Bathrooms: 4 full bathrooms total; Unit 1421: 2 full bathrooms; Unit 1423: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Very good condition; Raised foundation
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $205k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $512/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $202k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 soft (-0.7%/yr); 265 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,074/mo this rent would consume 85% of the median local household income ($43k/yr) (locally 2240% 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 $6k 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 + 0.0% rent growth), your $57k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $201,925 (1.5% below list)

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. 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. 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.
6. 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.
7. 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: 1.50% ✓
• Cap rate: 12.67%
• Cash-on-cash: 22.78%
• DSCR: 2.01
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.40×
• Total profit: $22,988
• Equity at exit: $30,566

10-year hold

• IRR: 17.0%
• Equity multiple: 2.21×
• Total profit: $69,287
• Equity at exit: $17,725

Cash invested: $57,400 (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 70114

• Rents YoY: -0.7%
• Active inventory: 265
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $3,074 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$178 /mo · $2,139/yr
• Insurance: −$85
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $1,023

Break-even live

Break-even rent $1,779

Max offer price $205,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,139	-5% $1,081	+0% $1,023	+5% $965	+10% $907
Rent	-10% $780	-5% $902	+0% $1,023	+5% $1,145	+10% $1,266
Rate	-1.0pp $1,127	-0.5pp $1,075	base $1,023	+0.5pp $970	+1.0pp $916

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,074
Total (2 units)			$3,074

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3441 Catalina Dr New Orleans, LA	5.0	2.0	1610	$2,450	$1.52	13d	1	1.02mi

Listing history 12 events

1. 2026-06-21
   days on market $205,000 Active 16 DOM
2. 2026-06-18
   price $205,000 Active 13 DOM
3. 2026-06-18
   days on market $220,000 Active 13 DOM
4. 2026-06-17
   days on market $220,000 Active 12 DOM
5. 2026-06-16
   days on market $220,000 Active 11 DOM
6. 2026-06-15
   days on market $220,000 Active 10 DOM
7. 2026-06-13
   days on market $220,000 Active 8 DOM
8. 2026-06-10
   days on market $220,000 Active 5 DOM
9. 2026-06-09
   days on market $220,000 Active 4 DOM
10. 2026-06-08
    days on market $220,000 Active 3 DOM
11. 2026-06-07
    remarks 548-char remark
12. 2026-06-07
    listed $220,000 Active 2 DOM

ⓘ 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: $2,139 · $178/mo
• Projected year-2 tax: $2,139 · $178/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: $36,888
• − Mortgage interest: −$11,483
• − Property taxes: −$2,139
• − Insurance: −$1,822
• − Repairs & maintenance: −$2,951
• − Management: −$2,951
• − Depreciation: −$5,964
• Taxable income: $9,578
• Est. tax owed @ 24.0%: −$2,299
• After-tax cash flow: $9,981/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): 22,659
• Household income: $43,493
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 2240.0

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: Predominantly Black (72%)
• Race & ethnicity: Black 72% White 16% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -98.56%
• Current HPI: 149.0172
• Rent YoY: ▼ -0.72%
• 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

+10.1% since first listed

7 events — show timeline

• 2026-06-05 Listed $220,000 AcadianaMLS
• 2026-06-05 Listed $220,000 GSREIN
• 2024-03-02 Rental Removed $1,350 GSREIN
• 2024-01-26 Price Changed $1,350 GSREIN
• 2024-01-13 Listed for Rent $1,400 GSREIN
• 2022-05-02 Sold (Public Records) $180,000 Public Records
• 2020-10-27 Listed $199,900 AcadianaMLS

Property tax history

-0.8%/yr

Latest (2026): $2,139 · +0.0% YoY. Source: county tax records.