3034-36 Upperline St · New Orleans, LA 70125

$299,000

4 bd · 2.0 ba · 1,953 sqft · MultiFamily public records · 12 Days on market

Built 1950 4,791 sqft lot Est $285k · at est.

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Why this score? — see what drove the C- 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 +22.5/30.0
• DSCR +7.2/10.0
• 1% rule +5.6/10.0
• ARV discount +5.3/15.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

This delightful duplex offers two spacious 2 and 1 bedroom (w/bonus space), 1-bath units, each boasting beautiful hardwood floors and abundant natural light throughout. Great for homeowners seeking to offset their mortgage--live in one unit and rent out the other! Features include a shared driveway and covered carport parking for added convenience. Whether you're looking to generate steady rental income or create a versatile living arrangement, this solid property has great potential. Conveniently located just two blocks off Napoleon Ave., near Oschner and minutes from Tulane, Loyola University, and Audubon Park.

Key facts

• Huge front porch
• Close to restaurants
• Historic details

Tags

• HUGE FRONT PORCH
• HISTORIC DETAILS
• INCOME-PRODUCING SECOND UNIT
• UPTOWN NEIGHBORHOOD
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPPING

Property features AI

Exterior

• Parking: Carport
• Home design: Duplex; 2 total units
• Construction: Wood siding; Composition roof
• Exterior features: Porch; Fenced yard

Interior

• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central air conditioning; Central heating

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $75 ($904/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Cap rate 8.3% 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; 219 active listings in the ZIP; 40 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).
• At $3,184/mo this rent would consume 62% of the median local household income ($61k/yr) (locally 1270% 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 $9k 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

• Only 12 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.
• Current owner paid $211k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $299,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.19%
• DSCR: 1.32
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $285,138
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2625 27 Calhoun St	0.51mi	4/2.0	1,996 (+2%)	1mo	$372,500	$187	72
2232-34 S Salcedo St	0.49mi	4/2.0	2,108 (+8%)	1mo	$391,237	$186	63
6204 S Rocheblave St	0.55mi	4/4.0	2,000 (+2%)	0mo	$402,500	$201	62
6208 S Rocheblave St	0.56mi	4/4.0	2,000 (+2%)	0mo	$402,500	$201	62
2820-22 Milan St	0.40mi	4/2.0	1,704 (-13%)	0mo	$305,000	$179	60
3235 37 Vincennes Pl	0.70mi	4/2.0	2,072 (+6%)	1mo	$150,000	$72	56
3020 22 Gen Taylor St	0.41mi	4/2.0	1,717 (-12%)	7mo	$190,000	$111	55
4325 27 Jena St	0.57mi	4/2.0	2,149 (+10%)	3mo	$307,500	$143	54
4522 S Liberty St	0.59mi	5/3.0 (+1)	1,831 (-6%)	8mo	$253,000	$138	46
2712 14 S Johnson St	0.73mi	4/4.0	1,870 (-4%)	6mo	$246,200	$132	46
3528 30 Toledano St	0.63mi	5/2.0 (+1)	1,700 (-13%)	2mo	$133,000	$78	43
3619-25 Delachaise St	0.56mi	4/4.0	2,162 (+11%)	7mo	$315,000	$146	43

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.40×
• Total profit: $-50,487
• Equity at exit: $44,582

10-year hold

• IRR: -15.4%
• Equity multiple: 0.23×
• Total profit: $-64,540
• Equity at exit: $25,852

Cash invested: $83,720 (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 70125

• Home prices YoY: -16.3%
• Rents YoY: 0.7%
• Active inventory: 219
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $3,184 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$321 /mo · $3,851/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $75

Break-even live

Break-even rent $3,089

Max offer price $299,000

Occupancy floor 93%

Sensitivity live

Price	-10% $245	-5% $160	+0% $75	+5% $-9	+10% $-94
Rent	-10% $-176	-5% $-50	+0% $75	+5% $201	+10% $327
Rate	-1.0pp $226	-0.5pp $151	base $75	+0.5pp $-2	+1.0pp $-81

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,635
1× unit	1	1	$1,549
Total (2 units)			$3,184

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2806 Upperline St Unit Lower New Orleans, LA	3.0	2.0	1250	$2,500	$2.00	21d	1	0.21mi
3350 Jena St New Orleans, LA	3.0	2.5	2200	$2,500	$1.14	45d	1	0.21mi
5417 S Johnson St New Orleans, LA	3.0	3.0	1739	$2,900	$1.67	19d	1	0.23mi
2625 Jefferson Ave New Orleans, LA	4.0	2.0	2000	$2,600	$1.30	45d	1	0.26mi
2427 Soniat St New Orleans, LA	3.0	2.0	1500	$2,750	$1.83	19d	1	0.32mi
2425 Soniat St New Orleans, LA	3.0	2.5	1500	$2,850	$1.90	13d	1	0.32mi
4603 S Miro St New Orleans, LA	3.0	2.0	1650	$1,650	$1.00	25d	1	0.32mi
4206 S Derbigny St New Orleans, LA	3.0	1.0	1300	$1,600	$1.23	25d	1	0.33mi
5718 Cucullu St New Orleans, LA	4.0	3.0	1873	$2,500	$1.33	19d	1	0.33mi
2519 Octavia St New Orleans, LA	4.0	2.0	1600	$3,900	$2.44	45d	1	0.35mi
2429 Octavia St New Orleans, LA	3.0	2.0	1640	$2,350	$1.43	25d	1	0.39mi
3636 Upperline St New Orleans, LA	3.0	1.0	1600	$1,975	$1.23	25d	1	0.42mi
5832 Willow St New Orleans, LA	4.0	3.5	1400	$3,295	$2.35	45d	1	0.44mi
5830 Willow St New Orleans, LA	3.0	3.5	1400	$2,500	$1.79	23d	1	0.44mi
5819 Clara St New Orleans, LA	4.0	2.0	1596	$2,500	$1.57	45d	1	0.44mi
2717 Milan St New Orleans, LA	3.0	1.5	1850	$1,650	$0.89	16d	1	0.44mi
5838 Willow St New Orleans, LA	3.0	3.0	1400	$2,500	$1.79	45d	1	0.45mi
2703 Palmer Ave New Orleans, LA	5.0	2.0	2349	$5,500	$2.34	45d	1	0.46mi
2715 Palmer Ave New Orleans, LA	5.0	2.0	2184	$4,900	$2.24	45d	1	0.47mi
2836 Palmer Ave New Orleans, LA	3.0	2.0	1376	$2,500	$1.82	45d	1	0.48mi
5830 Clara St Unit 1 New Orleans, LA	4.0	2.0	2100	$4,500	$2.14	45d	1	0.48mi
2211 Jefferson Ave New Orleans, LA	3.0	2.0	1600	$1,800	$1.12	19d	1	0.48mi
2229 Joseph St New Orleans, LA	4.0	2.0	1830	$4,000	$2.19	19d	1	0.48mi
2832 Palmer Ave Unit Up New Orleans, LA	4.0	2.0	1720	$2,900	$1.69	45d	1	0.48mi
2834 Palmer Ave New Orleans, LA	3.0	2.0	1533	$2,800	$1.83	19d	1	0.48mi
2838 Palmer Ave New Orleans, LA	3.0	1.5	1500	$2,000	$1.33	19d	1	0.48mi
2818 Palmer Ave New Orleans, LA	5.0	2.0	1832	$4,900	$2.67	45d	1	0.49mi
2814 Palmer Ave New Orleans, LA	3.0	2.0	1500	$2,400	$1.60	19d	1	0.49mi
2438 State St Unit Lower New Orleans, LA	3.0	2.0	1700	$2,500	$1.47	5d	1	0.49mi
2306 Octavia St New Orleans, LA	3.0	2.0	2254	$2,650	$1.18	5d	1	0.49mi
3035 Delachaise St New Orleans, LA	3.0	1.0	1968	$1,750	$0.89	4d	1	0.49mi
2325 State St New Orleans, LA	5.0	3.0	1800	$4,000	$2.22	25d	1	0.50mi
3514 S Miro St New Orleans, LA	3.0	2.0	1230	$1,950	$1.59	19d	1	0.50mi
2217 Jefferson Ave Unit none New Orleans, LA	3.0	2.0	2500	$2,500	$1.00	45d	1	0.51mi
2322 Nashville Ave New Orleans, LA	4.0	2.0	2249	$2,750	$1.22	45d	1	0.51mi
2209 Jefferson Ave New Orleans, LA	3.0	2.0	1600	$1,800	$1.12	18d	1	0.51mi
3180 State Street Dr New Orleans, LA	3.0	2.0	1600	$1,900	$1.19	12d	1	0.52mi
2205 Jefferson Ave New Orleans, LA	3.0	2.0	1800	$2,100	$1.17	12d	1	0.52mi
3208 Louisiana Avenue Pkwy New Orleans, LA	3.0	2.0	1391	$1,900	$1.37	19d	1	0.52mi
3044 Louisiana Avenue Pkwy New Orleans, LA	3.0	2.0	1800	$1,900	$1.06	25d	1	0.53mi

Listing history 8 events

1. 2026-06-21
   days on market $299,000 Active 12 DOM
2. 2026-06-18
   days on market $299,000 Active 9 DOM
3. 2026-06-17
   days on market $299,000 Active 8 DOM
4. 2026-06-16
   days on market $299,000 Active 7 DOM
5. 2026-06-15
   days on market $299,000 Active 6 DOM
6. 2026-06-13
   days on market $299,000 Active 4 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $299,000 Active 1 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: $3,851 · $321/mo
• Projected year-2 tax: $3,851 · $321/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 AE · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,208
• − Mortgage interest: −$16,749
• − Property taxes: −$3,851
• − Insurance: −$6,614
• − Repairs & maintenance: −$3,057
• − Management: −$3,057
• − Depreciation: −$8,698
• Taxable loss: −$3,817
• Est. tax savings @ 24.0%: +$916
• After-tax cash flow: $1,820/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): 17,821
• Household income: $61,174
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 1270.0

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 0.63)
• Race & ethnicity: Black 51% White 32% Hispanic / Latino 9% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 1% Chinese 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: ▼ -49.68%
• Current HPI: 255.5998
• Rent YoY: ▲ 0.73%
• 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

+49.5% since first listed

3 events — show timeline

• 2026-06-09 Listed $299,000 AcadianaMLS
• 2025-04-28 Sold (Public Records) $211,000 Public Records
• 2025-04-06 Listed $200,000 AcadianaMLS

Property tax history

+2.6%/yr

Latest (2026): $3,851 · +3.1% YoY. Source: county tax records.