4425-27 General Pershing St · New Orleans, LA 70125

$299,000

None bd · None ba · 1,820 sqft · SingleFamily · 33 Days on market

Good condition 3,720 sqft lot Est $411k · 27% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +6.7/30.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.7/5.0
• 1% rule +1.7/10.0
• Schools +1.6/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION, LOCATION....THIS DOUBLE WONT LAST LONG. AWESOME 3 BEDROOM 1 BATH ON EACH SIDE WITH STORAGE IN BACKYARD. THIS HOME IS EQUIPPED WITH HARDWOOD FLOORS AND CERAMIC AND GRANITE COUNTER TOPS. BEAUTIFUL PALM TREES IN FRONT OF HOME. CALL SHOWINGTIME FOR YOUR APPOINTMENT NOW.

Key facts

• Shared backyard
• 3,720 sq ft lot
• Listed 33 days

Tags

• INCOME PRODUCING DOUBLE
• SHARED BACKYARD
• DETACHED LAUNDRY BUILDING
• COMPLETE GUT RENOVATION
• UPDATED ELECTRICAL WIRING
• BRAND NEW WATER LINES

Property features AI

Exterior

• Parking: No dedicated parking
• Home design: Duplex (2 units)
• Construction: Wood siding; Composition roof
• Exterior features: Porch

Interior

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

What this means for you Summary

Snapshot

• This is a single-family listed at $299k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-906 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (43.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (32.8% below list).
• Recommended offer: $168k (43.9% below list) — sets the bar for cash-flow.

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 19d 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 39% of the median local income ($61k/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 $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

• It's been on market 33 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,841 (43.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.67% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.88%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $411,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4310 Elba St	0.13mi	3/2.0	1,832 (+1%)	3mo	$340,000	$186	91
2230 S Lopez St	0.19mi	4/2.0	1,858 (+2%)	1mo	$415,000	$223	87
4222 Elba St	0.16mi	3/2.0	1,746 (-4%)	3mo	$291,000	$167	83
4428 Fontainebleau Dr	0.10mi	3/2.0	1,650 (-9%)	1mo	$373,000	$226	79
3725 Gen Pershing St	0.38mi	3/2.0	1,768 (-3%)	5mo	$338,000	$191	74
3625 Napoleon Ave	0.41mi	2/4.0	1,935 (+6%)	1mo	$179,500	$93	70
4119 Walmsley Ave	0.20mi	3/2.0	1,596 (-12%)	1mo	$427,750	$268	70
3319 Calhoun St	0.38mi	3/2.5	2,019 (+11%)	2mo	$505,000	$250	63
3140 Upperline St	0.63mi	3/2.5	1,744 (-4%)	2mo	$410,000	$235	62
7935 Fig St	0.73mi	3/2.0	1,744 (-4%)	2mo	$318,750	$183	57
2033 Audubon St	0.62mi	4/2.0	1,596 (-12%)	1mo	$511,500	$320	50
7909 Belfast St	0.70mi	3/2.0	1,615 (-11%)	1mo	$466,000	$289	48

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: -43.7%
• Equity multiple: -0.32×
• Total profit: $-110,373
• Equity at exit: $44,582

10-year hold

• IRR: -97.8%
• Equity multiple: -1.23×
• Total profit: $-186,845
• 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: 12.4×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-906

Break-even live

Break-even rent $3,156

Max offer price $167,841

Occupancy floor —

Sensitivity live

Price	-10% $-700	-5% $-803	+0% $-906	+5% $-1,010	+10% $-1,113
Rent	-10% $-1,065	-5% $-986	+0% $-906	+5% $-827	+10% $-748
Rate	-1.0pp $-756	-0.5pp $-830	base $-906	+0.5pp $-984	+1.0pp $-1,063

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
4400 Elba St New Orleans, LA	3.0	2.0	1600	$1,875	$1.17	25d	1	0.11mi
4403 Elba St New Orleans, LA	3.0	2.0	1400	$1,800	$1.29	5d	1	0.14mi
4401 Elba St New Orleans, LA	3.0	2.0	1400	$1,850	$1.32	25d	1	0.14mi
4117 State Street Dr New Orleans, LA	3.0	1.0	1678	$1,550	$0.92	13d	1	0.18mi
1603 S Rendon St New Orleans, LA	3.0	2.0	1329	$1,900	$1.43	22d	1	0.21mi
4324 Cadiz St New Orleans, LA	2.0	1.5	1325	$2,000	$1.51	16d	1	0.25mi
3636 Upperline St New Orleans, LA	3.0	1.0	1600	$1,975	$1.23	25d	1	0.34mi
2921 Audubon St New Orleans, LA	2.0	1.0	1500	$1,550	$1.03	19d	1	0.36mi
2525 Broadway St New Orleans, LA	2.0	1.0	1380	$2,200	$1.59	25d	1	0.42mi
4120 Erato St New Orleans, LA	3.0	2.0	2250	$1,750	$0.78	25d	1	0.43mi
4603 S Miro St New Orleans, LA	3.0	2.0	1650	$1,650	$1.00	25d	1	0.44mi
2338 Audubon St New Orleans, LA	3.0	2.0	1935	$2,000	$1.03	5d	1	0.46mi
4500 S Miro St Unit B New Orleans, LA	2.0	1.0	1500	$2,000	$1.33	25d	1	0.46mi
3180 State Street Dr New Orleans, LA	3.0	2.0	1600	$1,900	$1.19	12d	1	0.47mi
2211 Broadway St New Orleans, LA	1.0	1.0	1764	$1,000	$0.57	19d	1	0.56mi
3514 S Miro St New Orleans, LA	3.0	2.0	1230	$1,950	$1.59	19d	1	0.56mi
2203 Broadway St New Orleans, LA	3.0	2.0	1491	$3,000	$2.01	23d	1	0.57mi
3350 Jena St New Orleans, LA	3.0	2.5	2200	$2,500	$1.14	45d	1	0.58mi
5417 S Johnson St New Orleans, LA	3.0	3.0	1739	$2,900	$1.67	19d	1	0.60mi
3617 Fourth St Unit A New Orleans, LA	3.0	2.0	1225	$1,995	$1.63	19d	1	0.64mi
2606 S Miro St New Orleans, LA	3.0	2.0	1450	$2,016	$1.39	25d	1	0.69mi
7933 Belfast St Unit Upper New Orleans, LA	3.0	2.0	1500	$2,400	$1.60	25d	1	0.71mi
2838 Palmer Ave New Orleans, LA	3.0	1.5	1500	$2,000	$1.33	19d	1	0.72mi
3114 Cadiz St New Orleans, LA	2.0	2.0	1500	$2,500	$1.67	25d	1	0.72mi
2836 Palmer Ave New Orleans, LA	3.0	2.0	1376	$2,500	$1.82	45d	1	0.72mi
2834 Palmer Ave New Orleans, LA	3.0	2.0	1533	$2,800	$1.83	19d	1	0.72mi
2824 Calhoun St Unit B New Orleans, LA	2.0	1.0	1385	$2,200	$1.59	25d	1	0.74mi
2824 Calhoun St Unit A New Orleans, LA	3.0	2.0	1828	$3,900	$2.13	45d	1	0.74mi
2201 Burdette St New Orleans, LA	3.0	1.5	1800	$2,695	$1.50	19d	1	0.75mi
2814 Palmer Ave New Orleans, LA	3.0	2.0	1500	$2,400	$1.60	19d	1	0.75mi
2014 Lowerline St New Orleans, LA	3.0	1.5	1600	$2,850	$1.78	16d	1	0.76mi
2617 S Johnson St New Orleans, LA	2.0	1.0	1500	$1,300	$0.87	25d	1	0.77mi
3208 Louisiana Avenue Pkwy New Orleans, LA	3.0	2.0	1391	$1,900	$1.37	19d	1	0.78mi
1827 Pine St New Orleans, LA	2.0	1.0	1436	$2,400	$1.67	25d	1	0.79mi
2116 Burdette St New Orleans, LA	3.0	1.0	1700	$1,975	$1.16	5d	1	0.79mi
2614 S Johnson St New Orleans, LA	3.0	2.0	1536	$2,079	$1.35	16d	1	0.79mi
4206 S Derbigny St New Orleans, LA	3.0	1.0	1300	$1,600	$1.23	25d	1	0.80mi
7909 Sycamore St New Orleans, LA	3.0	2.0	2000	$2,400	$1.20	4d	1	0.82mi
1801 Pine St New Orleans, LA	2.0	1.0	1340	$2,800	$2.09	5d	1	0.82mi
2308 Short St New Orleans, LA	3.0	2.0	1600	$2,800	$1.75	5d	1	0.83mi

Listing history 22 events

1. 2026-06-21
   days on market $299,000 Active 33 DOM
2. 2026-06-18
   days on market $299,000 Active 30 DOM
3. 2026-06-17
   days on market $299,000 Active 29 DOM
4. 2026-06-16
   days on market $299,000 Active 28 DOM
5. 2026-06-15
   days on market $299,000 Active 27 DOM
6. 2026-06-13
   days on market $299,000 Active 25 DOM
7. 2026-06-10
   days on market $299,000 Active 22 DOM
8. 2026-06-09
   days on market $299,000 Active 21 DOM
9. 2026-06-08
   days on market $299,000 Active 20 DOM
10. 2026-06-07
    days on market $299,000 Active 19 DOM
11. 2026-06-05
    days on market $299,000 Active 16 DOM
12. 2026-06-03
    days on market $299,000 Active 15 DOM
13. 2026-06-02
    days on market $299,000 Active 14 DOM
14. 2026-06-01
    days on market $299,000 Active 13 DOM
15. 2026-05-31
    days on market $299,000 Active 12 DOM
16. 2026-05-19
    listed $299,000 Active
17. 2024-12-17
    historical $1,400
18. 2024-12-05
    listed $1,400
19. 2018-01-11
    listed $199,900 286-char remark

    Show marketing remark (286 chars)

    LOCATION, LOCATION, LOCATION....THIS DOUBLE WONT LAST LONG. AWESOME 3 BEDROOM 1 BATH ON EACH SIDE WITH STORAGE IN BACKYARD. THIS HOME IS EQUIPPED WITH HARDWOOD FLOORS AND CERAMIC AND GRANITE COUNTER TOPS. BEAUTIFUL PALM TREES IN FRONT OF HOME. CALL SHOWINGTIME FOR YOUR APPOINTMENT NOW.

20. 2006-05-01
    listed $84,900
21. 2003-01-02
    listed $89,900
22. 1999-01-27
    listed $59,800

ⓘ 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 AE · 76% 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,098
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$6,614
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$8,698
• Taxable loss: −$16,303
• Est. tax savings @ 24.0%: +$3,913
• After-tax cash flow: $-6,964/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained single-family home in a growing neighborhood offers a good investment opportunity with minimal repairs needed and potential for value enhancement through updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters.
• Resale Updating the kitchen appliances — Modernizing the kitchen with new appliances can significantly increase the property's resale value.
• Rental Landscaping improvements — Well-maintained landscaping can attract tenants and add to the property's rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Resale Updating the kitchen appliances — Modernizing the kitchen with new appliances can significantly increase the property's resale value. ↑
• Rental Landscaping improvements — Well-maintained landscaping can attract tenants and add to the property's rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+400.0% since first listed

7 events — show timeline

• 2026-05-19 Listed $299,000 AcadianaMLS
• 2024-12-17 Rental Removed $1,400 Avail
• 2024-12-05 Listed for Rent $1,400 Avail
• 2018-01-11 Listed $199,900 AcadianaMLS
• 2006-05-01 Listed $84,900 AcadianaMLS
• 2003-01-02 Listed $89,900 AcadianaMLS
• 1999-01-27 Listed $59,800 AcadianaMLS