1617-19 Broadway St · New Orleans, LA 70118

$625,000

4 bd · 4.0 ba · 3,060 sqft · MultiFamily public records · 10 Days on market

Built 1930 Est $551k · 13% over

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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).

• Cash flow +21.0/30.0
• DSCR +6.7/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Exceptional investment opportunity in the heart of Uptown New Orleans! This classic duplex at 1617-19 Broadway Street is ideally situated just blocks from Tulane University, Loyola University, Audubon Park, and the vibrant shops, restaurants, and entertainment along Maple Street and Carrollton Avenue. The property offers two spacious units with timeless New Orleans character, high ceilings, abundant natural light, and the flexibility to serve as an income-producing investment or owner-occupied residence. Set on a desirable Broadway Street location, the property combines historic charm with strong rental appeal in one of the city's most sought-after neighborhoods. Tenants and owners alike will appreciate the walkability, proximity to the St. Charles Avenue streetcar, and easy access to downtown, the universities, and all that Uptown has to offer. Whether you're looking to expand your investment portfolio or secure a property in a premier New Orleans location, this duplex presents a rare opportunity in an area known for consistent demand and enduring value.

Key facts

• Two spacious units
• High ceilings
• Classic duplex

Tags

• CLASSIC DUPLEX
• TWO SPACIOUS UNITS
• HIGH CEILINGS
• ABUNDANT NATURAL LIGHT
• INCOME-PRODUCING INVESTMENT
• OWNER-OCCUPIED RESIDENCE

Property features AI

Finance

• Financial info: Two-unit property; Tenants pay electricity, gas, and water

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer
• Home design: Two-story property; Raised foundation; Very good condition
• Construction: Stucco construction; Shingle roof; Built with raised foundation
• Exterior features: Porch; City lot; Rectangular lot; Lot dimensions approximately 45 x 120

Interior

• Bathrooms: Four full bathrooms
• Heating & cooling: Central heating; Window unit heating; Central air conditioning; Window unit air conditioning
• Interior features: Porch
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/2.0-bath units multifamily listed at $625k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive. Per door: $406/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $625k).
• Cap rate 8.0% 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 flat; 279 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $6,267/mo this rent would consume 118% of the median local household income ($64k/yr) (locally 2237% 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 $4k of loan paydown is wiped out by about $19k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1930 — 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 $625,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $550,800
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7732 34 Sycamore St	0.44mi	5/4.0 (+1)	3,237 (+6%)	1mo	$555,000	$171	64
1101/1103 Fern St	0.52mi	4/4.0	2,920 (-5%)	9mo	$480,000	$164	61
3015 Nashville Ave	0.53mi	5/3.0 (+1)	3,308 (+8%)	2mo	$595,000	$180	51
2801 Palmer Ave	0.39mi	4/4.0	2,640 (-14%)	15mo	$535,000	$203	47
3000 Calhoun St	0.32mi	5/3.0 (+1)	3,497 (+14%)	12mo	$650,000	$186	42
3803 05 State Street Dr	0.66mi	5/3.0 (+1)	2,707 (-12%)	2mo	$295,000	$109	39
8015 17 Nelson St	0.74mi	4/3.0	2,816 (-8%)	11mo	$376,000	$134	38
2304 06 Audubon St	0.46mi	4/4.0	2,612 (-15%)	19mo	$475,000	$182	38
729 31 Fern St	0.70mi	4/2.0	2,652 (-13%)	4mo	$600,000	$226	34
8226 28 Panola St	0.68mi	4/2.0	2,640 (-14%)	5mo	$490,000	$186	33
7616-18 Hampson St	0.69mi	5/3.0 (+1)	2,622 (-14%)	12mo	$465,000	$177	25

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 · 0.97% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.65×
• Total profit: $-62,081
• Equity at exit: $93,190

10-year hold

• IRR: -3.5%
• Equity multiple: 0.79×
• Total profit: $-36,907
• Equity at exit: $54,039

Cash invested: $175,000 (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 70118

• Rents YoY: 1.0%
• Active inventory: 279
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $6,267 high
• Mortgage (P&I): −$3,278
• Tax from tax record: −$534 /mo · $6,406/yr
• Insurance: −$260
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,316
• Net cashflow: $813

Break-even live

Break-even rent $5,238

Max offer price $625,000

Occupancy floor 82%

Sensitivity live

Price	-10% $1,166	-5% $990	+0% $813	+5% $636	+10% $459
Rent	-10% $318	-5% $565	+0% $813	+5% $1,060	+10% $1,308
Rate	-1.0pp $1,127	-0.5pp $972	base $813	+0.5pp $651	+1.0pp $486

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	2	$6,268
Total (2 units)			$6,267

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1519 Pine St New Orleans, LA	5.0	3.0	3000	$4,000	$1.33	24d	1	0.08mi
7011 Jeannette St Unit A New Orleans, LA	5.0	3.0	2200	$5,000	$2.27	44d	1	0.13mi
7000 Jeannette St New Orleans, LA	3.0	3.0	2390	$3,250	$1.36	3d	1	0.16mi
2616 Calhoun St New Orleans, LA	4.0	2.5	2850	$2,500	$0.88	44d	1	0.35mi
7325 Sycamore St New Orleans, LA	4.0	3.0	2500	$2,350	$0.94	24d	1	0.38mi
2715 Palmer Ave New Orleans, LA	5.0	2.0	2184	$4,900	$2.24	44d	1	0.41mi
2432 Calhoun St New Orleans, LA	4.0	2.0	3300	$4,400	$1.33	17d	1	0.41mi
2703 Palmer Ave New Orleans, LA	5.0	2.0	2349	$5,500	$2.34	44d	1	0.42mi
1131 Fern St New Orleans, LA	4.0	2.0	2427	$3,600	$1.48	17d	1	0.48mi
5533 S Tonti St New Orleans, LA	4.0	4.0	3000	$3,000	$1.00	15d	1	0.59mi
2107 Calhoun St New Orleans, LA	3.0	2.0	3300	$2,790	$0.85	44d	1	0.60mi
5830 Clara St Unit 1 New Orleans, LA	4.0	2.0	2100	$4,500	$2.14	44d	1	0.61mi
1539 Dante St New Orleans, LA	3.0	2.0	2672	$3,500	$1.31	44d	1	0.63mi
2322 Nashville Ave New Orleans, LA	4.0	2.0	2249	$2,750	$1.22	44d	1	0.69mi
7211 Saint Charles Ave New Orleans, LA	5.0	3.0	2800	$2,999	$1.07	44d	1	0.71mi
544 Lowerline St New Orleans, LA	3.0	2.0	2500	$3,500	$1.40	24d	1	0.79mi
4 Cromwell Pl New Orleans, LA	5.0	2.0	2600	$7,000	$2.69	44d	1	0.79mi
5516 S Robertson St Unit A New Orleans, LA	3.0	2.5	3614	$2,800	$0.77	44d	1	0.81mi
3112 Upperline St New Orleans, LA	5.0	3.5	2800	$3,650	$1.30	24d	1	0.82mi
2306 Octavia St New Orleans, LA	3.0	2.0	2254	$2,650	$1.18	3d	1	0.84mi
528 Walnut St New Orleans, LA	3.0	3.0	2300	$3,950	$1.72	44d	1	0.84mi
3350 Jena St New Orleans, LA	3.0	2.5	2200	$2,500	$1.14	44d	1	0.90mi
4442 S Johnson St Unit 4442 New Orleans, LA	4.0	4.5	3000	$4,500	$1.50	12d	1	0.92mi
427 Lowerline St Unit A New Orleans, LA	3.0	2.0	2364	$3,900	$1.65	24d	1	0.95mi
2217 Jefferson Ave Unit none New Orleans, LA	3.0	2.0	2500	$2,500	$1.00	44d	1	0.95mi
1453 Webster St New Orleans, LA	3.0	3.5	2181	$7,500	$3.44	44d	1	1.15mi
5512 Saint Charles Ave New Orleans, LA	3.0	2.0	2161	$3,800	$1.76	44d	1	1.21mi
4027 S Derbigny St New Orleans, LA	3.0	2.0	2950	$1,950	$0.66	24d	1	1.25mi
2308 Jena St New Orleans, LA	3.0	2.5	2550	$3,300	$1.29	44d	1	1.28mi
4120 Erato St New Orleans, LA	3.0	2.0	2250	$1,750	$0.78	24d	1	1.32mi
5533 Atlanta St New Orleans, LA	3.0	3.0	2310	$7,000	$3.03	3d	1	1.33mi
249 Walnut St New Orleans, LA	4.0	3.5	4266	$22,000	$5.16	44d	1	1.40mi
3200 Washington Ave Unit NA New Orleans, LA	4.0	3.0	2490	$3,400	$1.37	3d	1	1.44mi
2600 Peniston St New Orleans, LA	4.0	2.0	2342	$3,500	$1.49	44d	1	1.44mi

Listing history 8 events

1. 2026-06-18
   days on market $625,000 Active 10 DOM
2. 2026-06-17
   days on market $625,000 Active 9 DOM
3. 2026-06-16
   days on market $625,000 Active 8 DOM
4. 2026-06-15
   days on market $625,000 Active 7 DOM
5. 2026-06-13
   days on market $625,000 Active 5 DOM
6. 2026-06-10
   days on market $625,000 Active 2 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   listed $625,000 Active 1 DOM

ⓘ 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: $6,406 · $534/mo
• Projected year-2 tax: $6,406 · $534/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 · 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $75,204
• − Mortgage interest: −$35,010
• − Property taxes: −$6,406
• − Insurance: −$3,922
• − Repairs & maintenance: −$6,016
• − Management: −$6,016
• − Depreciation: −$18,182
• Taxable loss: −$348
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $9,836/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): 36,072
• Household income: $63,750
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2237.0

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 0.65)
• Race & ethnicity: White 47% Black 34% Hispanic / Latino 11% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Italian 2% Romanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 86% English-only · Spanish 7% French/Haitian/Cajun 2% Other Indo-European 2%

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: ▼ -210.46%
• Current HPI: 282.9629
• Rent YoY: ▲ 0.97%
• 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

+512.7% since first listed

4 events — show timeline

• 2026-06-08 Listed $625,000 AcadianaMLS
• 2026-06-08 Listed $625,000 GSREIN
• 2000-12-21 Sold (Public Records) $561,812 Public Records
• 1992-07-22 Sold (Public Records) $102,000 Public Records

Property tax history

+2.4%/yr

Latest (2026): $6,406 · +1.1% YoY. Source: county tax records.