1929 Almonaster Ave · New Orleans, LA 70117

$139,000

2 bd · 1.0 ba · 975 sqft · SingleFamily public records · 447 Days on market

Built 1950 3,510 sqft lot $143/sqft · 24% below area Est $182k · 24% 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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.7/10.0
• 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

Home offers original hardwood floors, tall ceilings and natural New Orleans Charm, fenced in yard and parking. Currently used as AirBnB furniture and appliances may be included with acceptable offer. Seller had exterior reframed in 2020 and did other structural repairs. Home is move in ready and does actively host guest.

Key facts

• Tall ceilings
• Parking
• Move in ready

Tags

• HARDWOOD FLOORS
• TALL CEILINGS
• FENCED IN YARD
• PARKING
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.3% 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); 587 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($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 $961 of loan paydown is wiped out by about $4k 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 447 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 24y ago; this cycle's ask has dropped $16k (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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 447 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 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: 1.07% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (median comp): $181,768
• List price: $139,000
• Delta: -23.53%
• 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
2623 N Villere	0.41mi	2/1.0	1,078 (+11%)	6mo	$95,000	$88	58
1410 Desire St	0.69mi	2/1.0	980 (+0%)	11mo	$45,000	$46	58
3137 N Miro St	0.45mi	2/1.5	1,034 (+6%)	11mo	$42,500	$41	57
3221 N Miro St	0.53mi	3/2.0 (+1)	1,030 (+6%)	9mo	$72,000	$70	50
2215 Mandeville St	0.51mi	3/2.0 (+1)	1,067 (+9%)	3mo	$85,000	$80	49
3319 N Dorgenois St	0.68mi	3/1.0 (+1)	1,024 (+5%)	7mo	$75,500	$74	49
1601 Mandeville St	0.52mi	3/1.0 (+1)	1,118 (+15%)	2mo	$155,000	$139	45
2519 Desire St	0.73mi	3/1.0 (+1)	1,023 (+5%)	11mo	$136,000	$133	44
1816 Congress St	0.68mi	2/2.0	1,043 (+7%)	12mo	$135,000	$129	43
2317 Florida Ave	0.74mi	2/1.0	845 (-13%)	1mo	$64,900	$77	42
2442 Desire St	0.69mi	2/1.0	863 (-12%)	8mo	$109,000	$126	42
1644 Desire St	0.60mi	3/1.0 (+1)	1,100 (+13%)	8mo	$135,000	$123	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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-10,578
• Equity at exit: $20,725

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $4,152
• Equity at exit: $12,018

Cash invested: $38,920 (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 70117

• Rents YoY: 2.5%
• Active inventory: 587
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,494 high
• Mortgage (P&I): −$729
• Tax from tax record: −$128 /mo · $1,536/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $199

Break-even live

Break-even rent $1,242

Max offer price $139,000

Occupancy floor 82%

Sensitivity live

Price	-10% $278	-5% $238	+0% $199	+5% $160	+10% $120
Rent	-10% $81	-5% $140	+0% $199	+5% $258	+10% $317
Rate	-1.0pp $269	-0.5pp $234	base $199	+0.5pp $163	+1.0pp $126

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2003 Almonaster Ave New Orleans, LA	3.0	2.0	988	$1,600	$1.62	24d	1	0.02mi
2010 Saint Ferdinand St New Orleans, LA	2.0	1.0	909	$1,650	$1.82	24d	1	0.08mi
1924 Painters St New Orleans, LA	3.0	1.0	920	$1,700	$1.85	4d	1	0.16mi
1922 Painters St New Orleans, LA	3.0	1.0	920	$1,700	$1.85	4d	1	0.16mi
2219 Almonaster Ave Unit A New Orleans, LA	2.0	1.0	950	$1,500	$1.58	24d	1	0.19mi
2524 N Galvez St New Orleans, LA	3.0	2.5	1102	$1,800	$1.63	18d	1	0.19mi
2522 N Galvez St New Orleans, LA	3.0	2.0	1105	$1,675	$1.52	24d	1	0.19mi
2241 Eads St New Orleans, LA	2.0	1.0	867	$1,500	$1.73	24d	1	0.22mi
2516 N Roman St Unit 2518 New Orleans, LA	2.0	1.0	800	$1,500	$1.88	4d	1	0.23mi
1905 Montegut St New Orleans, LA	2.0	1.5	870	$1,275	$1.47	24d	1	0.25mi
2519 N Derbigny St New Orleans, LA	3.0	1.0	994	$1,300	$1.31	22d	1	0.25mi
2238 Painters St New Orleans, LA	2.0	1.0	896	$1,300	$1.45	24d	1	0.27mi
2556 N Tonti St New Orleans, LA	3.0	2.0	1100	$1,850	$1.68	17d	1	0.29mi
2027 Feliciana St New Orleans, LA	2.0	1.0	1104	$1,100	$1.00	17d	1	0.31mi
2551 N Tonti St New Orleans, LA	2.0	2.0	800	$1,450	$1.81	24d	1	0.32mi
1809 Saint Roch Ave New Orleans, LA	3.0	1.0	949	$1,195	$1.26	18d	1	0.33mi
1638 Music St New Orleans, LA	2.0	1.0	900	$1,085	$1.21	15d	1	0.36mi
1636 Music St New Orleans, LA	3.0	1.0	900	$1,185	$1.32	17d	1	0.36mi
2649 N Rocheblave St New Orleans, LA	2.0	2.0	806	$1,200	$1.49	24d	1	0.37mi
2134 Saint Roch Ave New Orleans, LA	2.0	2.0	850	$1,500	$1.76	18d	1	0.39mi
2120 Saint Roch Ave Unit 2120 New Orleans, LA	2.0	1.0	1000	$1,650	$1.65	24d	1	0.40mi
1703 Clouet St New Orleans, LA	2.0	1.0	650	$1,200	$1.85	17d	1	0.41mi
2222 Saint Roch Ave New Orleans, LA	3.0	1.0	900	$1,200	$1.33	24d	1	0.42mi
3125 Industrial Ct New Orleans, LA	2.0	2.5	1100	$1,450	$1.32	24d	1	0.42mi
2129 Spain St New Orleans, LA	2.0	1.0	861	$1,500	$1.74	24d	1	0.44mi
2017 Louisa St New Orleans, LA	3.0	1.0	750	$1,300	$1.73	18d	1	0.47mi
2019 Louisa St New Orleans, LA	3.0	1.0	750	$1,500	$2.00	18d	1	0.47mi
2423 Saint Roch Ave New Orleans, LA	2.0	1.0	925	$1,350	$1.46	24d	1	0.48mi
3201 N Galvez St Unit 2B New Orleans, LA	2.0	1.0	700	$1,250	$1.79	24d	1	0.48mi
2406 Saint Roch Ave New Orleans, LA	2.0	1.0	1000	$1,600	$1.60	18d	1	0.48mi
1942 Piety St New Orleans, LA	3.0	1.0	1100	$1,500	$1.36	24d	1	0.49mi
2024 Mandeville St New Orleans, LA	2.0	2.0	1072	$1,950	$1.82	24d	1	0.50mi
2269 N Prieur St New Orleans, LA	2.0	1.0	756	$1,250	$1.65	24d	1	0.50mi
2625 Urquhart St New Orleans, LA	2.0	1.0	810	$1,100	$1.36	18d	1	0.51mi
1614 Louisa St New Orleans, LA	2.0	1.0	733	$1,100	$1.50	24d	1	0.51mi
1726 Mandeville St New Orleans, LA	2.0	1.0	920	$1,300	$1.41	24d	1	0.52mi
2269 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,675	$1.68	20d	1	0.54mi
2269 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,665	$1.67	18d	1	0.54mi
2271 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,585	$1.58	18d	1	0.54mi
1226 Port St New Orleans, LA	3.0	1.0	1023	$1,650	$1.61	24d	1	0.54mi

Listing history 42 events

1. 2026-06-21
   days on market $139,000 Active 447 DOM
2. 2026-06-18
   days on market $139,000 Active 444 DOM
3. 2026-06-17
   days on market $139,000 Active 443 DOM
4. 2026-06-16
   days on market $139,000 Active 442 DOM
5. 2026-06-15
   days on market $139,000 Active 441 DOM
6. 2026-06-13
   days on market $139,000 Active 439 DOM
7. 2026-06-10
   days on market $139,000 Active 436 DOM
8. 2026-06-09
   days on market $139,000 Active 435 DOM
9. 2026-06-08
   days on market $139,000 Active 434 DOM
10. 2026-06-07
    days on market $139,000 Active 433 DOM
11. 2026-06-05
    days on market $139,000 Active 430 DOM
12. 2026-06-03
    days on market $139,000 Active 429 DOM
13. 2026-06-02
    days on market $139,000 Active 428 DOM
14. 2026-06-01
    days on market $139,000 Active 427 DOM
15. 2026-05-31
    days on market $139,000 Active 426 DOM
16. 2025-11-29
    price $139,000 322-char remark

    Show marketing remark (322 chars)

    Home offers original hardwood floors, tall ceilings and natural New Orleans Charm, fenced in yard and parking. Currently used as AirBnB furniture and appliances may be included with acceptable offer. Seller had exterior reframed in 2020 and did other structural repairs. Home is move in ready and does actively host guest.

17. 2025-11-13
    price $139,000 322-char remark

    Show marketing remark (322 chars)

    Home offers original hardwood floors, tall ceilings and natural New Orleans Charm, fenced in yard and parking. Currently used as AirBnB furniture and appliances may be included with acceptable offer. Seller had exterior reframed in 2020 and did other structural repairs. Home is move in ready and does actively host guest.

18. 2025-06-26
    price $150,000 322-char remark

    Show marketing remark (322 chars)

    Home offers original hardwood floors, tall ceilings and natural New Orleans Charm, fenced in yard and parking. Currently used as AirBnB furniture and appliances may be included with acceptable offer. Seller had exterior reframed in 2020 and did other structural repairs. Home is move in ready and does actively host guest.

19. 2025-06-26
    price $150,000 322-char remark

    Show marketing remark (322 chars)

    Home offers original hardwood floors, tall ceilings and natural New Orleans Charm, fenced in yard and parking. Currently used as AirBnB furniture and appliances may be included with acceptable offer. Seller had exterior reframed in 2020 and did other structural repairs. Home is move in ready and does actively host guest.

20. 2025-03-31
    listed $155,000 Active 322-char remark

    Show marketing remark (322 chars)

    Home offers original hardwood floors, tall ceilings and natural New Orleans Charm, fenced in yard and parking. Currently used as AirBnB furniture and appliances may be included with acceptable offer. Seller had exterior reframed in 2020 and did other structural repairs. Home is move in ready and does actively host guest.

21. 2025-03-31
    listed $155,000 Active 322-char remark

    Show marketing remark (322 chars)

    Home offers original hardwood floors, tall ceilings and natural New Orleans Charm, fenced in yard and parking. Currently used as AirBnB furniture and appliances may be included with acceptable offer. Seller had exterior reframed in 2020 and did other structural repairs. Home is move in ready and does actively host guest.

22. 2024-02-26
    listed $190,000
23. 2023-07-09
    listed $190,000
24. 2020-07-02
    soldstatus $130,000
25. 2020-06-17
    soldstatus $130,000 Closed
26. 2020-05-24
    status Pending
27. 2020-04-04
    listed $145,000
28. 2020-04-04
    listed $145,000 Active
29. 2017-05-31
    soldstatus $95,000 Sold
30. 2017-05-31
    soldstatus $95,000
31. 2017-04-14
    historical Pending Continue to Show
32. 2017-03-27
    price $99,500
33. 2017-03-01
    listed $115,000 Active
34. 2017-03-01
    listed $99,500
35. 2006-09-05
    soldstatus $15,000
36. 2006-04-08
    listed $32,500
37. 2006-04-08
    listed $32,500
38. 2002-03-04
    soldstatus $24,500
39. 2002-01-28
    listed $24,500
40. 2002-01-28
    listed $24,500
41. 1993-10-18
    soldstatus $12,500
42. 1993-04-26
    soldstatus $3,000

ⓘ 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: $1,536 · $128/mo
• Projected year-2 tax: $1,536 · $128/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) · 60% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,929
• − Mortgage interest: −$7,786
• − Property taxes: −$1,536
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$4,044
• Taxable income: $202
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $2,339/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

+4533.3% since first listed

27 events — show timeline

• 2025-11-29 Price Changed $139,000 AcadianaMLS
• 2025-11-13 Price Changed $139,000 GSREIN
• 2025-06-26 Price Changed $150,000 AcadianaMLS
• 2025-06-26 Price Changed $150,000 GSREIN
• 2025-03-31 Listed $155,000 GSREIN
• 2025-03-31 Listed $155,000 AcadianaMLS
• 2024-02-26 Listed $190,000 AcadianaMLS
• 2023-07-09 Listed $190,000 AcadianaMLS
• 2020-07-02 Sold (Public Records) $130,000 Public Records
• 2020-06-17 Sold (MLS) $130,000 GSREIN
• 2020-05-24 Pending — GSREIN
• 2020-04-04 Listed $145,000 GSREIN
• 2020-04-04 Listed $145,000 AcadianaMLS
• 2017-05-31 Sold (Public Records) $95,000 Public Records
• 2017-05-31 Sold (MLS) $95,000 GSREIN
• 2017-04-14 Contingent — GSREIN
• 2017-03-27 Price Changed $99,500 GSREIN
• 2017-03-01 Listed $115,000 GSREIN
• 2017-03-01 Listed $99,500 AcadianaMLS
• 2006-09-05 Sold (MLS) $15,000 GSREIN
• 2006-04-08 Listed $32,500 AcadianaMLS
• 2006-04-08 Listed $32,500 GSREIN
• 2002-03-04 Sold (MLS) $24,500 GSREIN
• 2002-01-28 Listed $24,500 GSREIN
• 2002-01-28 Listed $24,500 AcadianaMLS
• 1993-10-18 Sold (Public Records) $12,500 Public Records
• 1993-04-26 Sold (Public Records) $3,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $1,536 · +1.1% YoY. Source: county tax records.