2939 Leonidas St · New Orleans, LA 70118

$155,500

3 bd · 2.0 ba · 1,516 sqft · SingleFamily public records · 183 Days on market

Built 1951 5,401 sqft lot Est $211k · 26% under ↓ 48% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

*Motivated sellers offering closing cost!* Charming and versatile, this 3-bedroom, 2-bath corner-lot home offers 1,516 sq ft of living space in one of New Orleans' most convenient neighborhoods. Featuring beautiful hardwood floors, coved ceilings, a flexible floor plan, and a rear building with utilities--perfect for a guest suite, studio, or potential rental with a little TLC--this property is full of opportunity. Once configured as a duplex, it still retains multi-unit potential, complemented by a covered patio, off-street parking, and an enclosed front porch for added charm. This home presents a fantastic value for buyers ready to personalize or invest. Whether you're seeking a full-time residence, a rental property, or creative live-work space, the options are endless. Located less than 5 minutes from Xavier and Tulane University and only 10 minutes from downtown New Orleans, this property combines character, convenience, and investment potential--making it a smart move in a sought-after area.

Key facts

• Flexible floor plan
• Covered patio
• Multi-unit potential

Tags

• CORNER LOT
• FLEXIBLE FLOOR PLAN
• REAR BUILDING WITH UTILITIES
• MULTI-UNIT POTENTIAL
• COVERED PATIO
• OFF-STREET PARKING

Property features AI

Exterior

• Parking: Covered carport
• Utilities: Public water
• Home design: Single-family residence, detached; Single-story
• Construction: Wood siding
• Exterior features: Lot approximately 55 x 100 (0.124 acres)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central cooling and window unit(s); Central heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $137k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 flat; 277 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 ($64k/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 $1k of loan paydown is wiped out by about $5k 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 + 1.0% rent growth), your $44k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $104k (40%) 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 1951 — 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 $136,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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 1951 — 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: 1.34% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.26%
• DSCR: 1.81
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $210,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2939 Leonidas St	0.00mi	3/2.0	1,516 (0%)	0mo	$155,500	$103	100
8719 Fig St	0.11mi	3/2.0	1,540 (+2%)	1mo	$70,000	$45	92
3024 Hollygrove St	0.30mi	3/2.0	1,533 (+1%)	5mo	$299,000	$195	80
2510 General Ogden St	0.38mi	3/1.0	1,500 (-1%)	2mo	$55,000	$37	75
8324 Apple St	0.31mi	3/1.0	1,538 (+2%)	6mo	$70,000	$46	74
8917 Apple St	0.34mi	3/2.0	1,586 (+5%)	3mo	$221,000	$139	74
7822 Colapissa St	0.50mi	3/2.0	1,452 (-4%)	1mo	$245,000	$169	69
7909 Belfast St	0.49mi	3/2.0	1,615 (+6%)	0mo	$466,000	$289	66
8810 Palmetto St	0.53mi	4/2.0 (+1)	1,484 (-2%)	6mo	$190,000	$128	61
2828 Mistletoe St	0.44mi	3/2.0	1,670 (+10%)	2mo	$287,000	$172	61
8207 Neron Pl	0.52mi	3/3.0	1,608 (+6%)	3mo	$270,000	$168	59
9119 Edinburgh St	0.52mi	3/2.0	1,349 (-11%)	1mo	$125,000	$93	57

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $8,616
• Equity at exit: $23,186

10-year hold

• IRR: 12.7%
• Equity multiple: 1.92×
• Total profit: $40,016
• Equity at exit: $13,445

Cash invested: $43,540 (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: 277
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,086 high
• Mortgage (P&I): −$815
• Tax from tax record: −$105 /mo · $1,258/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $596

Break-even live

Break-even rent $1,331

Max offer price $155,500

Occupancy floor 66%

Sensitivity live

Price	-10% $684	-5% $640	+0% $596	+5% $552	+10% $508
Rent	-10% $431	-5% $514	+0% $596	+5% $679	+10% $761
Rate	-1.0pp $675	-0.5pp $636	base $596	+0.5pp $556	+1.0pp $515

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: $38,875
• Closing costs: $4,665
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8405 Apricot St New Orleans, LA	3.0	2.0	1058	$1,795	$1.70	4d	1	0.12mi
8405 Apricot St New Orleans, LA	3.0	2.0	1058	$1,795	$1.70	4d	1	0.12mi
2616 Cambronne St Unit 2618 New Orleans, LA	3.0	1.0	1200	$1,475	$1.23	24d	1	0.22mi
2527 Eagle St New Orleans, LA	3.0	2.0	1571	$2,200	$1.40	24d	1	0.30mi
8929 Colapissa St New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	24d	1	0.31mi
8812 Apple St New Orleans, LA	3.0	2.0	1085	$1,650	$1.52	17d	1	0.32mi
8816 Olive St New Orleans, LA	3.0	2.0	1200	$1,800	$1.50	24d	1	0.35mi
8816 Olive St Unit A-B New Orleans, LA	3.0	2.0	1200	$1,800	$1.50	17d	1	0.35mi
8502 Edinburgh St New Orleans, LA	3.0	2.0	1456	$1,800	$1.24	4d	1	0.35mi
8537 S Claiborne Ave New Orleans, LA	2.0	1.0	1450	$1,400	$0.97	4d	1	0.36mi
9107 Fig St New Orleans, LA	3.0	3.0	1230	$2,000	$1.63	4d	1	0.40mi
7922 Colapissa St New Orleans, LA	4.0	2.0	1848	$2,400	$1.30	11d	1	0.41mi
7933 Belfast St Unit Upper New Orleans, LA	3.0	2.0	1500	$2,400	$1.60	24d	1	0.42mi
2305 Joliet St New Orleans, LA	3.0	2.0	1451	$2,500	$1.72	44d	1	0.45mi
2251 Cambronne St Unit A New Orleans, LA	3.0	1.5	1945	$2,495	$1.28	24d	1	0.46mi
8815 Palm St New Orleans, LA	3.0	2.0	1195	$2,100	$1.76	24d	1	0.48mi
9122 Nelson St New Orleans, LA	2.0	2.0	1100	$1,550	$1.41	24d	1	0.51mi
9129 Nelson St New Orleans, LA	2.0	1.5	1434	$1,900	$1.32	24d	1	0.52mi
2231 S Carrollton Ave Unit D New Orleans, LA	3.0	2.0	1600	$2,495	$1.56	24d	1	0.58mi
2308 Short St New Orleans, LA	3.0	2.0	1600	$2,800	$1.75	4d	1	0.58mi
9215 S Claiborne Ave New Orleans, LA	2.0	2.0	1100	$2,000	$1.82	12d	1	0.60mi
2835 Pine St Unit 2835 New Orleans, LA	3.0	2.0	1219	$2,995	$2.46	44d	1	0.63mi
2833 Pine St Unit 2833 New Orleans, LA	3.0	2.0	1219	$3,200	$2.63	21d	1	0.63mi
2102 S Carrollton Ave New Orleans, LA	3.0	2.0	1800	$2,250	$1.25	12d	1	0.65mi
2102 S Carrollton Ave Unit NA New Orleans, LA	3.0	2.0	1800	$2,250	$1.25	11d	1	0.65mi
7909 Sycamore St New Orleans, LA	3.0	2.0	2000	$2,400	$1.20	4d	1	0.66mi
9438 Forshey St New Orleans, LA	3.0	2.0	1274	$2,000	$1.57	24d	1	0.66mi
2101 S Carrollton Ave New Orleans, LA	4.0	2.0	1800	$2,400	$1.33	24d	1	0.67mi
8426 Spruce St New Orleans, LA	3.0	2.0	1700	$3,000	$1.76	44d	1	0.68mi
7902 Sycamore St New Orleans, LA	4.0	2.0	1991	$3,200	$1.61	44d	1	0.69mi
2921 Audubon St New Orleans, LA	2.0	1.0	1500	$1,550	$1.03	18d	1	0.73mi
2201 Burdette St New Orleans, LA	3.0	1.5	1800	$2,695	$1.50	18d	1	0.74mi
2116 Burdette St New Orleans, LA	3.0	1.0	1700	$1,975	$1.16	4d	1	0.75mi
2525 Broadway St New Orleans, LA	2.0	1.0	1380	$2,200	$1.59	24d	1	0.75mi
2741 Audubon St New Orleans, LA	3.0	2.0	1100	$1,800	$1.64	4d	1	0.76mi
7021 Pritchard Pl New Orleans, LA	2.0	1.0	1100	$1,950	$1.77	17d	1	0.76mi
1836 General Ogden St New Orleans, LA	3.0	2.0	1368	$1,675	$1.22	24d	1	0.77mi
912 Monticello Ave New Orleans, LA	3.0	2.0	1750	$2,500	$1.43	44d	1	0.78mi
8927 Hickory St New Orleans, LA	2.0	1.0	1440	$1,500	$1.04	24d	1	0.82mi
7810 Spruce St New Orleans, LA	2.0	1.0	1065	$2,300	$2.16	24d	1	0.83mi

Listing history 24 events

1. 2026-04-29
   status Pending 1012-char remark

   Show marketing remark (1012 chars)

   *Motivated sellers offering closing cost!* Charming and versatile, this 3-bedroom, 2-bath corner-lot home offers 1,516 sq ft of living space in one of New Orleans' most convenient neighborhoods. Featuring beautiful hardwood floors, coved ceilings, a flexible floor plan, and a rear building with utilities--perfect for a guest suite, studio, or potential rental with a little TLC--this property is full of opportunity. Once configured as a duplex, it still retains multi-unit potential, complemented by a covered patio, off-street parking, and an enclosed front porch for added charm. This home presents a fantastic value for buyers ready to personalize or invest. Whether you're seeking a full-time residence, a rental property, or creative live-work space, the options are endless. Located less than 5 minutes from Xavier and Tulane University and only 10 minutes from downtown New Orleans, this property combines character, convenience, and investment potential--making it a smart move in a sought-after area.

2. 2026-04-29
   status Pending

   Show marketing remark (1012 chars)

   *Motivated sellers offering closing cost!* Charming and versatile, this 3-bedroom, 2-bath corner-lot home offers 1,516 sq ft of living space in one of New Orleans' most convenient neighborhoods. Featuring beautiful hardwood floors, coved ceilings, a flexible floor plan, and a rear building with utilities--perfect for a guest suite, studio, or potential rental with a little TLC--this property is full of opportunity. Once configured as a duplex, it still retains multi-unit potential, complemented by a covered patio, off-street parking, and an enclosed front porch for added charm. This home presents a fantastic value for buyers ready to personalize or invest. Whether you're seeking a full-time residence, a rental property, or creative live-work space, the options are endless. Located less than 5 minutes from Xavier and Tulane University and only 10 minutes from downtown New Orleans, this property combines character, convenience, and investment potential--making it a smart move in a sought-after area.

3. 2026-04-07
   price $155,500 1012-char remark

   Show marketing remark (1012 chars)

   *Motivated sellers offering closing cost!* Charming and versatile, this 3-bedroom, 2-bath corner-lot home offers 1,516 sq ft of living space in one of New Orleans' most convenient neighborhoods. Featuring beautiful hardwood floors, coved ceilings, a flexible floor plan, and a rear building with utilities--perfect for a guest suite, studio, or potential rental with a little TLC--this property is full of opportunity. Once configured as a duplex, it still retains multi-unit potential, complemented by a covered patio, off-street parking, and an enclosed front porch for added charm. This home presents a fantastic value for buyers ready to personalize or invest. Whether you're seeking a full-time residence, a rental property, or creative live-work space, the options are endless. Located less than 5 minutes from Xavier and Tulane University and only 10 minutes from downtown New Orleans, this property combines character, convenience, and investment potential--making it a smart move in a sought-after area.

4. 2026-04-07
   price $155,500

   Show marketing remark (1012 chars)

   *Motivated sellers offering closing cost!* Charming and versatile, this 3-bedroom, 2-bath corner-lot home offers 1,516 sq ft of living space in one of New Orleans' most convenient neighborhoods. Featuring beautiful hardwood floors, coved ceilings, a flexible floor plan, and a rear building with utilities--perfect for a guest suite, studio, or potential rental with a little TLC--this property is full of opportunity. Once configured as a duplex, it still retains multi-unit potential, complemented by a covered patio, off-street parking, and an enclosed front porch for added charm. This home presents a fantastic value for buyers ready to personalize or invest. Whether you're seeking a full-time residence, a rental property, or creative live-work space, the options are endless. Located less than 5 minutes from Xavier and Tulane University and only 10 minutes from downtown New Orleans, this property combines character, convenience, and investment potential--making it a smart move in a sought-after area.

5. 2026-03-12
   price $165,500 1012-char remark

   Show marketing remark (1012 chars)

   *Motivated sellers offering closing cost!* Charming and versatile, this 3-bedroom, 2-bath corner-lot home offers 1,516 sq ft of living space in one of New Orleans' most convenient neighborhoods. Featuring beautiful hardwood floors, coved ceilings, a flexible floor plan, and a rear building with utilities--perfect for a guest suite, studio, or potential rental with a little TLC--this property is full of opportunity. Once configured as a duplex, it still retains multi-unit potential, complemented by a covered patio, off-street parking, and an enclosed front porch for added charm. This home presents a fantastic value for buyers ready to personalize or invest. Whether you're seeking a full-time residence, a rental property, or creative live-work space, the options are endless. Located less than 5 minutes from Xavier and Tulane University and only 10 minutes from downtown New Orleans, this property combines character, convenience, and investment potential--making it a smart move in a sought-after area.

6. 2026-03-12
   price $165,500

   Show marketing remark (1012 chars)

   *Motivated sellers offering closing cost!* Charming and versatile, this 3-bedroom, 2-bath corner-lot home offers 1,516 sq ft of living space in one of New Orleans' most convenient neighborhoods. Featuring beautiful hardwood floors, coved ceilings, a flexible floor plan, and a rear building with utilities--perfect for a guest suite, studio, or potential rental with a little TLC--this property is full of opportunity. Once configured as a duplex, it still retains multi-unit potential, complemented by a covered patio, off-street parking, and an enclosed front porch for added charm. This home presents a fantastic value for buyers ready to personalize or invest. Whether you're seeking a full-time residence, a rental property, or creative live-work space, the options are endless. Located less than 5 minutes from Xavier and Tulane University and only 10 minutes from downtown New Orleans, this property combines character, convenience, and investment potential--making it a smart move in a sought-after area.

7. 2026-02-09
   price $185,000 1012-char remark

   Show marketing remark (1012 chars)

   *Motivated sellers offering closing cost!* Charming and versatile, this 3-bedroom, 2-bath corner-lot home offers 1,516 sq ft of living space in one of New Orleans' most convenient neighborhoods. Featuring beautiful hardwood floors, coved ceilings, a flexible floor plan, and a rear building with utilities--perfect for a guest suite, studio, or potential rental with a little TLC--this property is full of opportunity. Once configured as a duplex, it still retains multi-unit potential, complemented by a covered patio, off-street parking, and an enclosed front porch for added charm. This home presents a fantastic value for buyers ready to personalize or invest. Whether you're seeking a full-time residence, a rental property, or creative live-work space, the options are endless. Located less than 5 minutes from Xavier and Tulane University and only 10 minutes from downtown New Orleans, this property combines character, convenience, and investment potential--making it a smart move in a sought-after area.

8. 2026-02-09
   price $185,000

   Show marketing remark (1012 chars)

   *Motivated sellers offering closing cost!* Charming and versatile, this 3-bedroom, 2-bath corner-lot home offers 1,516 sq ft of living space in one of New Orleans' most convenient neighborhoods. Featuring beautiful hardwood floors, coved ceilings, a flexible floor plan, and a rear building with utilities--perfect for a guest suite, studio, or potential rental with a little TLC--this property is full of opportunity. Once configured as a duplex, it still retains multi-unit potential, complemented by a covered patio, off-street parking, and an enclosed front porch for added charm. This home presents a fantastic value for buyers ready to personalize or invest. Whether you're seeking a full-time residence, a rental property, or creative live-work space, the options are endless. Located less than 5 minutes from Xavier and Tulane University and only 10 minutes from downtown New Orleans, this property combines character, convenience, and investment potential--making it a smart move in a sought-after area.

9. 2026-01-17
   price $215,000 1012-char remark

   Show marketing remark (1012 chars)

   *Motivated sellers offering closing cost!* Charming and versatile, this 3-bedroom, 2-bath corner-lot home offers 1,516 sq ft of living space in one of New Orleans' most convenient neighborhoods. Featuring beautiful hardwood floors, coved ceilings, a flexible floor plan, and a rear building with utilities--perfect for a guest suite, studio, or potential rental with a little TLC--this property is full of opportunity. Once configured as a duplex, it still retains multi-unit potential, complemented by a covered patio, off-street parking, and an enclosed front porch for added charm. This home presents a fantastic value for buyers ready to personalize or invest. Whether you're seeking a full-time residence, a rental property, or creative live-work space, the options are endless. Located less than 5 minutes from Xavier and Tulane University and only 10 minutes from downtown New Orleans, this property combines character, convenience, and investment potential--making it a smart move in a sought-after area.

10. 2026-01-17
    price $215,000

    Show marketing remark (1012 chars)

    *Motivated sellers offering closing cost!* Charming and versatile, this 3-bedroom, 2-bath corner-lot home offers 1,516 sq ft of living space in one of New Orleans' most convenient neighborhoods. Featuring beautiful hardwood floors, coved ceilings, a flexible floor plan, and a rear building with utilities--perfect for a guest suite, studio, or potential rental with a little TLC--this property is full of opportunity. Once configured as a duplex, it still retains multi-unit potential, complemented by a covered patio, off-street parking, and an enclosed front porch for added charm. This home presents a fantastic value for buyers ready to personalize or invest. Whether you're seeking a full-time residence, a rental property, or creative live-work space, the options are endless. Located less than 5 minutes from Xavier and Tulane University and only 10 minutes from downtown New Orleans, this property combines character, convenience, and investment potential--making it a smart move in a sought-after area.

11. 2025-11-21
    price $230,000 1012-char remark

    Show marketing remark (1012 chars)

    *Motivated sellers offering closing cost!* Charming and versatile, this 3-bedroom, 2-bath corner-lot home offers 1,516 sq ft of living space in one of New Orleans' most convenient neighborhoods. Featuring beautiful hardwood floors, coved ceilings, a flexible floor plan, and a rear building with utilities--perfect for a guest suite, studio, or potential rental with a little TLC--this property is full of opportunity. Once configured as a duplex, it still retains multi-unit potential, complemented by a covered patio, off-street parking, and an enclosed front porch for added charm. This home presents a fantastic value for buyers ready to personalize or invest. Whether you're seeking a full-time residence, a rental property, or creative live-work space, the options are endless. Located less than 5 minutes from Xavier and Tulane University and only 10 minutes from downtown New Orleans, this property combines character, convenience, and investment potential--making it a smart move in a sought-after area.

12. 2025-11-21
    price $230,000

    Show marketing remark (1012 chars)

    *Motivated sellers offering closing cost!* Charming and versatile, this 3-bedroom, 2-bath corner-lot home offers 1,516 sq ft of living space in one of New Orleans' most convenient neighborhoods. Featuring beautiful hardwood floors, coved ceilings, a flexible floor plan, and a rear building with utilities--perfect for a guest suite, studio, or potential rental with a little TLC--this property is full of opportunity. Once configured as a duplex, it still retains multi-unit potential, complemented by a covered patio, off-street parking, and an enclosed front porch for added charm. This home presents a fantastic value for buyers ready to personalize or invest. Whether you're seeking a full-time residence, a rental property, or creative live-work space, the options are endless. Located less than 5 minutes from Xavier and Tulane University and only 10 minutes from downtown New Orleans, this property combines character, convenience, and investment potential--making it a smart move in a sought-after area.

13. 2025-11-05
    price $250,000 1012-char remark

    Show marketing remark (1012 chars)

    *Motivated sellers offering closing cost!* Charming and versatile, this 3-bedroom, 2-bath corner-lot home offers 1,516 sq ft of living space in one of New Orleans' most convenient neighborhoods. Featuring beautiful hardwood floors, coved ceilings, a flexible floor plan, and a rear building with utilities--perfect for a guest suite, studio, or potential rental with a little TLC--this property is full of opportunity. Once configured as a duplex, it still retains multi-unit potential, complemented by a covered patio, off-street parking, and an enclosed front porch for added charm. This home presents a fantastic value for buyers ready to personalize or invest. Whether you're seeking a full-time residence, a rental property, or creative live-work space, the options are endless. Located less than 5 minutes from Xavier and Tulane University and only 10 minutes from downtown New Orleans, this property combines character, convenience, and investment potential--making it a smart move in a sought-after area.

14. 2025-11-05
    price $250,000

    Show marketing remark (1012 chars)

    *Motivated sellers offering closing cost!* Charming and versatile, this 3-bedroom, 2-bath corner-lot home offers 1,516 sq ft of living space in one of New Orleans' most convenient neighborhoods. Featuring beautiful hardwood floors, coved ceilings, a flexible floor plan, and a rear building with utilities--perfect for a guest suite, studio, or potential rental with a little TLC--this property is full of opportunity. Once configured as a duplex, it still retains multi-unit potential, complemented by a covered patio, off-street parking, and an enclosed front porch for added charm. This home presents a fantastic value for buyers ready to personalize or invest. Whether you're seeking a full-time residence, a rental property, or creative live-work space, the options are endless. Located less than 5 minutes from Xavier and Tulane University and only 10 minutes from downtown New Orleans, this property combines character, convenience, and investment potential--making it a smart move in a sought-after area.

15. 2025-10-28
    listed $260,000 Active

    Show marketing remark (1012 chars)

    *Motivated sellers offering closing cost!* Charming and versatile, this 3-bedroom, 2-bath corner-lot home offers 1,516 sq ft of living space in one of New Orleans' most convenient neighborhoods. Featuring beautiful hardwood floors, coved ceilings, a flexible floor plan, and a rear building with utilities--perfect for a guest suite, studio, or potential rental with a little TLC--this property is full of opportunity. Once configured as a duplex, it still retains multi-unit potential, complemented by a covered patio, off-street parking, and an enclosed front porch for added charm. This home presents a fantastic value for buyers ready to personalize or invest. Whether you're seeking a full-time residence, a rental property, or creative live-work space, the options are endless. Located less than 5 minutes from Xavier and Tulane University and only 10 minutes from downtown New Orleans, this property combines character, convenience, and investment potential--making it a smart move in a sought-after area.

16. 2025-10-28
    listed $260,000 Active 1012-char remark

    Show marketing remark (1012 chars)

    *Motivated sellers offering closing cost!* Charming and versatile, this 3-bedroom, 2-bath corner-lot home offers 1,516 sq ft of living space in one of New Orleans' most convenient neighborhoods. Featuring beautiful hardwood floors, coved ceilings, a flexible floor plan, and a rear building with utilities--perfect for a guest suite, studio, or potential rental with a little TLC--this property is full of opportunity. Once configured as a duplex, it still retains multi-unit potential, complemented by a covered patio, off-street parking, and an enclosed front porch for added charm. This home presents a fantastic value for buyers ready to personalize or invest. Whether you're seeking a full-time residence, a rental property, or creative live-work space, the options are endless. Located less than 5 minutes from Xavier and Tulane University and only 10 minutes from downtown New Orleans, this property combines character, convenience, and investment potential--making it a smart move in a sought-after area.

17. 2025-08-10
    listed $265,000 Active
18. 2025-04-02
    price $280,000
19. 2025-04-02
    price $280,000
20. 2024-12-09
    price $295,000
21. 2024-12-09
    price $295,000
22. 2024-10-29
    price $299,500
23. 2024-10-29
    price $288,500
24. 2024-07-31
    listed $299,500 Active

ⓘ 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: $1,258 · $105/mo
• Projected year-2 tax: $1,258 · $105/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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,029
• − Mortgage interest: −$8,710
• − Property taxes: −$1,258
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − Depreciation: −$4,524
• Taxable income: $4,957
• Est. tax owed @ 24.0%: −$1,190
• After-tax cash flow: $5,965/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

-48.1% since first listed

24 events — show timeline

• 2026-04-29 Pending — AcadianaMLS
• 2026-04-29 Pending — GBRMLS
• 2026-04-07 Price Changed $155,500 AcadianaMLS
• 2026-04-07 Price Changed $155,500 GBRMLS
• 2026-03-12 Price Changed $165,500 AcadianaMLS
• 2026-03-12 Price Changed $165,500 GBRMLS
• 2026-02-09 Price Changed $185,000 AcadianaMLS
• 2026-02-09 Price Changed $185,000 GBRMLS
• 2026-01-17 Price Changed $215,000 AcadianaMLS
• 2026-01-17 Price Changed $215,000 GBRMLS
• 2025-11-21 Price Changed $230,000 AcadianaMLS
• 2025-11-21 Price Changed $230,000 GBRMLS
• 2025-11-05 Price Changed $250,000 AcadianaMLS
• 2025-11-05 Price Changed $250,000 GBRMLS
• 2025-10-28 Listed $260,000 GBRMLS
• 2025-10-28 Listed $260,000 AcadianaMLS
• 2025-08-10 Listed $265,000 AcadianaMLS
• 2025-04-02 Price Changed $280,000 AcadianaMLS
• 2025-04-02 Price Changed $280,000 GSREIN
• 2024-12-09 Price Changed $295,000 AcadianaMLS
• 2024-12-09 Price Changed $295,000 GSREIN
• 2024-10-29 Price Changed $299,500 GSREIN
• 2024-10-29 Price Changed $288,500 GSREIN
• 2024-07-31 Listed $299,500 AcadianaMLS

Property tax history

+19.2%/yr

Latest (2026): $1,258 · -49.9% YoY. Source: county tax records.