2929 Leonidas St · New Orleans, LA 70118

$269,000

4 bd · 2.0 ba · 2,731 sqft · MultiFamily public records · 145 Days on market

Built 1960 $98/sqft · 7% below area Est $312k · 14% under

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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 +29.6/30.0
• ARV discount +13.7/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

*** $15K PRICE REDUCTION IN THE LAST TWO WEEKS *** ARTS & CRAFTS style investment opportunity or have rents pay your mortgage. 3317sf TOTAL. Great Investment property in the Historic Carrollton Area under partial control of HDLC. Would qualify for state and federal historic tax credits. Priced to sell! Japanese Magnolia, peach, and figs trees on property. Non-conforming Tri-Plex with two meters. 2929-1/2 downstairs is 1 bedroom 1 bath with 2 ductless AC's, has gas stove and fridge with separate water heater. Bamboo and tile flooring. 2929 Upstairs is 2 bed/1 ba double parlor, bonus room/office, laundry with historic 6 over 1 windows, arches and transoms. Interior walls or plaster with original 3 step trim-work. Features cedar closets, granite countertops and stainless appliances. Waste lines to the city were replaced with plastic. Attic has cellulose insulation. Zoned HU-RD2 Large fenced yard for pets and plenty of off street parking.

Key facts

• Ductless ac's
• Peach trees
• Figs trees

Tags

• HISTORIC CARROLLTON AREA
• JAPANESE MAGNOLIA TREES
• PEACH TREES
• FIGS TREES
• NON-CONFORMING TRI-PLEX
• DUCTLESS AC'S

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $269k.

Deal economics

• At list price, monthly cash flow is $901 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $237k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $3,396/mo this rent would consume 64% 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 $2k of loan paydown is wiped out by about $8k 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 145 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $269k implies a 334% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $236,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 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 1960 — 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 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: 1.26% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.41%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (median comp): $311,852
• List price: $269,000
• Delta: -13.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8226 28 Panola St	0.66mi	4/2.0	2,640 (-3%)	5mo	$490,000	$186	60
8015 17 Nelson St	0.49mi	4/3.0	2,816 (+3%)	11mo	$376,000	$134	59
8325 27 Sycamore St	0.54mi	4/2.5	2,853 (+4%)	10mo	$495,000	$174	57
8602-8604 Spruce St	0.68mi	4/2.0	2,575 (-6%)	13mo	$75,000	$29	48
2018-20 Joliet St	0.64mi	5/3.0 (+1)	2,502 (-8%)	1mo	$360,000	$144	46
7217 19 Pritchard Pl	0.67mi	5/3.5 (+1)	2,788 (+2%)	14mo	$390,000	$140	43
8424-26 Apple St	0.26mi	3/5.0 (-1)	3,042 (+11%)	16mo	$356,800	$117	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 · 0.97% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.09×
• Total profit: $6,973
• Equity at exit: $40,109

10-year hold

• IRR: 10.0%
• Equity multiple: 1.71×
• Total profit: $53,160
• Equity at exit: $23,258

Cash invested: $75,320 (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: 14.1×

Monthly cashflow live

• Estimated rent: $3,396 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$193 /mo · $2,317/yr
• Insurance: −$112
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$713
• Net cashflow: $901

Break-even live

Break-even rent $2,256

Max offer price $269,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,053	-5% $977	+0% $901	+5% $824	+10% $748
Rent	-10% $632	-5% $766	+0% $901	+5% $1,035	+10% $1,169
Rate	-1.0pp $1,036	-0.5pp $969	base $901	+0.5pp $831	+1.0pp $760

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,586
1× unit	2	1	$1,810
Total (2 units)			$3,396

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7922 Colapissa St New Orleans, LA	4.0	2.0	1848	$2,400	$1.30	11d	1	0.41mi
2251 Cambronne St Unit A New Orleans, LA	3.0	1.5	1945	$2,495	$1.28	24d	1	0.46mi
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	3d	1	0.66mi
2101 S Carrollton Ave New Orleans, LA	4.0	2.0	1800	$2,400	$1.33	24d	1	0.67mi
7902 Sycamore St New Orleans, LA	4.0	2.0	1991	$3,200	$1.61	44d	1	0.69mi
2201 Burdette St New Orleans, LA	3.0	1.5	1800	$2,695	$1.50	18d	1	0.74mi
912 Monticello Ave New Orleans, LA	3.0	2.0	1750	$2,500	$1.43	44d	1	0.78mi
7325 Sycamore St New Orleans, LA	4.0	3.0	2500	$2,350	$0.94	24d	1	0.82mi
2338 Audubon St New Orleans, LA	3.0	2.0	1935	$2,000	$1.03	4d	1	0.85mi
2201 Broadway St Unit 2 New Orleans, LA	4.0	2.0	2000	$3,000	$1.50	44d	1	0.91mi
1539 Dante St New Orleans, LA	3.0	2.0	2672	$3,500	$1.31	44d	1	0.95mi
109 Avenue E Metairie, LA	3.0	3.5	2068	$3,000	$1.45	45d	1	1.08mi
3737 Nashville Ave New Orleans, LA	4.0	2.0	2000	$3,400	$1.70	22d	1	1.11mi
8906 Plum St New Orleans, LA	3.0	2.0	2000	$2,800	$1.40	44d	1	1.16mi
2117 S Lopez St New Orleans, LA	5.0	2.0	1920	$2,000	$1.04	24d	1	1.17mi
1609 Broadway St New Orleans, LA	5.0	2.0	1776	$5,000	$2.82	44d	1	1.20mi
1519 Pine St New Orleans, LA	5.0	3.0	3000	$4,000	$1.33	24d	1	1.21mi
6465 Oakland Dr New Orleans, LA	3.0	2.5	2864	$4,000	$1.40	4d	1	1.22mi
5533 S Tonti St New Orleans, LA	4.0	4.0	3000	$3,000	$1.00	15d	1	1.27mi
6326 S Johnson St Unit 1 New Orleans, LA	5.0	2.0	2013	$3,950	$1.96	44d	1	1.27mi
4600 S Carrollton Ave Unit 2B New Orleans, LA	4.0	2.0	2097	$2,850	$1.36	24d	1	1.28mi
4120 Erato St New Orleans, LA	3.0	2.0	2250	$1,750	$0.78	24d	1	1.29mi
1131 Fern St New Orleans, LA	4.0	2.0	2427	$3,600	$1.48	18d	1	1.29mi
7011 Jeannette St Unit A New Orleans, LA	5.0	3.0	2200	$5,000	$2.27	44d	1	1.30mi
7000 Jeannette St New Orleans, LA	3.0	3.0	2390	$3,250	$1.36	4d	1	1.33mi
1030 Short St Unit D New Orleans, LA	3.0	1.0	2000	$3,000	$1.50	24d	1	1.33mi
2824 Calhoun St Unit A New Orleans, LA	3.0	2.0	1828	$3,900	$2.13	44d	1	1.34mi
7015 Willow St New Orleans, LA	5.0	3.0	2000	$4,200	$2.10	44d	1	1.36mi
228 Fairway Dr New Orleans, LA	3.0	2.5	2300	$4,300	$1.87	3d	1	1.37mi
228 Fairway Dr New Orleans, LA	3.0	2.5	2300	$4,300	$1.87	4d	1	1.37mi
2818 Palmer Ave New Orleans, LA	5.0	2.0	1832	$4,900	$2.67	44d	1	1.38mi
2738 Calhoun St New Orleans, LA	4.0	2.0	1900	$4,800	$2.53	4d	1	1.38mi
4901 Iberville St New Orleans, LA	4.0	2.5	2256	$3,500	$1.55	44d	1	1.44mi
2616 Calhoun St New Orleans, LA	4.0	2.5	2850	$2,500	$0.88	44d	1	1.45mi
2715 Palmer Ave New Orleans, LA	5.0	2.0	2184	$4,900	$2.24	44d	1	1.45mi
2703 Palmer Ave New Orleans, LA	5.0	2.0	2349	$5,500	$2.34	44d	1	1.46mi

Listing history 32 events

1. 2026-06-18
   days on market $269,000 Active 145 DOM
2. 2026-06-17
   days on market $269,000 Active 144 DOM
3. 2026-06-16
   days on market $269,000 Active 143 DOM
4. 2026-06-15
   days on market $269,000 Active 142 DOM
5. 2026-06-13
   days on market $269,000 Active 140 DOM
6. 2026-06-10
   days on market $269,000 Active 137 DOM
7. 2026-06-09
   days on market $269,000 Active 136 DOM
8. 2026-06-08
   days on market $269,000 Active 135 DOM
9. 2026-06-07
   days on market $269,000 Active 134 DOM
10. 2026-06-05
    days on market $269,000 Active 131 DOM
11. 2026-06-03
    days on market $269,000 Active 130 DOM
12. 2026-06-02
    days on market $269,000 Active 129 DOM
13. 2026-06-01
    days on market $269,000 Active 128 DOM
14. 2026-05-31
    days on market $269,000 Active 127 DOM
15. 2026-05-11
    price $269,000 952-char remark

    Show marketing remark (968 chars)

    * * * $15K PRICE REDUCTION IN THE LAST TWO WEEKS * * * ARTS & CRAFTS style investment opportunity or have rents pay your mortgage. 3317sf TOTAL. Great Investment property in the Historic Carrollton Area under partial control of HDLC. Would qualify for state and federal historic tax credits. Priced to sell! Japanese Magnolia, peach, and figs trees on property. Non-conforming Tri-Plex with two meters. 2929-1/2 downstairs is 1 bedroom 1 bath with 2 ductless AC's, has gas stove and fridge with separate water heater. Bamboo and tile flooring. 2929 Upstairs is 2 bed/1 ba double parlor, bonus room/office, laundry with historic 6 over 1 windows, arches and transoms. Interior walls or plaster with original 3 step trim-work. Features cedar closets, granite countertops and stainless appliances. Waste lines to the city were replaced with plastic. Attic has cellulose insulation. Zoned HU-RD2 Large fenced yard for pets and plenty of off street parking.

16. 2026-05-11
    price $269,000 968-char remark

    Show marketing remark (968 chars)

    * * * $15K PRICE REDUCTION IN THE LAST TWO WEEKS * * * ARTS & CRAFTS style investment opportunity or have rents pay your mortgage. 3317sf TOTAL. Great Investment property in the Historic Carrollton Area under partial control of HDLC. Would qualify for state and federal historic tax credits. Priced to sell! Japanese Magnolia, peach, and figs trees on property. Non-conforming Tri-Plex with two meters. 2929-1/2 downstairs is 1 bedroom 1 bath with 2 ductless AC's, has gas stove and fridge with separate water heater. Bamboo and tile flooring. 2929 Upstairs is 2 bed/1 ba double parlor, bonus room/office, laundry with historic 6 over 1 windows, arches and transoms. Interior walls or plaster with original 3 step trim-work. Features cedar closets, granite countertops and stainless appliances. Waste lines to the city were replaced with plastic. Attic has cellulose insulation. Zoned HU-RD2 Large fenced yard for pets and plenty of off street parking.

17. 2026-04-23
    price $279,000 952-char remark

    Show marketing remark (968 chars)

    * * * $15K PRICE REDUCTION IN THE LAST TWO WEEKS * * * ARTS & CRAFTS style investment opportunity or have rents pay your mortgage. 3317sf TOTAL. Great Investment property in the Historic Carrollton Area under partial control of HDLC. Would qualify for state and federal historic tax credits. Priced to sell! Japanese Magnolia, peach, and figs trees on property. Non-conforming Tri-Plex with two meters. 2929-1/2 downstairs is 1 bedroom 1 bath with 2 ductless AC's, has gas stove and fridge with separate water heater. Bamboo and tile flooring. 2929 Upstairs is 2 bed/1 ba double parlor, bonus room/office, laundry with historic 6 over 1 windows, arches and transoms. Interior walls or plaster with original 3 step trim-work. Features cedar closets, granite countertops and stainless appliances. Waste lines to the city were replaced with plastic. Attic has cellulose insulation. Zoned HU-RD2 Large fenced yard for pets and plenty of off street parking.

18. 2026-04-23
    price $279,000 968-char remark

    Show marketing remark (968 chars)

    * * * $15K PRICE REDUCTION IN THE LAST TWO WEEKS * * * ARTS & CRAFTS style investment opportunity or have rents pay your mortgage. 3317sf TOTAL. Great Investment property in the Historic Carrollton Area under partial control of HDLC. Would qualify for state and federal historic tax credits. Priced to sell! Japanese Magnolia, peach, and figs trees on property. Non-conforming Tri-Plex with two meters. 2929-1/2 downstairs is 1 bedroom 1 bath with 2 ductless AC's, has gas stove and fridge with separate water heater. Bamboo and tile flooring. 2929 Upstairs is 2 bed/1 ba double parlor, bonus room/office, laundry with historic 6 over 1 windows, arches and transoms. Interior walls or plaster with original 3 step trim-work. Features cedar closets, granite countertops and stainless appliances. Waste lines to the city were replaced with plastic. Attic has cellulose insulation. Zoned HU-RD2 Large fenced yard for pets and plenty of off street parking.

19. 2026-03-19
    price $284,500 952-char remark

    Show marketing remark (968 chars)

    * * * $15K PRICE REDUCTION IN THE LAST TWO WEEKS * * * ARTS & CRAFTS style investment opportunity or have rents pay your mortgage. 3317sf TOTAL. Great Investment property in the Historic Carrollton Area under partial control of HDLC. Would qualify for state and federal historic tax credits. Priced to sell! Japanese Magnolia, peach, and figs trees on property. Non-conforming Tri-Plex with two meters. 2929-1/2 downstairs is 1 bedroom 1 bath with 2 ductless AC's, has gas stove and fridge with separate water heater. Bamboo and tile flooring. 2929 Upstairs is 2 bed/1 ba double parlor, bonus room/office, laundry with historic 6 over 1 windows, arches and transoms. Interior walls or plaster with original 3 step trim-work. Features cedar closets, granite countertops and stainless appliances. Waste lines to the city were replaced with plastic. Attic has cellulose insulation. Zoned HU-RD2 Large fenced yard for pets and plenty of off street parking.

20. 2026-03-19
    price $284,500 968-char remark

    Show marketing remark (968 chars)

    * * * $15K PRICE REDUCTION IN THE LAST TWO WEEKS * * * ARTS & CRAFTS style investment opportunity or have rents pay your mortgage. 3317sf TOTAL. Great Investment property in the Historic Carrollton Area under partial control of HDLC. Would qualify for state and federal historic tax credits. Priced to sell! Japanese Magnolia, peach, and figs trees on property. Non-conforming Tri-Plex with two meters. 2929-1/2 downstairs is 1 bedroom 1 bath with 2 ductless AC's, has gas stove and fridge with separate water heater. Bamboo and tile flooring. 2929 Upstairs is 2 bed/1 ba double parlor, bonus room/office, laundry with historic 6 over 1 windows, arches and transoms. Interior walls or plaster with original 3 step trim-work. Features cedar closets, granite countertops and stainless appliances. Waste lines to the city were replaced with plastic. Attic has cellulose insulation. Zoned HU-RD2 Large fenced yard for pets and plenty of off street parking.

21. 2026-03-03
    price $287,500 952-char remark

    Show marketing remark (968 chars)

    * * * $15K PRICE REDUCTION IN THE LAST TWO WEEKS * * * ARTS & CRAFTS style investment opportunity or have rents pay your mortgage. 3317sf TOTAL. Great Investment property in the Historic Carrollton Area under partial control of HDLC. Would qualify for state and federal historic tax credits. Priced to sell! Japanese Magnolia, peach, and figs trees on property. Non-conforming Tri-Plex with two meters. 2929-1/2 downstairs is 1 bedroom 1 bath with 2 ductless AC's, has gas stove and fridge with separate water heater. Bamboo and tile flooring. 2929 Upstairs is 2 bed/1 ba double parlor, bonus room/office, laundry with historic 6 over 1 windows, arches and transoms. Interior walls or plaster with original 3 step trim-work. Features cedar closets, granite countertops and stainless appliances. Waste lines to the city were replaced with plastic. Attic has cellulose insulation. Zoned HU-RD2 Large fenced yard for pets and plenty of off street parking.

22. 2026-03-03
    price $287,500 968-char remark

    Show marketing remark (968 chars)

    * * * $15K PRICE REDUCTION IN THE LAST TWO WEEKS * * * ARTS & CRAFTS style investment opportunity or have rents pay your mortgage. 3317sf TOTAL. Great Investment property in the Historic Carrollton Area under partial control of HDLC. Would qualify for state and federal historic tax credits. Priced to sell! Japanese Magnolia, peach, and figs trees on property. Non-conforming Tri-Plex with two meters. 2929-1/2 downstairs is 1 bedroom 1 bath with 2 ductless AC's, has gas stove and fridge with separate water heater. Bamboo and tile flooring. 2929 Upstairs is 2 bed/1 ba double parlor, bonus room/office, laundry with historic 6 over 1 windows, arches and transoms. Interior walls or plaster with original 3 step trim-work. Features cedar closets, granite countertops and stainless appliances. Waste lines to the city were replaced with plastic. Attic has cellulose insulation. Zoned HU-RD2 Large fenced yard for pets and plenty of off street parking.

23. 2026-02-23
    price $288,000 952-char remark

    Show marketing remark (968 chars)

    * * * $15K PRICE REDUCTION IN THE LAST TWO WEEKS * * * ARTS & CRAFTS style investment opportunity or have rents pay your mortgage. 3317sf TOTAL. Great Investment property in the Historic Carrollton Area under partial control of HDLC. Would qualify for state and federal historic tax credits. Priced to sell! Japanese Magnolia, peach, and figs trees on property. Non-conforming Tri-Plex with two meters. 2929-1/2 downstairs is 1 bedroom 1 bath with 2 ductless AC's, has gas stove and fridge with separate water heater. Bamboo and tile flooring. 2929 Upstairs is 2 bed/1 ba double parlor, bonus room/office, laundry with historic 6 over 1 windows, arches and transoms. Interior walls or plaster with original 3 step trim-work. Features cedar closets, granite countertops and stainless appliances. Waste lines to the city were replaced with plastic. Attic has cellulose insulation. Zoned HU-RD2 Large fenced yard for pets and plenty of off street parking.

24. 2026-02-23
    price $288,000 968-char remark

    Show marketing remark (968 chars)

    * * * $15K PRICE REDUCTION IN THE LAST TWO WEEKS * * * ARTS & CRAFTS style investment opportunity or have rents pay your mortgage. 3317sf TOTAL. Great Investment property in the Historic Carrollton Area under partial control of HDLC. Would qualify for state and federal historic tax credits. Priced to sell! Japanese Magnolia, peach, and figs trees on property. Non-conforming Tri-Plex with two meters. 2929-1/2 downstairs is 1 bedroom 1 bath with 2 ductless AC's, has gas stove and fridge with separate water heater. Bamboo and tile flooring. 2929 Upstairs is 2 bed/1 ba double parlor, bonus room/office, laundry with historic 6 over 1 windows, arches and transoms. Interior walls or plaster with original 3 step trim-work. Features cedar closets, granite countertops and stainless appliances. Waste lines to the city were replaced with plastic. Attic has cellulose insulation. Zoned HU-RD2 Large fenced yard for pets and plenty of off street parking.

25. 2026-01-24
    listed $289,000 Active 952-char remark

    Show marketing remark (968 chars)

    * * * $15K PRICE REDUCTION IN THE LAST TWO WEEKS * * * ARTS & CRAFTS style investment opportunity or have rents pay your mortgage. 3317sf TOTAL. Great Investment property in the Historic Carrollton Area under partial control of HDLC. Would qualify for state and federal historic tax credits. Priced to sell! Japanese Magnolia, peach, and figs trees on property. Non-conforming Tri-Plex with two meters. 2929-1/2 downstairs is 1 bedroom 1 bath with 2 ductless AC's, has gas stove and fridge with separate water heater. Bamboo and tile flooring. 2929 Upstairs is 2 bed/1 ba double parlor, bonus room/office, laundry with historic 6 over 1 windows, arches and transoms. Interior walls or plaster with original 3 step trim-work. Features cedar closets, granite countertops and stainless appliances. Waste lines to the city were replaced with plastic. Attic has cellulose insulation. Zoned HU-RD2 Large fenced yard for pets and plenty of off street parking.

26. 2026-01-24
    listed $289,000 Active 968-char remark

    Show marketing remark (968 chars)

    * * * $15K PRICE REDUCTION IN THE LAST TWO WEEKS * * * ARTS & CRAFTS style investment opportunity or have rents pay your mortgage. 3317sf TOTAL. Great Investment property in the Historic Carrollton Area under partial control of HDLC. Would qualify for state and federal historic tax credits. Priced to sell! Japanese Magnolia, peach, and figs trees on property. Non-conforming Tri-Plex with two meters. 2929-1/2 downstairs is 1 bedroom 1 bath with 2 ductless AC's, has gas stove and fridge with separate water heater. Bamboo and tile flooring. 2929 Upstairs is 2 bed/1 ba double parlor, bonus room/office, laundry with historic 6 over 1 windows, arches and transoms. Interior walls or plaster with original 3 step trim-work. Features cedar closets, granite countertops and stainless appliances. Waste lines to the city were replaced with plastic. Attic has cellulose insulation. Zoned HU-RD2 Large fenced yard for pets and plenty of off street parking.

27. 2013-07-22
    listed $135,000
28. 2013-07-22
    listed $135,000
29. 2012-12-20
    listed $135,000
30. 2012-12-20
    listed $135,000
31. 2012-12-20
    listed $135,000
32. 1998-04-01
    soldstatus $62,000

ⓘ 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: $2,317 · $193/mo
• Projected year-2 tax: $2,317 · $193/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: $40,752
• − Mortgage interest: −$15,068
• − Property taxes: −$2,317
• − Insurance: −$2,142
• − Repairs & maintenance: −$3,260
• − Management: −$3,260
• − Depreciation: −$7,825
• Taxable income: $6,879
• Est. tax owed @ 24.0%: −$1,651
• After-tax cash flow: $9,156/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

+333.9% since first listed

18 events — show timeline

• 2026-05-11 Price Changed $269,000 AcadianaMLS
• 2026-05-11 Price Changed $269,000 GSREIN
• 2026-04-23 Price Changed $279,000 AcadianaMLS
• 2026-04-23 Price Changed $279,000 GSREIN
• 2026-03-19 Price Changed $284,500 AcadianaMLS
• 2026-03-19 Price Changed $284,500 GSREIN
• 2026-03-03 Price Changed $287,500 AcadianaMLS
• 2026-03-03 Price Changed $287,500 GSREIN
• 2026-02-23 Price Changed $288,000 AcadianaMLS
• 2026-02-23 Price Changed $288,000 GSREIN
• 2026-01-24 Listed $289,000 GSREIN
• 2026-01-24 Listed $289,000 AcadianaMLS
• 2013-07-22 Listed $135,000 GSREIN
• 2013-07-22 Listed $135,000 AcadianaMLS
• 2012-12-20 Listed $135,000 GSREIN
• 2012-12-20 Listed $135,000 GSREIN
• 2012-12-20 Listed $135,000 AcadianaMLS
• 1998-04-01 Sold (Public Records) $62,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $2,317 · +24.2% YoY. Source: county tax records.