8715 Green St · New Orleans, LA 70118

$105,000

4 bd · 2.0 ba · 1,832 sqft · MultiFamily public records · 126 Days on market

Built 1970 $57/sqft · 53% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Contact Agent

Key facts

• Off street parking
• Fenced yard
• Parking

Tags

• FENCED YARD
• OFF STREET PARKING
• NATURAL HARDWOOD FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $105k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.1% vs local median 4.4% in New Orleans — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#3 in LA, #1,383 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime C-, employment D.
• Orleans Parish (urban): math 11% / reading 27% proficiency, ranked #69 of 98 in LA (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 279 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,465/mo this rent would consume 46% 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $15k; list at $105k implies a 600% 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1970 — 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: 2.35% ✓
• Cap rate: 20.09%
• Cash-on-cash: 49.27%
• DSCR: 3.19
• GRM: 3.6

CMA / ARV

• ARV (median comp): $221,823
• List price: $105,000
• Delta: -52.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1921 General Ogden St	0.18mi	4/4.0	1,875 (+2%)	1mo	$330,000	$176	79
8840 Spruce St	0.20mi	4/4.0	1,875 (+2%)	1mo	$330,000	$176	78
1616 Eagle St	0.07mi	4/4.0	1,925 (+5%)	4mo	$357,000	$185	77
8319 21 Birch St	0.26mi	4/2.0	1,750 (-4%)	4mo	$339,000	$194	77
1825 27 Cambronne St	0.26mi	4/2.0	1,950 (+6%)	2mo	$350,000	$179	76
8828 Hickory St	0.09mi	3/2.5 (-1)	1,687 (-8%)	4mo	$169,000	$100	72
8335 37 S Claiborne Ave	0.55mi	4/2.0	1,809 (-1%)	4mo	$175,000	$97	69
1226 28 Monroe St	0.30mi	4/4.0	1,995 (+9%)	0mo	$410,000	$206	63
2513 15 Dante St	0.65mi	4/2.0	1,775 (-3%)	11mo	$234,600	$132	55
7700 02 Spruce St	0.73mi	4/2.0	1,900 (+4%)	11mo	$260,000	$137	51
8316 18 S Claiborne Ave	0.51mi	4/2.0	1,610 (-12%)	10mo	$125,000	$78	48
8628 30 Apple St	0.60mi	4/2.0	1,558 (-15%)	6mo	$205,000	$132	43

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: 41.4%
• Equity multiple: 2.73×
• Total profit: $50,780
• Equity at exit: $15,656

10-year hold

• IRR: 46.7%
• Equity multiple: 5.04×
• Total profit: $118,670
• Equity at exit: $9,078

Cash invested: $29,400 (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: 3.6×

Monthly cashflow live

• Estimated rent: $2,465 high
• Mortgage (P&I): −$551
• Tax from tax record: −$146 /mo · $1,749/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $1,141

Break-even live

Break-even rent $1,021

Max offer price $105,000

Occupancy floor 49%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8626 Green St New Orleans, LA	3.0	1.5	1450	$1,500	$1.03	17d	1	0.03mi
8728 Jeannette St New Orleans, LA	3.0	2.0	1511	$1,995	$1.32	3d	1	0.16mi
1836 General Ogden St New Orleans, LA	3.0	2.0	1368	$1,675	$1.22	24d	1	0.19mi
8426 Spruce St New Orleans, LA	3.0	2.0	1700	$3,000	$1.76	44d	1	0.24mi
1526 Dante St New Orleans, LA	3.0	3.0	1446	$3,000	$2.07	17d	1	0.27mi
1517 Dante St New Orleans, LA	3.0	1.0	1500	$1,700	$1.13	17d	1	0.30mi
8906 Plum St New Orleans, LA	3.0	2.0	2000	$2,800	$1.40	44d	1	0.31mi
912 Monticello Ave New Orleans, LA	3.0	2.0	1750	$2,500	$1.43	44d	1	0.42mi
2305 Joliet St New Orleans, LA	3.0	2.0	1451	$2,500	$1.72	44d	1	0.43mi
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 Unit NA New Orleans, LA	3.0	2.0	1800	$2,250	$1.25	10d	1	0.48mi
2102 S Carrollton Ave New Orleans, LA	3.0	2.0	1800	$2,250	$1.25	12d	1	0.48mi
2101 S Carrollton Ave New Orleans, LA	4.0	2.0	1800	$2,400	$1.33	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
2527 Eagle St New Orleans, LA	3.0	2.0	1571	$2,200	$1.40	24d	1	0.60mi
7902 Sycamore St New Orleans, LA	4.0	2.0	1991	$3,200	$1.61	44d	1	0.63mi
2308 Short St New Orleans, LA	3.0	2.0	1600	$2,800	$1.75	3d	1	0.63mi
7909 Sycamore St New Orleans, LA	3.0	2.0	2000	$2,400	$1.20	3d	1	0.64mi
1030 Short St Unit D New Orleans, LA	3.0	1.0	2000	$3,000	$1.50	24d	1	0.64mi
1131 Fern St New Orleans, LA	4.0	2.0	2427	$3,600	$1.48	17d	1	0.67mi
2116 Burdette St New Orleans, LA	3.0	1.0	1700	$1,975	$1.16	3d	1	0.67mi
7701 Jeannette St Unit D New Orleans, LA	3.0	3.0	1710	$2,800	$1.64	44d	1	0.69mi
2201 Burdette St New Orleans, LA	3.0	1.5	1800	$2,695	$1.50	17d	1	0.72mi
7616 Cohn St Unit A New Orleans, LA	3.0	2.5	1492	$3,300	$2.21	17d	1	0.73mi
7721 Oak St New Orleans, LA	3.0	2.0	1344	$2,700	$2.01	44d	1	0.73mi
7625 Oak St New Orleans, LA	3.0	1.0	1400	$1,900	$1.36	24d	1	0.77mi
2014 Lowerline St New Orleans, LA	3.0	1.5	1600	$2,850	$1.78	14d	1	0.78mi
7329 Birch St New Orleans, LA	3.0	2.0	1538	$2,350	$1.53	21d	1	0.81mi
938 Adams St New Orleans, LA	3.0	2.0	1600	$3,000	$1.88	17d	1	0.82mi
1736 Pine St New Orleans, LA	5.0	2.0	1494	$4,500	$3.01	24d	1	0.83mi
212 Harding St New Orleans, LA	3.0	2.0	1400	$2,100	$1.50	24d	1	0.83mi
7325 Sycamore St New Orleans, LA	4.0	3.0	2500	$2,350	$0.94	24d	1	0.84mi
7933 Belfast St Unit Upper New Orleans, LA	3.0	2.0	1500	$2,400	$1.60	24d	1	0.86mi
2010 Broadway St New Orleans, LA	4.0	2.0	1600	$2,400	$1.50	24d	1	0.88mi
1700 Broadway St New Orleans, LA	4.0	2.0	1500	$3,600	$2.40	17d	1	0.89mi
1431 Pine St New Orleans, LA	3.0	1.0	1270	$3,000	$2.36	3d	1	0.90mi
1530 Broadway St New Orleans, LA	3.0	2.0	1475	$3,900	$2.64	10d	2	0.91mi
7522 Freret St New Orleans, LA	3.0	2.0	1257	$2,850	$2.27	17d	1	0.91mi
7733 Hampson St New Orleans, LA	3.0	2.5	1833	$2,600	$1.42	17d	1	0.91mi
7729 Hampson ST	3.0	2.0	1800	$2,300	$1.28	3d	1	0.91mi

Listing history 33 events

1. 2026-06-18
   days on market $105,000 Active 126 DOM
2. 2026-06-17
   days on market $105,000 Active 125 DOM
3. 2026-06-16
   days on market $105,000 Active 124 DOM
4. 2026-06-15
   days on market $105,000 Active 123 DOM
5. 2026-06-13
   days on market $105,000 Active 121 DOM
6. 2026-06-10
   days on market $105,000 Active 118 DOM
7. 2026-06-09
   days on market $105,000 Active 117 DOM
8. 2026-06-08
   days on market $105,000 Active 116 DOM
9. 2026-06-07
   days on market $105,000 Active 115 DOM
10. 2026-06-05
    days on market $105,000 Active 112 DOM
11. 2026-06-03
    days on market $105,000 Active 111 DOM
12. 2026-06-02
    days on market $105,000 Active 110 DOM
13. 2026-06-01
    days on market $105,000 Active 109 DOM
14. 2026-05-31
    days on market $105,000 Active 108 DOM
15. 2026-04-23
    status Active 13-char remark

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16. 2026-04-23
    status Active 13-char remark

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17. 2026-04-16
    historical 13-char remark

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18. 2026-04-03
    status Active 13-char remark

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19. 2026-04-03
    status Active 13-char remark

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20. 2026-03-03
    historical 13-char remark

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21. 2026-03-01
    status Active 13-char remark

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22. 2026-03-01
    status Active 13-char remark

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23. 2026-02-28
    historical 13-char remark

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24. 2026-02-28
    status Active 13-char remark

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25. 2026-02-27
    status Active 13-char remark

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26. 2026-02-27
    status Active 13-char remark

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27. 2026-02-26
    historical 13-char remark

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28. 2026-01-21
    status Active 13-char remark

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29. 2026-01-08
    historical 13-char remark

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30. 2025-12-26
    listed $105,000 Active 13-char remark

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31. 2025-12-26
    listed $105,000 Active 13-char remark

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32. 2000-04-28
    soldstatus $15,000
33. 1990-04-17
    soldstatus $15,000

ⓘ 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: $1,749 · $146/mo
• Projected year-2 tax: $1,749 · $146/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 · 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: $29,576
• − Mortgage interest: −$5,882
• − Property taxes: −$1,749
• − Insurance: −$1,322
• − Repairs & maintenance: −$2,366
• − Management: −$2,366
• − Depreciation: −$3,055
• Taxable income: $12,837
• Est. tax owed @ 24.0%: −$3,081
• After-tax cash flow: $10,606/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

+600.0% since first listed

19 events — show timeline

• 2026-04-23 Relisted — AcadianaMLS
• 2026-04-23 Relisted — GSREIN
• 2026-04-16 Listing Removed — GSREIN
• 2026-04-03 Relisted — AcadianaMLS
• 2026-04-03 Relisted — GSREIN
• 2026-03-03 Listing Removed — GSREIN
• 2026-03-01 Relisted — AcadianaMLS
• 2026-03-01 Relisted — GSREIN
• 2026-02-28 Listing Removed — GSREIN
• 2026-02-28 Relisted — AcadianaMLS
• 2026-02-27 Relisted — AcadianaMLS
• 2026-02-27 Relisted — GSREIN
• 2026-02-26 Listing Removed — GSREIN
• 2026-01-21 Relisted — GSREIN
• 2026-01-08 Listing Removed — GSREIN
• 2025-12-26 Listed $105,000 GSREIN
• 2025-12-26 Listed $105,000 AcadianaMLS
• 2000-04-28 Sold (Public Records) $15,000 Public Records
• 1990-04-17 Sold (Public Records) $15,000 Public Records

Property tax history

+22.5%/yr

Latest (2026): $1,749 · +1.1% YoY. Source: county tax records.