2714 Danneel St · New Orleans, LA 70113

$145,000

4 bd · 2.0 ba · 1,008 sqft · MultiFamily public records · 230 Days on market

Built 2008 1,894 sqft lot $144/sqft · 48% below area

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

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 modular home offers great potential and is ready for your personal touch! Features include a living room, open kitchen, three bedrooms, and two full bathrooms. A wheelchair-accessible ramp provides easy entry and added convenience. The property needs some TLC, making it an excellent opportunity for investors or buyers looking to customize their next home. Please note: The vacant lots in front of the house are NOT included in this sale. Sale is subject to approval by the Civil District Court of Orleans Parish. 48-hour notice required for all showings.

Key facts

• 1,894 sq ft lot
• Built 2008
• Listed 230 days

Tags

• WHEELCHAIR-ACCESSIBLE RAMP

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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 fast (+6.0%/yr); 137 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); lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $1,998/mo this rent would consume 61% of the median local household income ($39k/yr) (locally 714% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Orleans County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 6.0% rent growth), your $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $24k (14%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.38% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.80%
• DSCR: 1.84
• GRM: 6.0

CMA / ARV

• ARV (median comp): $309,964
• List price: $145,000
• Delta: -53.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 5.98% rent growth · sell at horizon

5-year hold

• IRR: 38.3%
• Equity multiple: 3.99×
• Total profit: $121,454
• Equity at exit: $130,627

10-year hold

• IRR: 34.1%
• Equity multiple: 9.46×
• Total profit: $343,315
• Equity at exit: $281,703

Cash invested: $40,600 (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 70113

• Rents YoY: 6.0%
• Active inventory: 137
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,998 high
• Mortgage (P&I): −$760
• Tax from tax record: −$121 /mo · $1,455/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $570

Break-even live

Break-even rent $1,277

Max offer price $145,000

Occupancy floor 66%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2733 Danneel St New Orleans, LA	4.0	2.0	1350	$1,775	$1.31	23d	1	0.04mi
2107 Fourth St New Orleans, LA	3.0	1.0	1292	$1,775	$1.37	16d	1	0.12mi
2717 Loyola Ave New Orleans, LA	3.0	2.0	1232	$2,300	$1.87	23d	1	0.17mi
2717 Loyola Ave New Orleans, LA	3.0	2.0	1250	$2,300	$1.84	1d	1	0.17mi
2931 Baronne St New Orleans, LA	3.0	1.0	1145	$1,510	$1.32	23d	1	0.19mi
1915 Philip St New Orleans, LA	3.0	1.5	1300	$2,450	$1.88	23d	1	0.27mi
2225 2nd St New Orleans, LA	3.0	2.0	1100	$1,800	$1.64	23d	1	0.27mi
1410 6th St New Orleans, LA	3.0	2.0	1400	$5,000	$3.57	15d	1	0.43mi
2102 Josephine St New Orleans, LA	4.0	2.0	1286	$2,100	$1.63	23d	1	0.44mi
2119 Josephine St New Orleans, LA	3.0	1.0	1017	$950	$0.93	21d	1	0.46mi
2123 S Liberty St Unit 2125 New Orleans, LA	3.0	2.0	1500	$2,100	$1.40	3d	1	0.47mi
2032 Saint Andrew St New Orleans, LA	3.0	2.0	1035	$1,830	$1.77	16d	1	0.49mi
2232 Amelia St New Orleans, LA	3.0	2.0	900	$1,800	$2.00	16d	1	0.53mi
2539 Amelia St New Orleans, LA	3.0	2.0	1296	$2,200	$1.70	23d	1	0.59mi
2033 General Taylor St New Orleans, LA	3.0	1.0	908	$2,400	$2.64	23d	1	0.59mi
1111 6th St New Orleans, LA	3.0	1.5	1425	$2,995	$2.10	43d	1	0.61mi
3435 Magnolia St New Orleans, LA	3.0	1.0	1050	$1,500	$1.43	23d	1	0.63mi
1614 Rev John Raphael Jr Way New Orleans, LA	3.0	2.0	1000	$1,500	$1.50	23d	1	0.63mi
2628 Magazine St New Orleans, LA	3.0	2.0	1400	$2,650	$1.89	16d	1	0.64mi
2535 Marengo St New Orleans, LA	3.0	1.0	1300	$1,200	$0.92	14d	1	0.69mi
2318 Martin Luther King Junior Blvd New Orleans, LA	3.0	2.0	1400	$1,700	$1.21	23d	1	0.69mi
2526 Martin Luther King Junior Blvd New Orleans, LA	3.0	2.0	1200	$2,200	$1.83	3d	1	0.72mi
2722 Martin L King Bl New Orleans, LA	3.0	2.5	1350	$1,800	$1.33	23d	1	0.76mi
2628 S Derbigny St New Orleans, LA	3.0	1.0	900	$1,500	$1.67	3d	1	0.77mi
1306 Felicity St Unit C New Orleans, LA	3.0	3.0	1500	$2,450	$1.63	16d	1	0.78mi
2502 Laurel St New Orleans, LA	3.0	2.0	1333	$2,300	$1.73	16d	1	0.79mi
2833 S Derbigny St New Orleans, LA	3.0	2.0	1500	$1,795	$1.20	23d	1	0.80mi
3108 Second St New Orleans, LA	3.0	3.0	1216	$2,100	$1.73	3d	1	0.81mi
3120 Second St New Orleans, LA	3.0	3.0	1256	$2,050	$1.63	23d	1	0.83mi
3122 2nd St New Orleans, LA	3.0	3.0	1206	$2,075	$1.72	23d	1	0.83mi
3204 2nd St New Orleans, LA	3.0	2.0	850	$1,295	$1.52	23d	1	0.87mi
2341 S Roman St Unit U New Orleans, LA	3.0	2.0	1000	$1,850	$1.85	23d	1	0.89mi
3208 Louisiana Avenue Pkwy New Orleans, LA	3.0	2.0	1391	$1,900	$1.37	16d	1	0.91mi
3322 Third St New Orleans, LA	3.0	2.0	950	$1,450	$1.53	23d	1	0.95mi
4206 S Derbigny St New Orleans, LA	3.0	1.0	1300	$1,600	$1.23	23d	1	0.96mi
3230 Toledano St New Orleans, LA	3.0	2.0	950	$1,750	$1.84	23d	1	0.97mi
3218 Jackson Ave New Orleans, LA	3.0	2.0	1267	$1,750	$1.38	23d	1	0.98mi
2115 Chippewa St New Orleans, LA	3.0	2.0	1315	$2,500	$1.90	43d	1	1.00mi
2115 Chippewa St New Orleans, LA	3.0	2.0	1315	$2,400	$1.83	15d	1	1.00mi
2620 S Galvez St Apt 2B New Orleans, LA	3.0	1.0	1000	$1,100	$1.10	16d	1	1.01mi

Listing history 23 events

1. 2026-06-18
   days on market $145,000 Active 230 DOM
2. 2026-06-17
   days on market $145,000 Active 229 DOM
3. 2026-06-16
   days on market $145,000 Active 228 DOM
4. 2026-06-15
   days on market $145,000 Active 227 DOM
5. 2026-06-13
   days on market $145,000 Active 225 DOM
6. 2026-06-10
   days on market $145,000 Active 222 DOM
7. 2026-06-09
   days on market $145,000 Active 221 DOM
8. 2026-06-08
   days on market $145,000 Active 220 DOM
9. 2026-06-07
   days on market $145,000 Active 219 DOM
10. 2026-06-05
    days on market $145,000 Active 216 DOM
11. 2026-06-03
    days on market $145,000 Active 215 DOM
12. 2026-06-02
    days on market $145,000 Active 214 DOM
13. 2026-06-01
    days on market $145,000 Active 213 DOM
14. 2026-05-31
    days on market $145,000 Active 212 DOM
15. 2025-10-31
    listed $169,000 Active 561-char remark

    Show marketing remark (561 chars)

    This modular home offers great potential and is ready for your personal touch! Features include a living room, open kitchen, three bedrooms, and two full bathrooms. A wheelchair-accessible ramp provides easy entry and added convenience. The property needs some TLC, making it an excellent opportunity for investors or buyers looking to customize their next home. Please note: The vacant lots in front of the house are NOT included in this sale. Sale is subject to approval by the Civil District Court of Orleans Parish. 48-hour notice required for all showings.

16. 2025-10-31
    listed $169,000 Active 561-char remark

    Show marketing remark (561 chars)

    This modular home offers great potential and is ready for your personal touch! Features include a living room, open kitchen, three bedrooms, and two full bathrooms. A wheelchair-accessible ramp provides easy entry and added convenience. The property needs some TLC, making it an excellent opportunity for investors or buyers looking to customize their next home. Please note: The vacant lots in front of the house are NOT included in this sale. Sale is subject to approval by the Civil District Court of Orleans Parish. 48-hour notice required for all showings.

17. 2025-02-11
    price $199,000
18. 2025-02-10
    price $199,000
19. 2024-11-07
    listed $250,000 Active
20. 2008-08-07
    soldstatus $127,948
21. 2008-07-21
    listed $127,948
22. 2008-07-21
    listed $127,948
23. 1999-09-01
    soldstatus $25,000

ⓘ 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: $1,455 · $121/mo
• Projected year-2 tax: $1,455 · $121/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 · 75% 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,972
• − Mortgage interest: −$8,122
• − Property taxes: −$1,455
• − Insurance: −$1,522
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$4,218
• Taxable income: $4,819
• Est. tax owed @ 24.0%: −$1,156
• After-tax cash flow: $5,679/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): 9,387
• Household income: $39,333
• Rent vs Own: 75.4% rent · 24.6% own
• Severe rent burden: 714.0

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 0.57)
• Race & ethnicity: Black 61% White 20% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 2% Portuguese 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1% Vietnamese 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: ▲ 65.92%
• Current HPI: 229.3968
• Rent YoY: ▲ 5.98%
• 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

+576.0% since first listed

9 events — show timeline

• 2025-10-31 Listed $169,000 GSREIN
• 2025-10-31 Listed $169,000 AcadianaMLS
• 2025-02-11 Price Changed $199,000 AcadianaMLS
• 2025-02-10 Price Changed $199,000 GSREIN
• 2024-11-07 Listed $250,000 AcadianaMLS
• 2008-08-07 Sold (MLS) $127,948 GSREIN
• 2008-07-21 Listed $127,948 AcadianaMLS
• 2008-07-21 Listed $127,948 GSREIN
• 1999-09-01 Sold (Public Records) $25,000 Public Records

Property tax history

+31.0%/yr

Latest (2026): $1,455 · +1.1% YoY. Source: county tax records.