2365 N Tonti St · New Orleans, LA 70117

$100,000

3 bd · 1.0 ba · 1,268 sqft · SingleFamily public records · 344 Days on market

Built 1962 5,440 sqft lot $79/sqft · 63% below area

---

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
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! Excellent opportunity for seasoned investors and flippers. This single-family home has been partially improved with a new roof, new siding, energy-efficient windows, new framing, and front French doors. Converted to 3 bedrooms and 2 bathrooms, this property is ready for full renovation. Fantastic opportunity for cash buyers with a vision. Utilities are not on and will not be available for inspection. Sold as-is. Lot size 34' x 160' offers room to expand. Located in an area with renovations, growth and added value. Enter with caution. Schedule through ShowingTime — bring your offers!

Key facts

• New framing
• New siding
• Front french doors

Tags

• NEW ROOF
• NEW SIDING
• ENERGY EFFICIENT WINDOWS
• NEW FRAMING
• FRONT FRENCH DOORS
• ROOM TO EXPAND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/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 14.2% 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 (+2.5%/yr); 581 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); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 43% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 + 2.5% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago 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 $67k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 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 1962 — 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: 1.63% ✓
• Cap rate: 14.16%
• Cash-on-cash: 28.11%
• DSCR: 2.25
• GRM: 5.1

CMA / ARV

• ARV (median comp): $267,405
• List price: $100,000
• Delta: -62.60%
• 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
2618 N Rocheblave St	0.20mi	3/2.0	1,168 (-8%)	1mo	$115,000	$98	73
2355 N Galvez St	0.15mi	3/2.0	1,336 (+5%)	13mo	$165,000	$124	69
1625 Frenchmen St	0.53mi	3/2.0	1,252 (-1%)	5mo	$170,000	$136	65
2663 Touro St	0.44mi	3/2.0	1,230 (-3%)	13mo	$189,900	$154	60
2605 Pauger St	0.47mi	3/2.0	1,215 (-4%)	13mo	$170,000	$140	56
1601 Mandeville St	0.50mi	3/1.0	1,118 (-12%)	2mo	$155,000	$139	56
3013 Pauger St	0.39mi	3/2.0	1,386 (+9%)	10mo	$199,900	$144	54
1311 Frenchmen St	0.74mi	3/2.0	1,300 (+2%)	7mo	$225,000	$173	51
1735 Touro St	0.50mi	4/2.5 (+1)	1,368 (+8%)	6mo	$186,000	$136	47
1431 Port St	0.73mi	3/2.0	1,194 (-6%)	11mo	$210,000	$176	43
1871 N Roman St	0.55mi	3/2.0	1,415 (+12%)	9mo	$245,000	$173	43
2623 N Villere	0.73mi	2/1.0 (-1)	1,078 (-15%)	6mo	$95,000	$88	31

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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 1.73×
• Total profit: $20,528
• Equity at exit: $14,910

10-year hold

• IRR: 26.3%
• Equity multiple: 3.25×
• Total profit: $62,947
• 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 70117

• Rents YoY: 2.5%
• Active inventory: 581
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$524
• Tax from tax record: −$67 /mo · $805/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $589

Break-even live

Break-even rent $886

Max offer price $100,000

Occupancy floor 59%

Sensitivity live

Price	-10% $646	-5% $618	+0% $589	+5% $561	+10% $533
Rent	-10% $460	-5% $525	+0% $589	+5% $654	+10% $718
Rate	-1.0pp $640	-0.5pp $615	base $589	+0.5pp $563	+1.0pp $537

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
2222 Saint Roch Ave New Orleans, LA	3.0	1.0	900	$1,200	$1.33	24d	1	0.11mi
2115 Mandeville St New Orleans, LA	3.0	2.0	1400	$1,650	$1.18	24d	1	0.12mi
2406 Saint Roch Ave New Orleans, LA	2.0	1.0	1000	$1,600	$1.60	17d	1	0.13mi
2229 Saint Roch Ave New Orleans, LA	2.0	1.5	1200	$1,600	$1.33	20d	1	0.14mi
2120 Saint Roch Ave Unit 2120 New Orleans, LA	2.0	1.0	1000	$1,650	$1.65	24d	1	0.14mi
2423 Saint Roch Ave New Orleans, LA	2.0	1.0	925	$1,350	$1.46	24d	1	0.17mi
2024 Mandeville St New Orleans, LA	2.0	2.0	1072	$1,950	$1.82	24d	1	0.18mi
2115 Elysian Fields Ave Unit 2115 New Orleans, LA	3.0	1.0	1100	$1,450	$1.32	24d	1	0.19mi
2107 Elysian Fields Ave New Orleans, LA	4.0	2.0	1794	$1,650	$0.92	3d	1	0.20mi
2512 Elysian Fields Ave Unit 1 New Orleans, LA	2.0	1.0	879	$1,400	$1.59	17d	1	0.25mi
2556 N Tonti St New Orleans, LA	3.0	2.0	1100	$1,850	$1.68	16d	1	0.28mi
2515 N Galvez St New Orleans, LA	4.0	2.0	1200	$1,200	$1.00	11d	1	0.31mi
2515 N Galvez St Unit 2515 New Orleans, LA	4.0	2.0	1200	$1,900	$1.58	24d	1	0.31mi
2238 Painters St New Orleans, LA	2.0	1.0	896	$1,300	$1.45	24d	1	0.31mi
2220 N Prieur St New Orleans, LA	3.0	2.0	1334	$2,000	$1.50	24d	1	0.32mi
2522 N Galvez St New Orleans, LA	3.0	2.0	1105	$1,675	$1.52	24d	1	0.33mi
2524 N Galvez St New Orleans, LA	3.0	2.5	1102	$1,800	$1.63	17d	1	0.33mi
1910 Elysian Fields Ave New Orleans, LA	3.0	1.0	1000	$1,450	$1.45	24d	1	0.33mi
1809 Saint Roch Ave New Orleans, LA	3.0	1.0	949	$1,195	$1.26	17d	1	0.37mi
1726 Mandeville St New Orleans, LA	2.0	1.0	920	$1,300	$1.41	24d	1	0.39mi
1922 Painters St New Orleans, LA	3.0	1.0	920	$1,700	$1.85	3d	1	0.40mi
3110 Pauger St New Orleans, LA	2.0	2.0	992	$1,300	$1.31	24d	1	0.41mi
1924 Painters St New Orleans, LA	3.0	1.0	920	$1,700	$1.85	3d	1	0.41mi
2269 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,675	$1.68	19d	1	0.41mi
2269 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,665	$1.67	17d	1	0.41mi
2271 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,585	$1.58	17d	1	0.42mi
1710 Marigny St New Orleans, LA	3.0	2.0	1120	$1,750	$1.56	24d	1	0.42mi
2311 Saint Anthony St Unit 1A New Orleans, LA	2.0	1.0	1100	$1,450	$1.32	24d	1	0.43mi
2239 Saint Anthony St New Orleans, LA	2.0	1.0	900	$1,100	$1.22	24d	1	0.45mi
1638 Music St New Orleans, LA	2.0	1.0	900	$1,085	$1.21	15d	1	0.47mi
1636 Music St New Orleans, LA	3.0	1.0	900	$1,185	$1.32	16d	1	0.48mi
1601 Marigny St Unit 1603 New Orleans, LA	3.0	2.0	988	$1,099	$1.11	3d	1	0.50mi
1603 Marigny St New Orleans, LA	3.0	2.0	988	$1,099	$1.11	3d	1	0.50mi
2519 N Derbigny St New Orleans, LA	3.0	1.0	994	$1,300	$1.31	21d	1	0.50mi
2003 Almonaster Ave New Orleans, LA	3.0	2.0	988	$1,600	$1.62	24d	1	0.51mi
1938 N Johnson St Unit 38 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	24d	1	0.52mi
1936 N Johnson St Unit 36 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	24d	1	0.52mi
2219 Almonaster Ave Unit A New Orleans, LA	2.0	1.0	950	$1,500	$1.58	24d	1	0.53mi
2048 Florida Ave New Orleans, LA	2.0	1.0	1200	$2,000	$1.67	17d	1	0.53mi
2338 Annette St Unit 1 New Orleans, LA	3.0	1.0	1150	$1,400	$1.22	20d	1	0.54mi

Listing history 26 events

1. 2026-06-18
   days on market $100,000 Active 344 DOM
2. 2026-06-17
   days on market $100,000 Active 343 DOM
3. 2026-06-16
   days on market $100,000 Active 342 DOM
4. 2026-06-15
   days on market $100,000 Active 341 DOM
5. 2026-06-13
   days on market $100,000 Active 339 DOM
6. 2026-06-10
   days on market $100,000 Active 336 DOM
7. 2026-06-09
   days on market $100,000 Active 335 DOM
8. 2026-06-08
   days on market $100,000 Active 334 DOM
9. 2026-06-07
   days on market $100,000 Active 333 DOM
10. 2026-06-05
    days on market $100,000 Active 330 DOM
11. 2026-06-03
    days on market $100,000 Active 329 DOM
12. 2026-06-02
    days on market $100,000 Active 328 DOM
13. 2026-06-01
    days on market $100,000 Active 327 DOM
14. 2026-05-31
    days on market $100,000 Active 326 DOM
15. 2025-07-09
    listed $100,000 Active 613-char remark

    Show marketing remark (608 chars)

    Investor Special! Excellent opportunity for seasoned investors and flippers. This single-family home has been partially improved with a new roof, new siding, energy-efficient windows, new framing, and front French doors. Converted to 3 bedrooms and 2 bathrooms, this property is ready for full renovation. Fantastic opportunity for cash buyers with a vision. Utilities are not on and will not be available for inspection. Sold as-is. Lot size 34' x 160' offers room to expand. Located in an area with renovations, growth and added value. Enter with caution. Schedule through ShowingTime -- bring your offers!

16. 2025-07-09
    listed $100,000 Active 608-char remark

    Show marketing remark (608 chars)

    Investor Special! Excellent opportunity for seasoned investors and flippers. This single-family home has been partially improved with a new roof, new siding, energy-efficient windows, new framing, and front French doors. Converted to 3 bedrooms and 2 bathrooms, this property is ready for full renovation. Fantastic opportunity for cash buyers with a vision. Utilities are not on and will not be available for inspection. Sold as-is. Lot size 34' x 160' offers room to expand. Located in an area with renovations, growth and added value. Enter with caution. Schedule through ShowingTime -- bring your offers!

17. 2024-02-22
    listed $120,000
18. 2023-07-11
    price $120,000
19. 2023-06-13
    listed $120,000
20. 2022-03-18
    soldstatus $67,000
21. 2022-03-17
    soldstatus $67,000 Closed
22. 2022-03-09
    status Pending
23. 2022-03-02
    price $79,900
24. 2022-01-25
    listed $99,500 Active
25. 2022-01-25
    listed $79,900
26. 1978-10-17
    soldstatus $28,000

ⓘ 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: $805 · $67/mo
• Projected year-2 tax: $805 · $67/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 (shaded) · 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,579
• − Mortgage interest: −$5,602
• − Property taxes: −$805
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$2,909
• Taxable income: $5,833
• Est. tax owed @ 24.0%: −$1,400
• After-tax cash flow: $5,672/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): 25,652
• Household income: $45,764
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1988.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 30% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 5% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -177.22%
• Current HPI: 184.6061
• Rent YoY: ▲ 2.49%
• 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

+257.1% since first listed

12 events — show timeline

• 2025-07-09 Listed $100,000 AcadianaMLS
• 2025-07-09 Listed $100,000 GSREIN
• 2024-02-22 Listed $120,000 AcadianaMLS
• 2023-07-11 Price Changed $120,000 GSREIN
• 2023-06-13 Listed $120,000 AcadianaMLS
• 2022-03-18 Sold (Public Records) $67,000 Public Records
• 2022-03-17 Sold (MLS) $67,000 GSREIN
• 2022-03-09 Pending — GSREIN
• 2022-03-02 Price Changed $79,900 GSREIN
• 2022-01-25 Listed $79,900 AcadianaMLS
• 2022-01-25 Listed $99,500 GSREIN
• 1978-10-17 Sold (Public Records) $28,000 Public Records

Property tax history

-2.1%/yr

Latest (2026): $805 · +1.1% YoY. Source: county tax records.