805-807 Jackson Ave · New Orleans, LA 70130

$299,955

6 bd · 2.0 ba · 1,608 sqft · MultiFamily public records · 68 Days on market

Built 1973 $187/sqft · 29% below area Est $403k · 26% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Located in the Historic Lower Garden District, Original mantels, secluded backyard, Blocks from restaurants, shopping, and so much more. high ceilings, Security system, Large eat-in kitchen. New fortified roof, many other updates.

Key facts

• Original mantels
• Large eat-in kitchen
• New fortified roof

Tags

• HISTORIC LOWER GARDEN DISTRICT
• ORIGINAL MANTELS
• SECLUDED BACKYARD
• LARGE EAT-IN KITCHEN
• NEW FORTIFIED ROOF

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $584/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $282k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 308 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $4,186/mo this rent would consume 63% of the median local household income ($80k/yr) (locally 841% 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 $9k 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 + 0.9% rent growth), your $84k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $60k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $300k implies a 2295% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,957 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.40% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.63%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $403,276
• List price: $299,955
• Delta: -25.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.21×
• Total profit: $17,399
• Equity at exit: $44,724

10-year hold

• IRR: 12.9%
• Equity multiple: 1.93×
• Total profit: $78,005
• Equity at exit: $25,935

Cash invested: $83,987 (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 70130

• Rents YoY: 0.9%
• Active inventory: 308
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $4,186 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,499/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$879
• Net cashflow: $1,168

Break-even live

Break-even rent $2,708

Max offer price $299,955

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,186
Total (2 units)			$4,186

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: $74,989
• Closing costs: $8,999
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1050 Annunciation St Unit 1272355P New Orleans, LA	2.0–5.0	2.0–4.0	1544	$4,490	$2.91	3d	3	0.98mi
822 Howard Ave Unit 1272354P New Orleans, LA	1.0–5.0	1.0–4.0	1749	$11,882	$6.79	1d	3	1.11mi

Listing history 26 events

1. 2026-06-18
   days on market $299,955 Active 68 DOM
2. 2026-06-17
   days on market $299,955 Active 67 DOM
3. 2026-06-16
   days on market $299,955 Active 66 DOM
4. 2026-06-15
   days on market $299,955 Active 65 DOM
5. 2026-06-13
   days on market $299,955 Active 63 DOM
6. 2026-06-10
   days on market $299,955 Active 60 DOM
7. 2026-06-09
   days on market $299,955 Active 59 DOM
8. 2026-06-08
   days on market $299,955 Active 58 DOM
9. 2026-06-07
   days on market $299,955 Active 57 DOM
10. 2026-06-05
    days on market $299,955 Active 54 DOM
11. 2026-06-03
    days on market $299,955 Active 53 DOM
12. 2026-06-02
    days on market $299,955 Active 52 DOM
13. 2026-06-01
    days on market $299,955 Active 51 DOM
14. 2026-05-31
    days on market $299,955 Active 50 DOM
15. 2026-05-08
    price $299,955 230-char remark

    Show marketing remark (230 chars)

    Located in the Historic Lower Garden District, Original mantels, secluded backyard, Blocks from restaurants, shopping, and so much more. high ceilings, Security system, Large eat-in kitchen. New fortified roof, many other updates.

16. 2026-05-07
    price $299,955 230-char remark

    Show marketing remark (230 chars)

    Located in the Historic Lower Garden District, Original mantels, secluded backyard, Blocks from restaurants, shopping, and so much more. high ceilings, Security system, Large eat-in kitchen. New fortified roof, many other updates.

17. 2026-03-26
    listed $359,919 Active 230-char remark

    Show marketing remark (230 chars)

    Located in the Historic Lower Garden District, Original mantels, secluded backyard, Blocks from restaurants, shopping, and so much more. high ceilings, Security system, Large eat-in kitchen. New fortified roof, many other updates.

18. 2026-03-26
    listed $359,919 Active 230-char remark

    Show marketing remark (230 chars)

    Located in the Historic Lower Garden District, Original mantels, secluded backyard, Blocks from restaurants, shopping, and so much more. high ceilings, Security system, Large eat-in kitchen. New fortified roof, many other updates.

19. 2026-01-09
    price $399,432
20. 2026-01-09
    price $399,432
21. 2025-11-28
    price $480,915
22. 2025-11-17
    price $480,915
23. 2025-10-03
    listed $525,000 Active
24. 2023-06-06
    price $465,000
25. 2023-03-24
    listed $465,000
26. 1986-06-14
    soldstatus $12,524

ⓘ 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 7/10 Severe FEMA zone X · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,232
• − Mortgage interest: −$16,802
• − Property taxes: −$4,499
• − Insurance: −$2,297
• − Repairs & maintenance: −$4,019
• − Management: −$4,019
• − Depreciation: −$8,726
• Taxable income: $9,870
• Est. tax owed @ 24.0%: −$2,369
• After-tax cash flow: $11,642/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): 12,560
• Household income: $80,212
• Rent vs Own: 61.9% rent · 38.1% own
• Severe rent burden: 841.0

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 0.59)
• Race & ethnicity: White 57% Black 28% Hispanic / Latino 10% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 8% Italian 3% Slovak 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 2% Other Indo-European 1%

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: ▼ -162.98%
• Current HPI: 206.2364
• Rent YoY: ▲ 0.95%
• 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

+2295.0% since first listed

12 events — show timeline

• 2026-05-08 Price Changed $299,955 AcadianaMLS
• 2026-05-07 Price Changed $299,955 GSREIN
• 2026-03-26 Listed $359,919 GSREIN
• 2026-03-26 Listed $359,919 AcadianaMLS
• 2026-01-09 Price Changed $399,432 AcadianaMLS
• 2026-01-09 Price Changed $399,432 GSREIN
• 2025-11-28 Price Changed $480,915 AcadianaMLS
• 2025-11-17 Price Changed $480,915 GSREIN
• 2025-10-03 Listed $525,000 AcadianaMLS
• 2023-06-06 Price Changed $465,000 GSREIN
• 2023-03-24 Listed $465,000 AcadianaMLS
• 1986-06-14 Sold (Public Records) $12,524 Public Records

Property tax history

-0.6%/yr

Latest (2026): $420 · +0.9% YoY. Source: county tax records.