8819 Fig St · New Orleans, LA 70118

$100,000

2 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 329 Days on market

Built 1940 4,499 sqft lot $85/sqft · 42% below area Est $176k · 43% under ↓ 33% 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 +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Raised cottage in the heart of Carrollton. 2 bedrooms, 1 bath, off street parking for 4 vehicles. Seller motivated to ready to sell. Property sold As-Is. Investors welcome.

Key facts

• 4,499 sq ft lot
• 3 parking spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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.
• 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 flat; 279 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 329 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $50k (33%) 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; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 329 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 1940 — 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: 1.57% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.57%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (median comp): $175,704
• List price: $100,000
• Delta: -43.09%
• 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
2529 Eagle St	0.31mi	2/2.0	1,140 (-3%)	10mo	$143,000	$125	72
9102 Oleander St	0.21mi	3/2.0 (+1)	1,274 (+8%)	3mo	$58,066	$46	69
8911 Edinburgh Dr	0.33mi	2/1.0	1,151 (-2%)	10mo	$160,000	$139	69
9308 Colapissa St	0.33mi	2/1.0	1,120 (-5%)	9mo	$115,000	$103	65
3619 Cherry St	0.50mi	2/2.0	1,104 (-6%)	6mo	$180,500	$163	61
8320 S Claiborne Ave	0.56mi	3/2.0 (+1)	1,217 (+4%)	8mo	$183,000	$150	57
9119 Edinburgh St	0.39mi	3/2.0 (+1)	1,349 (+15%)	1mo	$125,000	$93	52
8830 Stroelitz St	0.44mi	3/1.5 (+1)	1,260 (+7%)	11mo	$71,000	$56	52
8711 Olive St	0.27mi	3/2.0 (+1)	1,022 (-13%)	11mo	$137,000	$134	51
2419 Short St	0.72mi	2/2.0	1,077 (-8%)	2mo	$350,000	$325	51
8715 Stroelitz St	0.47mi	3/1.0 (+1)	1,049 (-11%)	9mo	$62,000	$59	44
8236 S Claiborne Ave	0.59mi	3/2.0 (+1)	1,327 (+13%)	11mo	$325,000	$245	37

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: 10.7%
• Equity multiple: 1.41×
• Total profit: $11,514
• Equity at exit: $14,910

10-year hold

• IRR: 17.9%
• Equity multiple: 2.34×
• Total profit: $37,557
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $484

Break-even live

Break-even rent $959

Max offer price $100,000

Occupancy floor 64%

Sensitivity live

Price	-10% $553	-5% $518	+0% $484	+5% $449	+10% $414
Rent	-10% $359	-5% $422	+0% $484	+5% $546	+10% $608
Rate	-1.0pp $534	-0.5pp $509	base $484	+0.5pp $458	+1.0pp $431

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8925 Colapissa St New Orleans, LA	2.0	1.0	700	$1,500	$2.14	22d	1	0.06mi
8929 Colapissa St New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	25d	1	0.07mi
2915 Hollygrove St New Orleans, LA	1.0	1.0	725	$995	$1.37	22d	1	0.10mi
2909 Hollygrove St New Orleans, LA	2.0	1.0	725	$995	$1.37	25d	1	0.10mi
8709 Pritchard Pl New Orleans, LA	3.0	2.0	1000	$1,500	$1.50	22d	1	0.14mi
2817 General Ogden St Unit 2819 New Orleans, LA	2.0	1.0	870	$1,200	$1.38	25d	1	0.14mi
9107 Fig St New Orleans, LA	3.0	3.0	1230	$2,000	$1.63	4d	1	0.17mi
9015 Forshey St Unit 9017 New Orleans, LA	2.0	1.0	804	$1,200	$1.49	18d	1	0.20mi
8816 Olive St Unit A-B New Orleans, LA	3.0	2.0	1200	$1,800	$1.50	17d	1	0.21mi
8816 Olive St New Orleans, LA	3.0	2.0	1200	$1,800	$1.50	25d	1	0.21mi
8610 Apricot St New Orleans, LA	3.0	2.0	1000	$2,200	$2.20	12d	1	0.25mi
8637 Belfast St New Orleans, LA	2.0	1.0	800	$1,195	$1.49	25d	1	0.26mi
2730 Leonidas St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	25d	1	0.26mi
8514 Forshey St New Orleans, LA	3.0	1.0	1030	$1,600	$1.55	25d	1	0.27mi
3316 Joliet St #18 New Orleans, LA	2.0	1.0	800	$1,400	$1.75	25d	1	0.31mi
8812 Apple St New Orleans, LA	3.0	2.0	1085	$1,650	$1.52	17d	1	0.32mi
8405 Apricot St New Orleans, LA	3.0	2.0	1058	$1,795	$1.70	4d	1	0.34mi
8405 Apricot St New Orleans, LA	3.0	2.0	1058	$1,795	$1.70	4d	1	0.34mi
8329 Pritchard Pl Unit B New Orleans, LA	1.0	1.5	1500	$1,600	$1.07	13d	1	0.35mi
8328 Forshey St New Orleans, LA	2.0	1.0	838	$1,200	$1.43	4d	1	0.37mi
9309 Belfast St Rm A New Orleans, LA	1.0	1.0	1220	$1,200	$0.98	25d	1	0.37mi
8502 Edinburgh St New Orleans, LA	3.0	2.0	1456	$1,800	$1.24	4d	1	0.37mi
8815 Palm St New Orleans, LA	3.0	2.0	1195	$2,100	$1.76	25d	1	0.38mi
8633 Nelson St New Orleans, LA	2.0	1.0	800	$1,100	$1.38	3d	1	0.39mi
2428 Eagle St New Orleans, LA	2.0	1.0	840	$1,425	$1.70	25d	1	0.39mi
8429 Apple St Unit 1B New Orleans, LA	2.0	1.0	803	$1,400	$1.74	25d	1	0.40mi
3620 Hollygrove St Unit B New Orleans, LA	2.0	1.0	872	$1,000	$1.15	16d	1	0.41mi
8417 Apple St New Orleans, LA	2.0	1.0	828	$1,200	$1.45	18d	1	0.41mi
9129 Nelson St New Orleans, LA	2.0	1.5	1434	$1,900	$1.32	25d	1	0.41mi
8327 Belfast St New Orleans, LA	2.0	1.0	800	$1,150	$1.44	16d	1	0.41mi
8327 Belfast St heuristic New Orleans, LA	2.0	1.0	800	$1,150	$1.44	26d	1	0.41mi
2616 Cambronne St Unit 2618 New Orleans, LA	3.0	1.0	1200	$1,475	$1.23	25d	1	0.41mi
9122 Nelson St New Orleans, LA	2.0	2.0	1100	$1,550	$1.41	25d	1	0.42mi
8922 Stroelitz St New Orleans, LA	2.0	1.0	750	$1,150	$1.53	17d	1	0.42mi
9438 Forshey St New Orleans, LA	3.0	2.0	1274	$2,000	$1.57	25d	1	0.43mi
8537 S Claiborne Ave New Orleans, LA	2.0	1.0	1450	$1,400	$0.97	4d	1	0.47mi
9215 S Claiborne Ave New Orleans, LA	2.0	2.0	1100	$2,000	$1.82	13d	1	0.49mi
2311 Joliet St New Orleans, LA	2.0	2.0	950	$1,900	$2.00	25d	1	0.57mi
2305 Joliet St New Orleans, LA	3.0	2.0	1451	$2,500	$1.72	45d	1	0.59mi
9528 Stroelitz St New Orleans, LA	3.0	2.0	1174	$2,100	$1.79	13d	1	0.61mi

Listing history 25 events

1. 2026-06-21
   days on market $100,000 Active 329 DOM
2. 2026-06-18
   days on market $100,000 Active 326 DOM
3. 2026-06-17
   days on market $100,000 Active 325 DOM
4. 2026-06-16
   days on market $100,000 Active 324 DOM
5. 2026-06-15
   days on market $100,000 Active 323 DOM
6. 2026-06-13
   days on market $100,000 Active 321 DOM
7. 2026-06-10
   days on market $100,000 Active 318 DOM
8. 2026-06-09
   days on market $100,000 Active 317 DOM
9. 2026-06-08
   days on market $100,000 Active 316 DOM
10. 2026-06-07
    days on market $100,000 Active 315 DOM
11. 2026-06-05
    days on market $100,000 Active 312 DOM
12. 2026-06-03
    days on market $100,000 Active 311 DOM
13. 2026-06-02
    days on market $100,000 Active 310 DOM
14. 2026-06-01
    days on market $100,000 Active 309 DOM
15. 2026-05-31
    days on market $100,000 Active 308 DOM
16. 2026-01-30
    price $100,000 172-char remark

    Show marketing remark (172 chars)

    Raised cottage in the heart of Carrollton. 2 bedrooms, 1 bath, off street parking for 4 vehicles. Seller motivated to ready to sell. Property sold As-Is. Investors welcome.

17. 2026-01-29
    price $100,000 172-char remark

    Show marketing remark (172 chars)

    Raised cottage in the heart of Carrollton. 2 bedrooms, 1 bath, off street parking for 4 vehicles. Seller motivated to ready to sell. Property sold As-Is. Investors welcome.

18. 2026-01-27
    status Active 172-char remark

    Show marketing remark (172 chars)

    Raised cottage in the heart of Carrollton. 2 bedrooms, 1 bath, off street parking for 4 vehicles. Seller motivated to ready to sell. Property sold As-Is. Investors welcome.

19. 2026-01-13
    status Pending 172-char remark

    Show marketing remark (172 chars)

    Raised cottage in the heart of Carrollton. 2 bedrooms, 1 bath, off street parking for 4 vehicles. Seller motivated to ready to sell. Property sold As-Is. Investors welcome.

20. 2026-01-13
    status Active 172-char remark

    Show marketing remark (172 chars)

    Raised cottage in the heart of Carrollton. 2 bedrooms, 1 bath, off street parking for 4 vehicles. Seller motivated to ready to sell. Property sold As-Is. Investors welcome.

21. 2025-12-28
    historical 172-char remark

    Show marketing remark (172 chars)

    Raised cottage in the heart of Carrollton. 2 bedrooms, 1 bath, off street parking for 4 vehicles. Seller motivated to ready to sell. Property sold As-Is. Investors welcome.

22. 2025-11-29
    price $120,000 172-char remark

    Show marketing remark (172 chars)

    Raised cottage in the heart of Carrollton. 2 bedrooms, 1 bath, off street parking for 4 vehicles. Seller motivated to ready to sell. Property sold As-Is. Investors welcome.

23. 2025-11-05
    price $120,000 172-char remark

    Show marketing remark (172 chars)

    Raised cottage in the heart of Carrollton. 2 bedrooms, 1 bath, off street parking for 4 vehicles. Seller motivated to ready to sell. Property sold As-Is. Investors welcome.

24. 2025-06-27
    listed $150,000 Active 172-char remark

    Show marketing remark (172 chars)

    Raised cottage in the heart of Carrollton. 2 bedrooms, 1 bath, off street parking for 4 vehicles. Seller motivated to ready to sell. Property sold As-Is. Investors welcome.

25. 2025-06-27
    listed $150,000 Active 172-char remark

    Show marketing remark (172 chars)

    Raised cottage in the heart of Carrollton. 2 bedrooms, 1 bath, off street parking for 4 vehicles. Seller motivated to ready to sell. Property sold As-Is. Investors welcome.

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,852
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$2,909
• Taxable income: $4,528
• Est. tax owed @ 24.0%: −$1,087
• After-tax cash flow: $4,716/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

-33.3% since first listed

10 events — show timeline

• 2026-01-30 Price Changed $100,000 AcadianaMLS
• 2026-01-29 Price Changed $100,000 GSREIN
• 2026-01-27 Relisted — GSREIN
• 2026-01-13 Pending — GSREIN
• 2026-01-13 Relisted — GSREIN
• 2025-12-28 Listing Removed — GSREIN
• 2025-11-29 Price Changed $120,000 AcadianaMLS
• 2025-11-05 Price Changed $120,000 GSREIN
• 2025-06-27 Listed $150,000 GSREIN
• 2025-06-27 Listed $150,000 AcadianaMLS

Property tax history

+0.8%/yr

Latest (2026): $53 · +0.0% YoY. Source: county tax records.