5805-07 St Claude Ave · New Orleans, LA 70117

$200,000

4 bd · 2.0 ba · 1,500 sqft · MultiFamily · 23 Days on market

Built 1947 Fair condition Est $153k · 31% over

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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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Clean shotgun-style double in Holy Cross neighborhood, around the corner from Fats Domino St. One side is occupied, the other side just listed to rent. Fridge, stove, washer & dryer supplied on both sides. SEPARATE meters. Live on one side and tenant pays $1000 to you. Just minutes to French Quarter and I-10.

Key facts

• Fats domino st
• Minutes to i-10
• Separate meters

Tags

• HOLY CROSS NEIGHBORHOOD
• FATS DOMINO ST
• SEPARATE METERS
• MINUTES TO FRENCH QUARTER
• MINUTES TO I-10

Property features AI

Finance

• Other: Total of 2 units on the property
• Financial info: Two rental units with current rents: Unit 1 (Unit number 1) rents for $1,200; Unit 2 (Unit number 2) rents for $1,000
• HOA & community: No HOA information provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer; Tenants pay electricity, gas, and water
• Home design: Single-story property; Raised foundation
• Construction: Wood siding; Shingle roof; Built with a raised foundation
• Exterior features: City lot; Rectangular lot (30 x 110)

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Two 2-bedroom units
• Flooring: No flooring details provided
• Bathrooms: Two full bathrooms total (one full bathroom in each unit)
• Heating & cooling: Window heating unit; Window cooling units
• Interior features: Average condition
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $200k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 15d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,555/mo this rent would consume 67% 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y 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 $66/mo; built in 1947 — 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,000 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1947 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.63%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $153,000
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5721 23 Royal St	0.30mi	4/2.0	1,508 (+0%)	20mo	$150,000	$99	68
1001 3 Gordon St	0.14mi	4/2.0	1,580 (+5%)	22mo	$170,000	$108	66
5450-52 Burgundy St	0.30mi	4/2.0	1,471 (-2%)	23mo	$185,000	$126	64
5406 Urquhart St	0.29mi	4/2.0	1,368 (-9%)	12mo	$90,000	$66	62
5445-47 Burgundy St	0.28mi	4/—	1,392 (-7%)	22mo	$133,000	$96	57
5445 47 Burgundy St	0.28mi	4/2.0	1,392 (-7%)	22mo	$133,000	$96	56
5717 19 Royal St	0.31mi	4/2.0	1,716 (+14%)	14mo	$175,000	$102	50
5020 Chartres St	0.65mi	4/2.0	1,600 (+7%)	12mo	$177,000	$111	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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $2,659
• Equity at exit: $29,821

10-year hold

• IRR: 10.4%
• Equity multiple: 1.79×
• Total profit: $44,074
• Equity at exit: $17,292

Cash invested: $56,000 (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: 13.0×

Monthly cashflow live

• Estimated rent: $2,555 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $570

Break-even live

Break-even rent $1,834

Max offer price $200,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,556
Total (2 units)			$2,555

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	2d	1	0.13mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1178	$1,600	$1.36	23d	1	0.13mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	3d	1	0.13mi
1201 Gordon St New Orleans, LA	3.0	2.5	1367	$1,900	$1.39	16d	1	0.15mi
1314 Lamanche St New Orleans, LA	4.0	1.0	1300	$2,100	$1.62	15d	1	0.16mi
5461 Saint Claude Ave New Orleans, LA	4.0	2.0	1250	$2,350	$1.88	23d	1	0.19mi
5459 Saint Claude Ave Unit 5461 New Orleans, LA	4.0	2.0	1454	$2,350	$1.62	23d	1	0.20mi
1327 Fats Domino Ave Unit A New Orleans, LA	3.0	2.0	1200	$1,900	$1.58	3d	1	0.20mi
1327 Fats Domino Ave Unit B New Orleans, LA	4.0	2.0	1200	$2,200	$1.83	15d	1	0.20mi
6038 N Rampart St New Orleans, LA	3.0	2.0	1080	$1,795	$1.66	23d	1	0.21mi
906 Flood St New Orleans, LA	3.0	3.0	1174	$1,700	$1.45	1d	1	0.25mi
1422 Andry St New Orleans, LA	3.0	2.0	1100	$1,400	$1.27	3d	1	0.37mi
1714 Tricou St New Orleans, LA	3.0	2.0	1271	$1,900	$1.49	23d	1	0.54mi
617 Forstall St New Orleans, LA	3.0	2.0	1262	$2,200	$1.74	3d	1	0.57mi
1925 Alabo St Unit A New Orleans, LA	3.0	2.0	1199	$1,500	$1.25	21d	1	0.58mi
1333 Angela Ave Arabi, LA	3.0	2.0	1090	$1,850	$1.70	2d	1	0.59mi
1824 Saint Maurice Ave New Orleans, LA	4.0	2.0	1500	$1,500	$1.00	23d	1	0.60mi
1901 Tupelo St New Orleans, LA	3.0	2.5	1568	$2,300	$1.47	3d	1	0.61mi
619 Reynes St New Orleans, LA	3.0	2.0	1318	$2,100	$1.59	15d	1	0.62mi
6900 Royal St Arabi, LA	3.0	2.0	1579	$5,888	$3.73	2d	1	0.78mi
5618 N Tonti St New Orleans, LA	3.0	2.0	1128	$1,550	$1.37	23d	1	0.85mi
438 Friscoville Ave Arabi, LA	3.0	2.0	1500	$3,200	$2.13	2d	1	0.90mi
2012 Esteban St Arabi, LA	3.0	2.0	1466	$2,500	$1.71	10d	1	0.94mi
1019 Center St Arabi, LA	5.0	3.0	1973	$5,888	$2.98	1d	1	0.97mi
1239 Center St Arabi, LA	4.0	2.0	1922	$3,500	$1.82	2d	1	0.99mi
2539 Fats Domino Ave New Orleans, LA	3.0	2.0	1184	$1,850	$1.56	20d	1	1.08mi
2301 Esteban St Arabi, LA	3.0	1.0	1102	$1,800	$1.63	14d	1	1.10mi
4317 Urquhart St New Orleans, LA	3.0	2.0	1300	$1,650	$1.27	23d	1	1.13mi
1511 Schnell Dr Arabi, LA	4.0	3.0	1700	$1,850	$1.09	3d	1	1.13mi
4318 1/2 N Robertson St New Orleans, LA	3.0	1.0	1250	$1,150	$0.92	2d	1	1.14mi
4318 N Robertson St New Orleans, LA	3.0	1.0	1250	$1,150	$0.92	3d	1	1.14mi
1403 Lesseps St New Orleans, LA	3.0	3.0	1700	$1,800	$1.06	11d	1	1.15mi
1529 Schnell Dr Arabi, LA	3.0	2.5	1736	$2,600	$1.50	1d	1	1.17mi
4230 N Claiborne Ave New Orleans, LA	3.0	2.5	1296	$1,750	$1.35	23d	1	1.20mi
1411 France St New Orleans, LA	3.0	2.0	1525	$2,000	$1.31	23d	1	1.21mi
4222 N Johnson St New Orleans, LA	3.0	2.0	1100	$1,895	$1.72	23d	1	1.33mi
310 Lynx Dr Arabi, LA	3.0	2.0	1050	$1,775	$1.69	23d	1	1.35mi
7532 Patricia St Arabi, LA	4.0	3.0	2099	$2,200	$1.05	43d	1	1.36mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	1d	1	1.37mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	2d	1	1.37mi

Listing history 24 events

1. 2026-06-18
   days on market $200,000 Active 23 DOM
2. 2026-06-17
   days on market $200,000 Active 22 DOM
3. 2026-06-16
   days on market $200,000 Active 21 DOM
4. 2026-06-15
   days on market $200,000 Active 20 DOM
5. 2026-06-13
   days on market $200,000 Active 18 DOM
6. 2026-06-10
   days on market $200,000 Active 15 DOM
7. 2026-06-09
   days on market $200,000 Active 14 DOM
8. 2026-06-08
   days on market $200,000 Active 13 DOM
9. 2026-06-07
   days on market $200,000 Active 12 DOM
10. 2026-06-05
    days on market $200,000 Active 9 DOM
11. 2026-06-03
    days on market $200,000 Active 8 DOM
12. 2026-06-02
    days on market $200,000 Active 7 DOM
13. 2026-06-01
    days on market $200,000 Active 6 DOM
14. 2026-05-31
    days on market $200,000 Active 5 DOM
15. 2026-05-26
    listed $200,000 Active 314-char remark

    Show marketing remark (314 chars)

    Clean shotgun-style double in Holy Cross neighborhood, around the corner from Fats Domino St. One side is occupied, the other side just listed to rent. Fridge, stove, washer & dryer supplied on both sides. SEPARATE meters. Live on one side and tenant pays $1000 to you. Just minutes to French Quarter and I-10.

16. 2026-05-26
    listed $200,000 Active

    Show marketing remark (314 chars)

    Clean shotgun-style double in Holy Cross neighborhood, around the corner from Fats Domino St. One side is occupied, the other side just listed to rent. Fridge, stove, washer & dryer supplied on both sides. SEPARATE meters. Live on one side and tenant pays $1000 to you. Just minutes to French Quarter and I-10.

17. 2025-08-03
    historical $1,050
18. 2025-08-01
    listed $1,050
19. 2025-07-02
    historical $1,050
20. 2025-03-24
    listed $1,050
21. 2022-09-14
    listed $194,050
22. 2022-01-25
    listed $199,500
23. 2021-01-07
    listed $205,000
24. 2019-03-29
    listed $189,000

ⓘ 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 X (shaded) · 60% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,660
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,798
• − Repairs & maintenance: −$2,453
• − Management: −$2,453
• − Depreciation: −$5,818
• Taxable income: $3,936
• Est. tax owed @ 24.0%: −$945
• After-tax cash flow: $5,893/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

Fair 45/100 Moderate rehab

The property is in fair condition with some repairs and maintenance needed. The exterior and landscaping are in poor condition, and the interior walls and paint are in average condition. The HVAC and mechanical systems are in average condition. The property has potential for improvement with painting, landscaping, and HVAC maintenance.

Repairs flagged

• Major fence — The fence is in poor condition and needs to be replaced or repaired.
• Major landscaping — The overgrown vegetation and poor landscaping need to be addressed.
• Major exterior siding — The siding shows signs of aging and potential damage, which needs to be addressed.

Value-add opportunities

• Both Painting the exterior and interior walls — Painting the exterior and interior walls can improve the curb appeal and interior condition, making the property more attractive to potential buyers and renters.
• Both Landscaping and fence repair — Landscaping and fence repair can improve the curb appeal and make the property more attractive to potential buyers and renters.
• Both HVAC maintenance — Maintaining the HVAC system can improve the comfort and energy efficiency of the property, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
fence · The fence is in poor condition and needs to be replaced or repaired.	Major	$15,000–50,000
landscaping · The overgrown vegetation and poor landscaping need to be addressed.	Major	$15,000–50,000
exterior siding · The siding shows signs of aging and potential damage, which needs to be addressed.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting the exterior and interior walls — Painting the exterior and interior walls can improve the curb appeal and interior condition, making the property more attractive to potential buyers and renters. ↑
• Both Landscaping and fence repair — Landscaping and fence repair can improve the curb appeal and make the property more attractive to potential buyers and renters. ↑
• Both HVAC maintenance — Maintaining the HVAC system can improve the comfort and energy efficiency of the property, making it more attractive to potential buyers and renters. ↑

ⓘ 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): 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

+5.8% since first listed

10 events — show timeline

• 2026-05-26 Listed $200,000 GSREIN
• 2026-05-26 Listed $200,000 AcadianaMLS
• 2025-08-03 Rental Removed $1,050 GSREIN
• 2025-08-01 Listed for Rent $1,050 GSREIN
• 2025-07-02 Rental Removed $1,050 GSREIN
• 2025-03-24 Listed for Rent $1,050 GSREIN
• 2022-09-14 Listed $194,050 AcadianaMLS
• 2022-01-25 Listed $199,500 AcadianaMLS
• 2021-01-07 Listed $205,000 AcadianaMLS
• 2019-03-29 Listed $189,000 AcadianaMLS