1837-39 Touro St · New Orleans, LA 70116

$279,900

6 bd · 2.0 ba · 1,994 sqft · Condo · 147 Days on market

Built 1937 Good condition $140/sqft · 24% above area Est $226k · 24% 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

PROPERTY FEATURES A FORTIFIED ROOF INSTALLED IN 2024, PROVIDING ADDED DURABILITY AND POTENTIAL INSURANCE SAVINGS. 1837-39 Touro St. is a beautifully maintained, historic multifamily duplex offering 1,994 sq ft of total living space, with each unit featuring a 3-bedroom, 1-bathroom layout in a classic New Orleans shotgun-style design. Interiors showcase soaring ceilings, decorative fireplaces, and a seamless blend of historic charm with modern updates. Features include updated flooring, contemporary lighting, exposed brick accents, and generously sized bedrooms. Kitchens are well-appointed with abundant cabinetry, solid surface countertops, and functional layouts, while bathrooms range from refreshed classic styles to modern walk-in showers with sleek tile finishes. A rare find in the area, the property includes a 620 sq ft detached garage providing secure off-street parking, storage, or workshop potential, along with a private courtyard perfect for outdoor seating and entertaining. Additional features include a security camera system that will remain with the sale. The exterior boasts classic New Orleans curb appeal with vibrant shutters, architectural detailing, and gated access. Ideal for owner-occupants, multigenerational living, or investors seeking a turnkey duplex with strong rental appeal in a character-rich New Orleans setting. Call today!!!

Key facts

• Updated flooring
• Garage
• Built 1937

Tags

• HISTORIC MULTIFAMILY DUPLEX
• DECORATIVE FIREPLACES
• UPDATED FLOORING
• EXPOSED BRICK ACCENTS
• WELL-APPOINTED KITCHENS
• SOLID SURFACE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath condo listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $937 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $246k (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; 350 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,719/mo this rent would consume 85% of the median local household income ($52k/yr) (locally 1001% 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 147 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 10y ago; this cycle's ask is 18560% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1937 — 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 $246,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 1937 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.33% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.37%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (median comp): $225,630
• List price: $279,900
• Delta: 24.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.18% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $4,181
• Equity at exit: $41,734

10-year hold

• IRR: 8.0%
• Equity multiple: 1.52×
• Total profit: $41,106
• Equity at exit: $24,201

Cash invested: $78,372 (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 70116

• Home prices YoY: -34.5%
• Rents YoY: 0.2%
• Active inventory: 350
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $3,719 medium
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$781
• Net cashflow: $937

Break-even live

Break-even rent $2,533

Max offer price $279,900

Occupancy floor 70%

Sensitivity live

Price	-10% $1,131	-5% $1,034	+0% $937	+5% $841	+10% $744
Rent	-10% $644	-5% $790	+0% $937	+5% $1,084	+10% $1,231
Rate	-1.0pp $1,078	-0.5pp $1,009	base $937	+0.5pp $865	+1.0pp $791

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3228 Pauger St New Orleans, LA	5.0	2.0	1600	$2,100	$1.31	24d	1	0.51mi
2317 N Rampart St Unit 1272378P New Orleans, LA	3.0–6.0	2.0–4.0	1581	$8,133	$5.14	3d	2	0.65mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-18
   days on market $279,900 Active 147 DOM
2. 2026-06-17
   days on market $279,900 Active 146 DOM
3. 2026-06-16
   days on market $279,900 Active 145 DOM
4. 2026-06-15
   days on market $279,900 Active 144 DOM
5. 2026-06-13
   days on market $279,900 Active 142 DOM
6. 2026-06-10
   days on market $279,900 Active 139 DOM
7. 2026-06-09
   days on market $279,900 Active 138 DOM
8. 2026-06-08
   days on market $279,900 Active 137 DOM
9. 2026-06-07
   days on market $279,900 Active 136 DOM
10. 2026-06-05
    days on market $279,900 Active 133 DOM
11. 2026-06-03
    days on market $279,900 Active 132 DOM
12. 2026-06-02
    days on market $279,900 Active 131 DOM
13. 2026-06-01
    days on market $279,900 Active 130 DOM
14. 2026-05-31
    days on market $279,900 Active 129 DOM
15. 2026-05-12
    price $279,900 1371-char remark

    Show marketing remark (1377 chars)

    PROPERTY FEATURES A FORTIFIED ROOF INSTALLED IN 2024, PROVIDING ADDED DURABILITY AND POTENTIAL INSURANCE SAVINGS. 1837–39 Touro St. is a beautifully maintained, historic multifamily duplex offering 1,994 sq ft of total living space, with each unit featuring a 3-bedroom, 1-bathroom layout in a classic New Orleans shotgun-style design. Interiors showcase soaring ceilings, decorative fireplaces, and a seamless blend of historic charm with modern updates. Features include updated flooring, contemporary lighting, exposed brick accents, and generously sized bedrooms. Kitchens are well-appointed with abundant cabinetry, solid surface countertops, and functional layouts, while bathrooms range from refreshed classic styles to modern walk-in showers with sleek tile finishes. A rare find in the area, the property includes a 620 sq ft detached garage providing secure off-street parking, storage, or workshop potential, along with a private courtyard perfect for outdoor seating and entertaining. Additional features include a security camera system that will remain with the sale. The exterior boasts classic New Orleans curb appeal with vibrant shutters, architectural detailing, and gated access. Ideal for owner-occupants, multigenerational living, or investors seeking a turnkey duplex with strong rental appeal in a character-rich New Orleans setting. Call today!!!

16. 2026-05-12
    price $279,900 1377-char remark

    Show marketing remark (1377 chars)

    PROPERTY FEATURES A FORTIFIED ROOF INSTALLED IN 2024, PROVIDING ADDED DURABILITY AND POTENTIAL INSURANCE SAVINGS. 1837–39 Touro St. is a beautifully maintained, historic multifamily duplex offering 1,994 sq ft of total living space, with each unit featuring a 3-bedroom, 1-bathroom layout in a classic New Orleans shotgun-style design. Interiors showcase soaring ceilings, decorative fireplaces, and a seamless blend of historic charm with modern updates. Features include updated flooring, contemporary lighting, exposed brick accents, and generously sized bedrooms. Kitchens are well-appointed with abundant cabinetry, solid surface countertops, and functional layouts, while bathrooms range from refreshed classic styles to modern walk-in showers with sleek tile finishes. A rare find in the area, the property includes a 620 sq ft detached garage providing secure off-street parking, storage, or workshop potential, along with a private courtyard perfect for outdoor seating and entertaining. Additional features include a security camera system that will remain with the sale. The exterior boasts classic New Orleans curb appeal with vibrant shutters, architectural detailing, and gated access. Ideal for owner-occupants, multigenerational living, or investors seeking a turnkey duplex with strong rental appeal in a character-rich New Orleans setting. Call today!!!

17. 2026-04-21
    listed $1,500
18. 2026-04-08
    price $290,000 1371-char remark

    Show marketing remark (1377 chars)

    PROPERTY FEATURES A FORTIFIED ROOF INSTALLED IN 2024, PROVIDING ADDED DURABILITY AND POTENTIAL INSURANCE SAVINGS. 1837–39 Touro St. is a beautifully maintained, historic multifamily duplex offering 1,994 sq ft of total living space, with each unit featuring a 3-bedroom, 1-bathroom layout in a classic New Orleans shotgun-style design. Interiors showcase soaring ceilings, decorative fireplaces, and a seamless blend of historic charm with modern updates. Features include updated flooring, contemporary lighting, exposed brick accents, and generously sized bedrooms. Kitchens are well-appointed with abundant cabinetry, solid surface countertops, and functional layouts, while bathrooms range from refreshed classic styles to modern walk-in showers with sleek tile finishes. A rare find in the area, the property includes a 620 sq ft detached garage providing secure off-street parking, storage, or workshop potential, along with a private courtyard perfect for outdoor seating and entertaining. Additional features include a security camera system that will remain with the sale. The exterior boasts classic New Orleans curb appeal with vibrant shutters, architectural detailing, and gated access. Ideal for owner-occupants, multigenerational living, or investors seeking a turnkey duplex with strong rental appeal in a character-rich New Orleans setting. Call today!!!

19. 2026-04-08
    price $290,000 1377-char remark

    Show marketing remark (1377 chars)

    PROPERTY FEATURES A FORTIFIED ROOF INSTALLED IN 2024, PROVIDING ADDED DURABILITY AND POTENTIAL INSURANCE SAVINGS. 1837–39 Touro St. is a beautifully maintained, historic multifamily duplex offering 1,994 sq ft of total living space, with each unit featuring a 3-bedroom, 1-bathroom layout in a classic New Orleans shotgun-style design. Interiors showcase soaring ceilings, decorative fireplaces, and a seamless blend of historic charm with modern updates. Features include updated flooring, contemporary lighting, exposed brick accents, and generously sized bedrooms. Kitchens are well-appointed with abundant cabinetry, solid surface countertops, and functional layouts, while bathrooms range from refreshed classic styles to modern walk-in showers with sleek tile finishes. A rare find in the area, the property includes a 620 sq ft detached garage providing secure off-street parking, storage, or workshop potential, along with a private courtyard perfect for outdoor seating and entertaining. Additional features include a security camera system that will remain with the sale. The exterior boasts classic New Orleans curb appeal with vibrant shutters, architectural detailing, and gated access. Ideal for owner-occupants, multigenerational living, or investors seeking a turnkey duplex with strong rental appeal in a character-rich New Orleans setting. Call today!!!

20. 2026-03-25
    status Active 1371-char remark

    Show marketing remark (1377 chars)

    PROPERTY FEATURES A FORTIFIED ROOF INSTALLED IN 2024, PROVIDING ADDED DURABILITY AND POTENTIAL INSURANCE SAVINGS. 1837–39 Touro St. is a beautifully maintained, historic multifamily duplex offering 1,994 sq ft of total living space, with each unit featuring a 3-bedroom, 1-bathroom layout in a classic New Orleans shotgun-style design. Interiors showcase soaring ceilings, decorative fireplaces, and a seamless blend of historic charm with modern updates. Features include updated flooring, contemporary lighting, exposed brick accents, and generously sized bedrooms. Kitchens are well-appointed with abundant cabinetry, solid surface countertops, and functional layouts, while bathrooms range from refreshed classic styles to modern walk-in showers with sleek tile finishes. A rare find in the area, the property includes a 620 sq ft detached garage providing secure off-street parking, storage, or workshop potential, along with a private courtyard perfect for outdoor seating and entertaining. Additional features include a security camera system that will remain with the sale. The exterior boasts classic New Orleans curb appeal with vibrant shutters, architectural detailing, and gated access. Ideal for owner-occupants, multigenerational living, or investors seeking a turnkey duplex with strong rental appeal in a character-rich New Orleans setting. Call today!!!

21. 2026-03-25
    status Active 1377-char remark

    Show marketing remark (1377 chars)

    PROPERTY FEATURES A FORTIFIED ROOF INSTALLED IN 2024, PROVIDING ADDED DURABILITY AND POTENTIAL INSURANCE SAVINGS. 1837–39 Touro St. is a beautifully maintained, historic multifamily duplex offering 1,994 sq ft of total living space, with each unit featuring a 3-bedroom, 1-bathroom layout in a classic New Orleans shotgun-style design. Interiors showcase soaring ceilings, decorative fireplaces, and a seamless blend of historic charm with modern updates. Features include updated flooring, contemporary lighting, exposed brick accents, and generously sized bedrooms. Kitchens are well-appointed with abundant cabinetry, solid surface countertops, and functional layouts, while bathrooms range from refreshed classic styles to modern walk-in showers with sleek tile finishes. A rare find in the area, the property includes a 620 sq ft detached garage providing secure off-street parking, storage, or workshop potential, along with a private courtyard perfect for outdoor seating and entertaining. Additional features include a security camera system that will remain with the sale. The exterior boasts classic New Orleans curb appeal with vibrant shutters, architectural detailing, and gated access. Ideal for owner-occupants, multigenerational living, or investors seeking a turnkey duplex with strong rental appeal in a character-rich New Orleans setting. Call today!!!

22. 2026-03-16
    status Pending 1371-char remark

    Show marketing remark (1377 chars)

    PROPERTY FEATURES A FORTIFIED ROOF INSTALLED IN 2024, PROVIDING ADDED DURABILITY AND POTENTIAL INSURANCE SAVINGS. 1837–39 Touro St. is a beautifully maintained, historic multifamily duplex offering 1,994 sq ft of total living space, with each unit featuring a 3-bedroom, 1-bathroom layout in a classic New Orleans shotgun-style design. Interiors showcase soaring ceilings, decorative fireplaces, and a seamless blend of historic charm with modern updates. Features include updated flooring, contemporary lighting, exposed brick accents, and generously sized bedrooms. Kitchens are well-appointed with abundant cabinetry, solid surface countertops, and functional layouts, while bathrooms range from refreshed classic styles to modern walk-in showers with sleek tile finishes. A rare find in the area, the property includes a 620 sq ft detached garage providing secure off-street parking, storage, or workshop potential, along with a private courtyard perfect for outdoor seating and entertaining. Additional features include a security camera system that will remain with the sale. The exterior boasts classic New Orleans curb appeal with vibrant shutters, architectural detailing, and gated access. Ideal for owner-occupants, multigenerational living, or investors seeking a turnkey duplex with strong rental appeal in a character-rich New Orleans setting. Call today!!!

23. 2026-03-16
    historical Active Under Contract 1377-char remark

    Show marketing remark (1377 chars)

    PROPERTY FEATURES A FORTIFIED ROOF INSTALLED IN 2024, PROVIDING ADDED DURABILITY AND POTENTIAL INSURANCE SAVINGS. 1837–39 Touro St. is a beautifully maintained, historic multifamily duplex offering 1,994 sq ft of total living space, with each unit featuring a 3-bedroom, 1-bathroom layout in a classic New Orleans shotgun-style design. Interiors showcase soaring ceilings, decorative fireplaces, and a seamless blend of historic charm with modern updates. Features include updated flooring, contemporary lighting, exposed brick accents, and generously sized bedrooms. Kitchens are well-appointed with abundant cabinetry, solid surface countertops, and functional layouts, while bathrooms range from refreshed classic styles to modern walk-in showers with sleek tile finishes. A rare find in the area, the property includes a 620 sq ft detached garage providing secure off-street parking, storage, or workshop potential, along with a private courtyard perfect for outdoor seating and entertaining. Additional features include a security camera system that will remain with the sale. The exterior boasts classic New Orleans curb appeal with vibrant shutters, architectural detailing, and gated access. Ideal for owner-occupants, multigenerational living, or investors seeking a turnkey duplex with strong rental appeal in a character-rich New Orleans setting. Call today!!!

24. 2026-03-16
    historical $1,500

    Show marketing remark (1377 chars)

    PROPERTY FEATURES A FORTIFIED ROOF INSTALLED IN 2024, PROVIDING ADDED DURABILITY AND POTENTIAL INSURANCE SAVINGS. 1837–39 Touro St. is a beautifully maintained, historic multifamily duplex offering 1,994 sq ft of total living space, with each unit featuring a 3-bedroom, 1-bathroom layout in a classic New Orleans shotgun-style design. Interiors showcase soaring ceilings, decorative fireplaces, and a seamless blend of historic charm with modern updates. Features include updated flooring, contemporary lighting, exposed brick accents, and generously sized bedrooms. Kitchens are well-appointed with abundant cabinetry, solid surface countertops, and functional layouts, while bathrooms range from refreshed classic styles to modern walk-in showers with sleek tile finishes. A rare find in the area, the property includes a 620 sq ft detached garage providing secure off-street parking, storage, or workshop potential, along with a private courtyard perfect for outdoor seating and entertaining. Additional features include a security camera system that will remain with the sale. The exterior boasts classic New Orleans curb appeal with vibrant shutters, architectural detailing, and gated access. Ideal for owner-occupants, multigenerational living, or investors seeking a turnkey duplex with strong rental appeal in a character-rich New Orleans setting. Call today!!!

25. 2026-03-11
    listed $1,500
26. 2026-01-22
    listed $300,000 Active 1371-char remark

    Show marketing remark (1377 chars)

    PROPERTY FEATURES A FORTIFIED ROOF INSTALLED IN 2024, PROVIDING ADDED DURABILITY AND POTENTIAL INSURANCE SAVINGS. 1837–39 Touro St. is a beautifully maintained, historic multifamily duplex offering 1,994 sq ft of total living space, with each unit featuring a 3-bedroom, 1-bathroom layout in a classic New Orleans shotgun-style design. Interiors showcase soaring ceilings, decorative fireplaces, and a seamless blend of historic charm with modern updates. Features include updated flooring, contemporary lighting, exposed brick accents, and generously sized bedrooms. Kitchens are well-appointed with abundant cabinetry, solid surface countertops, and functional layouts, while bathrooms range from refreshed classic styles to modern walk-in showers with sleek tile finishes. A rare find in the area, the property includes a 620 sq ft detached garage providing secure off-street parking, storage, or workshop potential, along with a private courtyard perfect for outdoor seating and entertaining. Additional features include a security camera system that will remain with the sale. The exterior boasts classic New Orleans curb appeal with vibrant shutters, architectural detailing, and gated access. Ideal for owner-occupants, multigenerational living, or investors seeking a turnkey duplex with strong rental appeal in a character-rich New Orleans setting. Call today!!!

27. 2026-01-22
    listed $300,000 Active 1377-char remark

    Show marketing remark (1377 chars)

    PROPERTY FEATURES A FORTIFIED ROOF INSTALLED IN 2024, PROVIDING ADDED DURABILITY AND POTENTIAL INSURANCE SAVINGS. 1837–39 Touro St. is a beautifully maintained, historic multifamily duplex offering 1,994 sq ft of total living space, with each unit featuring a 3-bedroom, 1-bathroom layout in a classic New Orleans shotgun-style design. Interiors showcase soaring ceilings, decorative fireplaces, and a seamless blend of historic charm with modern updates. Features include updated flooring, contemporary lighting, exposed brick accents, and generously sized bedrooms. Kitchens are well-appointed with abundant cabinetry, solid surface countertops, and functional layouts, while bathrooms range from refreshed classic styles to modern walk-in showers with sleek tile finishes. A rare find in the area, the property includes a 620 sq ft detached garage providing secure off-street parking, storage, or workshop potential, along with a private courtyard perfect for outdoor seating and entertaining. Additional features include a security camera system that will remain with the sale. The exterior boasts classic New Orleans curb appeal with vibrant shutters, architectural detailing, and gated access. Ideal for owner-occupants, multigenerational living, or investors seeking a turnkey duplex with strong rental appeal in a character-rich New Orleans setting. Call today!!!

28. 2024-12-23
    historical $1,650
29. 2024-11-13
    listed $1,650
30. 2024-11-08
    historical $1,650
31. 2024-09-19
    listed $1,650
32. 2024-09-17
    historical $1,500
33. 2024-07-29
    price $1,500
34. 2024-07-24
    listed $1,650
35. 2024-06-06
    historical $1,650
36. 2024-04-04
    listed $1,650
37. 2023-09-21
    listed $220,000
38. 2022-05-24
    listed $179,000
39. 2022-02-05
    listed $215,000
40. 2017-07-26
    listed $199,000
41. 2016-03-22
    listed $54,000

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,631
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$2,197
• − Repairs & maintenance: −$3,570
• − Management: −$3,570
• − Depreciation: −$8,143
• Taxable income: $7,273
• Est. tax owed @ 24.0%: −$1,746
• After-tax cash flow: $9,503/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 · 12 photos

Good 80/100 Cosmetic rehab

This beautifully maintained, historic multifamily duplex offers 1,994 sq ft of total living space with updated interiors and modern updates. The property is in good condition with minor cosmetic improvements needed.

Value-add opportunities

• Resale update kitchen appliances — modern cabinetry and countertops
• Resale update bathroom fixtures — updated fixtures
• Both paint exterior — enhances curb appeal and resale value
• Resale update flooring in bathrooms — modernizes space
• Both update lighting fixtures — enhances curb appeal and resale value

Renovation cost estimate screening

Value-add ROI direction

• Resale update kitchen appliances — modern cabinetry and countertops ↑
• Resale update bathroom fixtures — updated fixtures ↑
• Both paint exterior — enhances curb appeal and resale value ↑
• Resale update flooring in bathrooms — modernizes space ↑
• Both update lighting fixtures — enhances curb appeal and resale value ↑

ⓘ 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): 10,404
• Household income: $52,306
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 1001.0

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 0.63)
• Race & ethnicity: White 45% Black 40% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 1% Cuban 3%
• Common ancestry: Lithuanian 6% Slovak 3% Romanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 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: ▼ -144.83%
• Current HPI: 275.5453
• Rent YoY: ▲ 0.18%
• 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

+418.3% since first listed

27 events — show timeline

• 2026-05-12 Price Changed $279,900 AcadianaMLS
• 2026-05-12 Price Changed $279,900 GSREIN
• 2026-04-21 Listed for Rent $1,500 RAAMLS
• 2026-04-08 Price Changed $290,000 AcadianaMLS
• 2026-04-08 Price Changed $290,000 GSREIN
• 2026-03-25 Relisted — AcadianaMLS
• 2026-03-25 Relisted — GSREIN
• 2026-03-16 Pending — AcadianaMLS
• 2026-03-16 Contingent — GSREIN
• 2026-03-16 Rental Removed $1,500 RAAMLS
• 2026-03-11 Listed for Rent $1,500 RAAMLS
• 2026-01-22 Listed $300,000 GSREIN
• 2026-01-22 Listed $300,000 AcadianaMLS
• 2024-12-23 Rental Removed $1,650 RENTSPREE
• 2024-11-13 Listed for Rent $1,650 RENTSPREE
• 2024-11-08 Rental Removed $1,650 GSREIN
• 2024-09-19 Listed for Rent $1,650 GSREIN
• 2024-09-17 Rental Removed $1,500 GSREIN
• 2024-07-29 Price Changed $1,500 GSREIN
• 2024-07-24 Listed for Rent $1,650 GSREIN
• 2024-06-06 Rental Removed $1,650 GSREIN
• 2024-04-04 Listed for Rent $1,650 GSREIN
• 2023-09-21 Listed $220,000 AcadianaMLS
• 2022-05-24 Listed $179,000 AcadianaMLS
• 2022-02-05 Listed $215,000 AcadianaMLS
• 2017-07-26 Listed $199,000 AcadianaMLS
• 2016-03-22 Listed $54,000 AcadianaMLS