1701 Pauline St · New Orleans, LA 70117

$225,000

3 bd · 2.0 ba · 1,949 sqft · SingleFamily public records · 26 Days on market

Built 1940 3,541 sqft lot Est $322k · 30% under

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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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• 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

Welcome home to 1701 Pauline St., where classic New Orleans charm meets sleek, modern luxury! This corner-lot property has been fully renovated from top to bottom, offering peace of mind and an incredible space for both entertaining and everyday living. Step inside to a bright, spacious open floor plan featuring a dream kitchen. The heart of the home boasts a large kitchen island, high-end stainless steel appliances, a chef-preferred gas stove, and a beautiful custom tile backsplash. Key Features Include: Worry-Free Living: Move-in ready with a structurally sound roof less than 4 years old. Ultimate Convenience: A dedicated, separate laundry room saves space and adds functionality. Gated Parking: Hard-to-find off-street parking enclosed by a gated perimeter for added security and privacy. With oversized rooms, zero carpet, and a seamless flow, this home is entirely turn-key. Don't miss your opportunity to own a fully updated piece of NOLA--schedule your tour today! VIRTUAL TOUR: https://unbranded.visithome.ai/SeXtfnyfvmW4aMyHC9jWxj?mu=ft

Key facts

• Large kitchen island
• Fully renovated
• Corner-lot property

Tags

• CORNER-LOT PROPERTY
• FULLY RENOVATED
• LARGE KITCHEN ISLAND
• CHEF-PREFERRED GAS STOVE
• CUSTOM TILE BACKSPLASH
• GATED PARKING

Property features AI

Exterior

• Parking: Attached parking; Off-street parking for two vehicles
• Utilities: Public water; Public sewer
• Home design: Single-story home; Raised foundation; Shingle roof; Property in excellent condition
• Construction: Raised foundation; Shingle roof
• Exterior features: Front porch; City lot; Rectangular lot; Lot dimensions approximately 118 x 30

Interior

• Kitchen: Dishwasher; Oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Stainless steel appliances

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $70 ($843/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (4.8% below list).
• Recommended offer: $214k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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).
• At $2,141/mo this rent would consume 56% of the median local household income ($46k/yr) (locally 1988% 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 $7k 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 26 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $225k implies a 298% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,136 (4.8% below list)

Questions for the listing agent

1. Built in 1940 — 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 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: 0.95% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $321,585
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2014 Bartholomew St	0.25mi	3/2.5	1,966 (+1%)	6mo	$325,000	$165	79
1828 Alvar St	0.12mi	4/2.0 (+1)	1,742 (-11%)	2mo	$212,500	$122	70
1738 Bartholomew St	0.10mi	4/2.0 (+1)	1,740 (-11%)	6mo	$75,000	$43	68
1127 Congress St	0.40mi	3/2.0	1,780 (-9%)	4mo	$450,000	$253	64
2104 Desire St	0.38mi	3/2.5	1,744 (-10%)	2mo	$258,000	$148	61
2004 Louisa St	0.42mi	4/2.5 (+1)	2,132 (+9%)	1mo	$240,000	$113	57
4113 N Villere St	0.29mi	4/3.0 (+1)	1,742 (-11%)	4mo	$230,000	$132	56
820 Independence St	0.64mi	3/2.5	2,150 (+10%)	1mo	$707,500	$329	50
3328 Dauphine St	0.72mi	3/3.0	2,114 (+8%)	6mo	$754,000	$357	44
910 Louisa St	0.67mi	2/1.5 (-1)	1,801 (-8%)	7mo	$580,450	$322	43
724 Gallier St	0.72mi	3/2.0	1,688 (-13%)	2mo	$280,000	$166	43
2730 N Prieur St	0.71mi	3/2.0	1,685 (-14%)	6mo	$237,650	$141	39

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-33,003
• Equity at exit: $33,548

10-year hold

• IRR: -6.9%
• Equity multiple: 0.57×
• Total profit: $-27,117
• Equity at exit: $19,454

Cash invested: $63,000 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $70

Break-even live

Break-even rent $2,052

Max offer price $225,000

Occupancy floor 92%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1437 Gallier St New Orleans, LA	3.0	2.0	1451	$1,875	$1.29	21d	1	0.22mi
1325 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	3d	1	0.25mi
1325 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	2d	1	0.25mi
1323 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	3d	1	0.25mi
4230 N Claiborne Ave New Orleans, LA	3.0	2.5	1296	$1,750	$1.35	23d	1	0.27mi
5624-5626 Saint Claude ST New Orleans, LA	4.0	3.0	1521	$2,300	$1.51	23d	1	0.29mi
1411 France St New Orleans, LA	3.0	2.0	1525	$2,000	$1.31	23d	1	0.29mi
2019 Gallier St New Orleans, LA	4.0	2.0	1400	$2,200	$1.57	23d	1	0.30mi
4318 N Robertson St New Orleans, LA	3.0	1.0	1250	$1,150	$0.92	3d	1	0.34mi
4318 1/2 N Robertson St New Orleans, LA	3.0	1.0	1250	$1,150	$0.92	2d	1	0.34mi
1403 Lesseps St New Orleans, LA	3.0	3.0	1700	$1,800	$1.06	11d	1	0.35mi
1835 Louisa St New Orleans, LA	3.0	2.5	1800	$2,350	$1.31	3d	1	0.36mi
1839 Louisa St New Orleans, LA	3.0	2.0	1500	$2,095	$1.40	15d	1	0.37mi
2028 Desire St New Orleans, LA	3.0	1.0	1300	$1,300	$1.00	23d	1	0.37mi
4317 Urquhart St New Orleans, LA	3.0	2.0	1300	$1,650	$1.27	23d	1	0.40mi
1119 Bartholomew St Unit 1119 New Orleans, LA	2.0	2.0	1410	$2,500	$1.77	43d	1	0.40mi
3221 Saint Claude Ave New Orleans, LA	3.0	1.0	1900	$1,650	$0.87	23d	1	0.51mi
1231 Feliciana St New Orleans, LA	3.0	2.5	1869	$2,750	$1.47	43d	1	0.59mi
740 Mazant St New Orleans, LA	2.0	2.0	1750	$2,200	$1.26	23d	1	0.68mi
2331 Feliciana St New Orleans, LA	3.0	2.0	1250	$1,850	$1.48	23d	1	0.70mi
3134 Burgundy St New Orleans, LA	3.0	2.0	1887	$2,900	$1.54	23d	1	0.73mi
3900 Royal St Unit 2A New Orleans, LA	2.0	2.0	1300	$3,000	$2.31	3d	1	0.73mi
1038 Montegut St New Orleans, LA	3.0	2.5	2250	$4,200	$1.87	23d	1	0.74mi
1038 Montegut St New Orleans, LA	3.0	2.5	2250	$4,200	$1.87	43d	1	0.74mi
1034 Montegut St Unit 1034 New Orleans, LA	2.0	2.0	1415	$3,400	$2.40	43d	1	0.74mi
3431 Chartres St #6 New Orleans, LA	2.0	2.5	1262	$2,750	$2.18	14d	1	0.80mi
522 Montegut St New Orleans, LA	1.0–2.0	1.0–2.0	1256	$3,500	$2.79	1d	12	1.01mi
1239 Saint Roch Ave New Orleans, LA	2.0	2.0	1500	$2,150	$1.43	3d	1	1.03mi
2228 Arts St New Orleans, LA	3.0	2.0	2270	$1,675	$0.74	3d	1	1.14mi
619 Reynes St New Orleans, LA	3.0	2.0	1318	$2,100	$1.59	15d	1	1.18mi
617 Forstall St New Orleans, LA	3.0	2.0	1262	$2,200	$1.74	3d	1	1.23mi
2317 N Rampart St Unit 1272378P New Orleans, LA	3.0–6.0	2.0–4.0	1581	$2,165	$1.37	3d	2	1.23mi
2320 N Rampart St New Orleans, LA	3.0	3.0	2317	$3,700	$1.60	43d	1	1.23mi
2322 Burgundy St Unit C New Orleans, LA	3.0	2.0	1250	$2,200	$1.76	23d	1	1.25mi
632 Mandeville St Unit 2B New Orleans, LA	4.0	4.5	1337	$4,500	$3.37	16d	1	1.26mi
5459 Saint Claude Ave Unit 5461 New Orleans, LA	4.0	2.0	1454	$2,350	$1.62	23d	1	1.28mi
5461 Saint Claude Ave New Orleans, LA	4.0	2.0	1250	$2,350	$1.88	23d	1	1.29mi
2115 Mandeville St New Orleans, LA	3.0	2.0	1400	$1,650	$1.18	23d	1	1.30mi
2220 N Prieur St New Orleans, LA	3.0	2.0	1334	$2,000	$1.50	23d	1	1.34mi
3302 Metropolitan St New Orleans, LA	4.0	2.5	1700	$2,200	$1.29	16d	1	1.34mi

Listing history 20 events

1. 2026-06-18
   days on market $225,000 Active 26 DOM
2. 2026-06-17
   days on market $225,000 Active 25 DOM
3. 2026-06-16
   days on market $225,000 Active 24 DOM
4. 2026-06-15
   days on market $225,000 Active 23 DOM
5. 2026-06-13
   days on market $225,000 Active 21 DOM
6. 2026-06-10
   days on market $225,000 Active 18 DOM
7. 2026-06-09
   days on market $225,000 Active 17 DOM
8. 2026-06-08
   days on market $225,000 Active 16 DOM
9. 2026-06-07
   days on market $225,000 Active 15 DOM
10. 2026-06-05
    pricedays on market $225,000 Active 12 DOM
11. 2026-06-03
    days on market $240,000 Active 11 DOM
12. 2026-06-02
    days on market $240,000 Active 10 DOM
13. 2026-06-01
    days on market $240,000 Active 9 DOM
14. 2026-05-31
    days on market $240,000 Active 8 DOM
15. 2026-05-23
    listed $240,000 Active 1053-char remark

    Show marketing remark (1053 chars)

    Welcome home to 1701 Pauline St., where classic New Orleans charm meets sleek, modern luxury! This corner-lot property has been fully renovated from top to bottom, offering peace of mind and an incredible space for both entertaining and everyday living. Step inside to a bright, spacious open floor plan featuring a dream kitchen. The heart of the home boasts a large kitchen island, high-end stainless steel appliances, a chef-preferred gas stove, and a beautiful custom tile backsplash. Key Features Include: Worry-Free Living: Move-in ready with a structurally sound roof less than 4 years old. Ultimate Convenience: A dedicated, separate laundry room saves space and adds functionality. Gated Parking: Hard-to-find off-street parking enclosed by a gated perimeter for added security and privacy. With oversized rooms, zero carpet, and a seamless flow, this home is entirely turn-key. Don't miss your opportunity to own a fully updated piece of NOLA--schedule your tour today! VIRTUAL TOUR: https://unbranded.visithome.ai/SeXtfnyfvmW4aMyHC9jWxj?mu=ft

16. 2026-05-23
    listed $240,000 Active

    Show marketing remark (1053 chars)

    Welcome home to 1701 Pauline St., where classic New Orleans charm meets sleek, modern luxury! This corner-lot property has been fully renovated from top to bottom, offering peace of mind and an incredible space for both entertaining and everyday living. Step inside to a bright, spacious open floor plan featuring a dream kitchen. The heart of the home boasts a large kitchen island, high-end stainless steel appliances, a chef-preferred gas stove, and a beautiful custom tile backsplash. Key Features Include: Worry-Free Living: Move-in ready with a structurally sound roof less than 4 years old. Ultimate Convenience: A dedicated, separate laundry room saves space and adds functionality. Gated Parking: Hard-to-find off-street parking enclosed by a gated perimeter for added security and privacy. With oversized rooms, zero carpet, and a seamless flow, this home is entirely turn-key. Don't miss your opportunity to own a fully updated piece of NOLA--schedule your tour today! VIRTUAL TOUR: https://unbranded.visithome.ai/SeXtfnyfvmW4aMyHC9jWxj?mu=ft

17. 2026-01-01
    price $236,500
18. 2025-12-31
    price $236,500
19. 2025-11-16
    listed $275,000 Active
20. 1999-02-24
    soldstatus $56,550

ⓘ 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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,696
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,922
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$6,545
• Taxable loss: −$2,862
• Est. tax savings @ 24.0%: +$687
• After-tax cash flow: $1,530/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

+324.4% since first listed

6 events — show timeline

• 2026-05-23 Listed $240,000 GSREIN
• 2026-05-23 Listed $240,000 AcadianaMLS
• 2026-01-01 Price Changed $236,500 AcadianaMLS
• 2025-12-31 Price Changed $236,500 GSREIN
• 2025-11-16 Listed $275,000 AcadianaMLS
• 1999-02-24 Sold (Public Records) $56,550 Public Records

Property tax history

+15.1%/yr

Latest (2026): $415 · -10.8% YoY. Source: county tax records.