2528 Freret St · New Orleans, LA 70113

$89,000

4 bd · 2.0 ba · 1,534 sqft · MultiFamily public records · 182 Days on market

Built 1950 $58/sqft · 66% below area ↓ 23% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

Listing agent has confirmed with HDLC that the existing structure may be eligible for demolition, creating an exceptional opportunity for new construction or a fully reimagined project. Buyer must independently verify all plans, permits, and approvals with HDLC and the City of New Orleans prior to closing, as demolition and exterior changes may still require formal review. Whether you're an investor, builder, or visionary buyer, the potential here is undeniable. Redevelop, restore, or start fresh! This property is a true blank canvas in a rapidly evolving area. Ideally located with quick access to Uptown, the CBD, and the vibrant Freret corridor, you're right in the path of continued growth and development. Seller has never occupied the property and makes no representations regarding condition. Property is being sold as-is, with no repairs.

Key facts

• Sold as-is
• Quick access to cbd
• Built 1950

Tags

• QUICK ACCESS TO UPTOWN
• QUICK ACCESS TO CBD
• SOLD AS-IS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $89k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.4% 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 $2,768/mo this rent would consume 84% 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 $10k of equity ($615 loan paydown + $9k 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 $25k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 11y ago; this cycle's ask has dropped $10k (10%) 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 1950 — 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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 1950 — 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 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: 3.11% ✓
• Cap rate: 27.37%
• Cash-on-cash: 75.29%
• DSCR: 4.35
• GRM: 2.7

CMA / ARV

• ARV (median comp): $259,859
• List price: $89,000
• Delta: -65.75%
• 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
2620-22 Philip St	0.17mi	4/2.0	1,472 (-4%)	8mo	$159,000	$108	78
1809 11 Third St	0.46mi	4/2.0	1,585 (+3%)	1mo	$260,000	$164	72
2113 15 S Liberty St	0.29mi	4/2.0	1,624 (+6%)	10mo	$228,500	$141	68
2219 21 Toledano St	0.39mi	4/2.0	1,640 (+7%)	4mo	$232,000	$141	67
2223 25 Felicity St	0.39mi	4/2.0	1,465 (-4%)	9mo	$155,000	$106	67
2624-2626 Jackson Ave	0.26mi	4/2.0	1,713 (+12%)	6mo	$159,900	$93	63
2700-2702 S Johnson St	0.59mi	4/3.0	1,600 (+4%)	9mo	$315,000	$197	54
3511 13 Third St	0.44mi	4/2.0	1,680 (+10%)	12mo	$80,000	$48	54
3717 S Johnson St	0.73mi	4/2.0	1,605 (+5%)	7mo	$145,000	$90	53
2820-22 Milan St	0.68mi	4/2.0	1,704 (+11%)	0mo	$305,000	$179	49
3020 22 Gen Taylor St	0.65mi	4/2.0	1,717 (+12%)	6mo	$190,000	$111	44
1713 15 8th St	0.60mi	4/2.0	1,750 (+14%)	7mo	$280,000	$160	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 85.6%
• Equity multiple: 7.12×
• Total profit: $152,450
• Equity at exit: $80,178

10-year hold

• IRR: 81.1%
• Equity multiple: 16.80×
• Total profit: $393,696
• Equity at exit: $172,907

Cash invested: $24,920 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,768 high
• Mortgage (P&I): −$467
• Tax from tax record: −$119 /mo · $1,434/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $1,497

Break-even live

Break-even rent $873

Max offer price $89,000

Occupancy floor 41%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,768
Total (2 units)			$2,768

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2608 Magnolia St New Orleans, LA	4.0	2.5	1950	$3,200	$1.64	44d	1	0.13mi
2225 2nd St New Orleans, LA	3.0	2.0	1100	$1,800	$1.64	24d	1	0.18mi
2717 Loyola Ave New Orleans, LA	3.0	2.0	1232	$2,300	$1.87	24d	1	0.19mi
2717 Loyola Ave New Orleans, LA	3.0	2.0	1250	$2,300	$1.84	2d	1	0.19mi
2231 S Liberty St New Orleans, LA	3.0	3.5	1752	$2,000	$1.14	17d	1	0.22mi
2107 Fourth St New Orleans, LA	3.0	1.0	1292	$1,775	$1.37	17d	1	0.25mi
2403 S Saratoga St New Orleans, LA	3.0	2.5	1600	$2,500	$1.56	24d	1	0.28mi
2123 S Liberty St Unit 2125 New Orleans, LA	3.0	2.0	1500	$2,100	$1.40	3d	1	0.29mi
2733 Danneel St New Orleans, LA	4.0	2.0	1350	$1,775	$1.31	24d	1	0.32mi
1944 Jackson Ave New Orleans, LA	3.0	2.5	1572	$2,500	$1.59	44d	1	0.37mi
1915 Philip St New Orleans, LA	3.0	1.5	1300	$2,450	$1.88	24d	1	0.38mi
2102 Josephine St New Orleans, LA	4.0	2.0	1286	$2,100	$1.63	24d	1	0.39mi
2301 Dryades St New Orleans, LA	3.0	3.0	2070	$3,000	$1.45	3d	1	0.41mi
2713 Baronne St New Orleans, LA	3.0	2.5	1600	$2,300	$1.44	24d	1	0.44mi
2625 Baronne St Unit 1 New Orleans, LA	3.0	1.5	2100	$2,600	$1.24	44d	1	0.44mi
3435 Magnolia St New Orleans, LA	3.0	1.0	1050	$1,500	$1.43	24d	1	0.45mi
3108 Second St New Orleans, LA	3.0	3.0	1216	$2,100	$1.73	3d	1	0.45mi
2722 Martin L King Bl New Orleans, LA	3.0	2.5	1350	$1,800	$1.33	24d	1	0.46mi
3429 Clara St New Orleans, LA	3.0	2.0	1620	$2,350	$1.45	14d	1	0.46mi
2526 Martin Luther King Junior Blvd New Orleans, LA	3.0	2.0	1200	$2,200	$1.83	3d	1	0.46mi
2539 Amelia St New Orleans, LA	3.0	2.0	1296	$2,200	$1.70	24d	1	0.46mi
3120 Second St New Orleans, LA	3.0	3.0	1256	$2,050	$1.63	24d	1	0.47mi
3122 2nd St New Orleans, LA	3.0	3.0	1206	$2,075	$1.72	24d	1	0.47mi
3212 Danneel St New Orleans, LA	3.0	2.0	1945	$2,000	$1.03	24d	1	0.47mi
2833 S Derbigny St New Orleans, LA	3.0	2.0	1500	$1,795	$1.20	24d	1	0.47mi
2318 Martin Luther King Junior Blvd New Orleans, LA	3.0	2.0	1400	$1,700	$1.21	24d	1	0.50mi
2931 Baronne St New Orleans, LA	3.0	1.0	1145	$1,510	$1.32	24d	1	0.51mi
1407 Magnolia St New Orleans, LA	3.0	2.0	1824	$1,500	$0.82	24d	1	0.52mi
3044 Louisiana Avenue Pkwy New Orleans, LA	3.0	2.0	1800	$1,900	$1.06	24d	1	0.54mi
3035 Delachaise St New Orleans, LA	3.0	1.0	1968	$1,750	$0.89	2d	1	0.56mi
2535 Marengo St New Orleans, LA	3.0	1.0	1300	$1,200	$0.92	14d	1	0.58mi
2614 S Johnson St New Orleans, LA	3.0	2.0	1536	$2,079	$1.35	14d	1	0.60mi
3208 Louisiana Avenue Pkwy New Orleans, LA	3.0	2.0	1391	$1,900	$1.37	17d	1	0.60mi
3218 Jackson Ave New Orleans, LA	3.0	2.0	1267	$1,750	$1.38	24d	1	0.62mi
2717 Milan St New Orleans, LA	3.0	1.5	1850	$1,650	$0.89	14d	1	0.64mi
3429 Baronne St New Orleans, LA	3.0	2.5	1600	$2,500	$1.56	44d	1	0.64mi
4206 S Derbigny St New Orleans, LA	3.0	1.0	1300	$1,600	$1.23	24d	1	0.71mi
2606 S Miro St New Orleans, LA	3.0	2.0	1450	$2,016	$1.39	24d	1	0.73mi
4223 S Liberty St New Orleans, LA	3.0	1.5	1509	$2,400	$1.59	3d	1	0.76mi
3617 Fourth St Unit A New Orleans, LA	3.0	2.0	1225	$1,995	$1.63	17d	1	0.77mi

Listing history 29 events

1. 2026-06-03
   days on marketlisting id $89,000 Active 182 DOM
2. 2026-06-02
   days on market $89,000 Active 181 DOM
3. 2026-06-01
   days on market $89,000 Active 180 DOM
4. 2026-05-31
   days on market $89,000 Active 179 DOM
5. 2026-04-29
   status Active 852-char remark

   Show marketing remark (852 chars)

   Listing agent has confirmed with HDLC that the existing structure may be eligible for demolition, creating an exceptional opportunity for new construction or a fully reimagined project. Buyer must independently verify all plans, permits, and approvals with HDLC and the City of New Orleans prior to closing, as demolition and exterior changes may still require formal review. Whether you're an investor, builder, or visionary buyer, the potential here is undeniable. Redevelop, restore, or start fresh! This property is a true blank canvas in a rapidly evolving area. Ideally located with quick access to Uptown, the CBD, and the vibrant Freret corridor, you're right in the path of continued growth and development. Seller has never occupied the property and makes no representations regarding condition. Property is being sold as-is, with no repairs.

6. 2026-04-28
   status Active 864-char remark

   Show marketing remark (864 chars)

   Listing agent has confirmed with HDLC that the existing structure may be eligible for demolition, creating an exceptional opportunity for new construction or a fully reimagined project. Buyer must independently verify all plans, permits, and approvals with HDLC and the City of New Orleans prior to closing, as demolition and exterior changes may still require formal review. Whether you’re an investor, builder, or visionary buyer, the potential here is undeniable. Redevelop, restore, or start fresh! This property is a true blank canvas in a rapidly evolving area. Ideally located with quick access to Uptown, the CBD, and the vibrant Freret corridor, you’re right in the path of continued growth and development. Seller has never occupied the property and makes no representations regarding condition. Property is being sold as-is, with no repairs.

7. 2026-04-27
   status Pending 852-char remark

   Show marketing remark (864 chars)

   Listing agent has confirmed with HDLC that the existing structure may be eligible for demolition, creating an exceptional opportunity for new construction or a fully reimagined project. Buyer must independently verify all plans, permits, and approvals with HDLC and the City of New Orleans prior to closing, as demolition and exterior changes may still require formal review. Whether you’re an investor, builder, or visionary buyer, the potential here is undeniable. Redevelop, restore, or start fresh! This property is a true blank canvas in a rapidly evolving area. Ideally located with quick access to Uptown, the CBD, and the vibrant Freret corridor, you’re right in the path of continued growth and development. Seller has never occupied the property and makes no representations regarding condition. Property is being sold as-is, with no repairs.

8. 2026-04-27
   historical Active Under Contract 864-char remark

   Show marketing remark (864 chars)

   Listing agent has confirmed with HDLC that the existing structure may be eligible for demolition, creating an exceptional opportunity for new construction or a fully reimagined project. Buyer must independently verify all plans, permits, and approvals with HDLC and the City of New Orleans prior to closing, as demolition and exterior changes may still require formal review. Whether you’re an investor, builder, or visionary buyer, the potential here is undeniable. Redevelop, restore, or start fresh! This property is a true blank canvas in a rapidly evolving area. Ideally located with quick access to Uptown, the CBD, and the vibrant Freret corridor, you’re right in the path of continued growth and development. Seller has never occupied the property and makes no representations regarding condition. Property is being sold as-is, with no repairs.

9. 2026-04-11
   status Active
10. 2026-04-11
    status Active
11. 2026-03-28
    status Pending
12. 2026-03-28
    historical Active Under Contract
13. 2026-02-06
    price $89,000

    Show marketing remark (864 chars)

    Listing agent has confirmed with HDLC that the existing structure may be eligible for demolition, creating an exceptional opportunity for new construction or a fully reimagined project. Buyer must independently verify all plans, permits, and approvals with HDLC and the City of New Orleans prior to closing, as demolition and exterior changes may still require formal review. Whether you’re an investor, builder, or visionary buyer, the potential here is undeniable. Redevelop, restore, or start fresh! This property is a true blank canvas in a rapidly evolving area. Ideally located with quick access to Uptown, the CBD, and the vibrant Freret corridor, you’re right in the path of continued growth and development. Seller has never occupied the property and makes no representations regarding condition. Property is being sold as-is, with no repairs.

14. 2026-02-06
    price $89,000

    Show marketing remark (864 chars)

    Listing agent has confirmed with HDLC that the existing structure may be eligible for demolition, creating an exceptional opportunity for new construction or a fully reimagined project. Buyer must independently verify all plans, permits, and approvals with HDLC and the City of New Orleans prior to closing, as demolition and exterior changes may still require formal review. Whether you’re an investor, builder, or visionary buyer, the potential here is undeniable. Redevelop, restore, or start fresh! This property is a true blank canvas in a rapidly evolving area. Ideally located with quick access to Uptown, the CBD, and the vibrant Freret corridor, you’re right in the path of continued growth and development. Seller has never occupied the property and makes no representations regarding condition. Property is being sold as-is, with no repairs.

15. 2026-02-06
    price $89,000 852-char remark

    Show marketing remark (864 chars)

    Listing agent has confirmed with HDLC that the existing structure may be eligible for demolition, creating an exceptional opportunity for new construction or a fully reimagined project. Buyer must independently verify all plans, permits, and approvals with HDLC and the City of New Orleans prior to closing, as demolition and exterior changes may still require formal review. Whether you’re an investor, builder, or visionary buyer, the potential here is undeniable. Redevelop, restore, or start fresh! This property is a true blank canvas in a rapidly evolving area. Ideally located with quick access to Uptown, the CBD, and the vibrant Freret corridor, you’re right in the path of continued growth and development. Seller has never occupied the property and makes no representations regarding condition. Property is being sold as-is, with no repairs.

16. 2026-02-06
    price $89,000

    Show marketing remark (864 chars)

    Listing agent has confirmed with HDLC that the existing structure may be eligible for demolition, creating an exceptional opportunity for new construction or a fully reimagined project. Buyer must independently verify all plans, permits, and approvals with HDLC and the City of New Orleans prior to closing, as demolition and exterior changes may still require formal review. Whether you’re an investor, builder, or visionary buyer, the potential here is undeniable. Redevelop, restore, or start fresh! This property is a true blank canvas in a rapidly evolving area. Ideally located with quick access to Uptown, the CBD, and the vibrant Freret corridor, you’re right in the path of continued growth and development. Seller has never occupied the property and makes no representations regarding condition. Property is being sold as-is, with no repairs.

17. 2026-02-06
    price $89,000 864-char remark

    Show marketing remark (864 chars)

    Listing agent has confirmed with HDLC that the existing structure may be eligible for demolition, creating an exceptional opportunity for new construction or a fully reimagined project. Buyer must independently verify all plans, permits, and approvals with HDLC and the City of New Orleans prior to closing, as demolition and exterior changes may still require formal review. Whether you’re an investor, builder, or visionary buyer, the potential here is undeniable. Redevelop, restore, or start fresh! This property is a true blank canvas in a rapidly evolving area. Ideally located with quick access to Uptown, the CBD, and the vibrant Freret corridor, you’re right in the path of continued growth and development. Seller has never occupied the property and makes no representations regarding condition. Property is being sold as-is, with no repairs.

18. 2026-02-06
    price $89,000

    Show marketing remark (864 chars)

    Listing agent has confirmed with HDLC that the existing structure may be eligible for demolition, creating an exceptional opportunity for new construction or a fully reimagined project. Buyer must independently verify all plans, permits, and approvals with HDLC and the City of New Orleans prior to closing, as demolition and exterior changes may still require formal review. Whether you’re an investor, builder, or visionary buyer, the potential here is undeniable. Redevelop, restore, or start fresh! This property is a true blank canvas in a rapidly evolving area. Ideally located with quick access to Uptown, the CBD, and the vibrant Freret corridor, you’re right in the path of continued growth and development. Seller has never occupied the property and makes no representations regarding condition. Property is being sold as-is, with no repairs.

19. 2025-12-03
    listed $99,000 Active 852-char remark

    Show marketing remark (864 chars)

    Listing agent has confirmed with HDLC that the existing structure may be eligible for demolition, creating an exceptional opportunity for new construction or a fully reimagined project. Buyer must independently verify all plans, permits, and approvals with HDLC and the City of New Orleans prior to closing, as demolition and exterior changes may still require formal review. Whether you’re an investor, builder, or visionary buyer, the potential here is undeniable. Redevelop, restore, or start fresh! This property is a true blank canvas in a rapidly evolving area. Ideally located with quick access to Uptown, the CBD, and the vibrant Freret corridor, you’re right in the path of continued growth and development. Seller has never occupied the property and makes no representations regarding condition. Property is being sold as-is, with no repairs.

20. 2025-12-03
    listed $99,000 Active 864-char remark

    Show marketing remark (864 chars)

    Listing agent has confirmed with HDLC that the existing structure may be eligible for demolition, creating an exceptional opportunity for new construction or a fully reimagined project. Buyer must independently verify all plans, permits, and approvals with HDLC and the City of New Orleans prior to closing, as demolition and exterior changes may still require formal review. Whether you’re an investor, builder, or visionary buyer, the potential here is undeniable. Redevelop, restore, or start fresh! This property is a true blank canvas in a rapidly evolving area. Ideally located with quick access to Uptown, the CBD, and the vibrant Freret corridor, you’re right in the path of continued growth and development. Seller has never occupied the property and makes no representations regarding condition. Property is being sold as-is, with no repairs.

21. 2025-12-03
    listed $99,000 Active

    Show marketing remark (864 chars)

    Listing agent has confirmed with HDLC that the existing structure may be eligible for demolition, creating an exceptional opportunity for new construction or a fully reimagined project. Buyer must independently verify all plans, permits, and approvals with HDLC and the City of New Orleans prior to closing, as demolition and exterior changes may still require formal review. Whether you’re an investor, builder, or visionary buyer, the potential here is undeniable. Redevelop, restore, or start fresh! This property is a true blank canvas in a rapidly evolving area. Ideally located with quick access to Uptown, the CBD, and the vibrant Freret corridor, you’re right in the path of continued growth and development. Seller has never occupied the property and makes no representations regarding condition. Property is being sold as-is, with no repairs.

22. 2025-12-03
    listed $99,000 Active

    Show marketing remark (864 chars)

    Listing agent has confirmed with HDLC that the existing structure may be eligible for demolition, creating an exceptional opportunity for new construction or a fully reimagined project. Buyer must independently verify all plans, permits, and approvals with HDLC and the City of New Orleans prior to closing, as demolition and exterior changes may still require formal review. Whether you’re an investor, builder, or visionary buyer, the potential here is undeniable. Redevelop, restore, or start fresh! This property is a true blank canvas in a rapidly evolving area. Ideally located with quick access to Uptown, the CBD, and the vibrant Freret corridor, you’re right in the path of continued growth and development. Seller has never occupied the property and makes no representations regarding condition. Property is being sold as-is, with no repairs.

23. 2025-12-02
    listed $99,000 Active
24. 2025-12-02
    listed $99,000 Active
25. 2021-07-29
    soldstatus $1,150,000
26. 2018-10-10
    soldstatus $43,972
27. 2018-10-10
    soldstatus $70,000
28. 2015-10-01
    listed $105,000
29. 1997-06-26
    soldstatus $115,000

ⓘ 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: $1,434 · $119/mo
• Projected year-2 tax: $1,434 · $119/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) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥108°F today · 17 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: $33,216
• − Mortgage interest: −$4,985
• − Property taxes: −$1,434
• − Insurance: −$1,242
• − Repairs & maintenance: −$2,657
• − Management: −$2,657
• − Depreciation: −$2,589
• Taxable income: $17,651
• Est. tax owed @ 24.0%: −$4,236
• After-tax cash flow: $13,728/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

-22.6% since first listed

25 events — show timeline

• 2026-04-29 Relisted — AcadianaMLS
• 2026-04-28 Relisted — GSREIN
• 2026-04-27 Pending — AcadianaMLS
• 2026-04-27 Contingent — GSREIN
• 2026-04-11 Relisted — AcadianaMLS
• 2026-04-11 Relisted — GSREIN
• 2026-03-28 Pending — AcadianaMLS
• 2026-03-28 Contingent — GSREIN
• 2026-02-06 Price Changed $89,000 AcadianaMLS
• 2026-02-06 Price Changed $89,000 AcadianaMLS
• 2026-02-06 Price Changed $89,000 AcadianaMLS
• 2026-02-06 Price Changed $89,000 GSREIN
• 2026-02-06 Price Changed $89,000 GSREIN
• 2026-02-06 Price Changed $89,000 GSREIN
• 2025-12-03 Listed $99,000 GSREIN
• 2025-12-03 Listed $99,000 AcadianaMLS
• 2025-12-03 Listed $99,000 GSREIN
• 2025-12-03 Listed $99,000 AcadianaMLS
• 2025-12-02 Listed $99,000 GSREIN
• 2025-12-02 Listed $99,000 AcadianaMLS
• 2021-07-29 Sold (Public Records) $1,150,000 Public Records
• 2018-10-10 Sold (Public Records) $70,000 Public Records
• 2018-10-10 Sold (Public Records) $43,972 Public Records
• 2015-10-01 Listed $105,000 AcadianaMLS
• 1997-06-26 Sold (Public Records) $115,000 Public Records

Property tax history

-0.3%/yr

Latest (2026): $1,434 · +62.4% YoY. Source: county tax records.