1724 Piety St · New Orleans, LA 70117

$170,000

4 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 54 Days on market

Built 1970 $136/sqft · 9% below area Est $187k · 9% under

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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 +22.0/30.0
• ARV discount +11.6/15.0
• DSCR +7.1/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The is the whimsical property for you! This 4-bedroom, 2-bath property awaits your artistic vision to develop a space that fits your needs. Newer siding, plumbing, and some foundation work completed. Custom tile flooring and vivid walls await you on the inside, and a spacious exterior with deck overlook a sprawling yard and shed. The this cozy front porch features custom mosaic tile design, and you enter an open living and dining area. The kitchen sits at the edge of the dining area right next to the hallway and bedrooms. The primary suite includes its own bathroom and also opens up to the rear deck. There are endless possibilities of ways to enjoy this property. Did I mention there's OFF-STREET PARKING? Sold as is, with showings available by appointment only.

Key facts

• Spacious exterior
• Deck overlook
• Newer siding

Tags

• NEWER SIDING
• CUSTOM TILE FLOORING
• SPACIOUS EXTERIOR
• DECK OVERLOOK
• COZY FRONT PORCH
• CUSTOM MOSAIC TILE DESIGN

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property; Raised foundation; Very good condition
• Construction: HardiPlank-type siding; Asphalt roof; Raised foundation; Built previously (resale)
• Exterior features: Fenced yard; Wood porch; Porch; Shed(s)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Oven; Range

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 rising (+2.5%/yr); 581 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 45% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Orleans County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 11y ago 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 $96k; list at $170k implies a 77% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (median comp): $186,835
• List price: $170,000
• Delta: -9.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1621 Congress St	0.21mi	3/2.0 (-1)	1,237 (-1%)	4mo	$190,000	$154	80
3130 N Tonti St	0.40mi	3/2.0 (-1)	1,252 (+0%)	5mo	$235,000	$188	72
1639 Independence St	0.25mi	3/2.0 (-1)	1,340 (+7%)	7mo	$220,000	$164	65
4006 N Miro St	0.53mi	3/2.0 (-1)	1,272 (+2%)	4mo	$179,900	$141	64
1431 Clouet St	0.25mi	3/2.0 (-1)	1,404 (+12%)	1mo	$307,000	$219	62
1527 Independence St	0.28mi	3/2.0 (-1)	1,330 (+7%)	11mo	$125,000	$94	62
1644 Desire St	0.08mi	3/1.0 (-1)	1,100 (-12%)	8mo	$135,000	$123	61
3120 Urquhart St	0.36mi	3/1.0 (-1)	1,134 (-9%)	1mo	$90,000	$79	58
2238 Clouet St	0.43mi	3/2.0 (-1)	1,372 (+10%)	10mo	$125,000	$91	50
1933 France St	0.55mi	3/2.0 (-1)	1,358 (+9%)	9mo	$45,000	$33	47
3028 Marais St	0.46mi	3/1.5 (-1)	1,391 (+12%)	9mo	$328,000	$236	45
829 Montegut St	0.70mi	3/1.0 (-1)	1,073 (-14%)	1mo	$320,000	$298	34

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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-15,313
• Equity at exit: $25,348

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $18
• Equity at exit: $14,698

Cash invested: $47,600 (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 70117

• Rents YoY: 2.5%
• Active inventory: 581
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,707 high
• Mortgage (P&I): −$891
• Tax from tax record: −$114 /mo · $1,370/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $206

Break-even live

Break-even rent $1,447

Max offer price $170,000

Occupancy floor 83%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1822 Piety St New Orleans, LA	3.0	1.5	1200	$1,500	$1.25	16d	1	0.06mi
1839 Louisa St New Orleans, LA	3.0	2.0	1500	$2,095	$1.40	16d	1	0.09mi
1904 Desire St New Orleans, LA	3.0	1.0	1200	$1,400	$1.17	10d	1	0.14mi
1942 Piety St New Orleans, LA	3.0	1.0	1100	$1,500	$1.36	23d	1	0.16mi
2019 Louisa St New Orleans, LA	3.0	1.0	750	$1,500	$2.00	17d	1	0.20mi
2017 Louisa St New Orleans, LA	3.0	1.0	750	$1,300	$1.73	17d	1	0.20mi
2028 Desire St New Orleans, LA	3.0	1.0	1300	$1,300	$1.00	23d	1	0.23mi
2019 Gallier St New Orleans, LA	4.0	2.0	1400	$2,200	$1.57	23d	1	0.26mi
1437 Gallier St New Orleans, LA	3.0	2.0	1451	$1,875	$1.29	21d	1	0.27mi
2129 Desire St Unit 1B New Orleans, LA	3.0	1.0	1105	$1,200	$1.09	3d	1	0.32mi
2129 Desire St Unit 1B New Orleans, LA	3.0	1.0	1105	$1,200	$1.09	3d	1	0.32mi
2114 Feliciana St Unit A New Orleans, LA	3.0	2.0	1134	$1,500	$1.32	23d	1	0.34mi
2114 Feliciana St Unit A New Orleans, LA	3.0	2.0	1134	$1,500	$1.32	16d	1	0.34mi
1628 Bartholomew St New Orleans, LA	3.0	2.0	1050	$1,600	$1.52	23d	1	0.41mi
2331 Feliciana St New Orleans, LA	3.0	2.0	1250	$1,850	$1.48	23d	1	0.47mi
2003 Almonaster Ave New Orleans, LA	3.0	2.0	988	$1,600	$1.62	23d	1	0.52mi
4222 N Johnson St New Orleans, LA	3.0	2.0	1100	$1,895	$1.72	23d	1	0.58mi
4217 N Johnson St New Orleans, LA	3.0	2.0	904	$1,650	$1.83	23d	1	0.59mi
1226 Port St New Orleans, LA	3.0	1.0	1023	$1,650	$1.61	23d	1	0.59mi
4230 N Claiborne Ave New Orleans, LA	3.0	2.5	1296	$1,750	$1.35	23d	1	0.60mi
2519 N Derbigny St New Orleans, LA	3.0	1.0	994	$1,300	$1.31	21d	1	0.60mi
1924 Painters St New Orleans, LA	3.0	1.0	920	$1,700	$1.85	3d	1	0.62mi
1922 Painters St New Orleans, LA	3.0	1.0	920	$1,700	$1.85	3d	1	0.63mi
4021 St Claude Ave New Orleans, LA	4.0	2.0	1016	$1,275	$1.25	3d	1	0.64mi
4318 N Robertson St New Orleans, LA	3.0	1.0	1250	$1,150	$0.92	3d	1	0.66mi
4318 1/2 N Robertson St New Orleans, LA	3.0	1.0	1250	$1,150	$0.92	3d	1	0.66mi
2524 N Galvez St New Orleans, LA	3.0	2.5	1102	$1,800	$1.63	17d	1	0.69mi
2522 N Galvez St New Orleans, LA	3.0	2.0	1105	$1,675	$1.52	23d	1	0.69mi
4317 Urquhart St New Orleans, LA	3.0	2.0	1300	$1,650	$1.27	23d	1	0.70mi
882 Montegut St New Orleans, LA	1.0–3.0	1.0–2.0	826	$2,575	$3.12	43d	7	0.70mi
1636 Music St New Orleans, LA	3.0	1.0	900	$1,185	$1.32	16d	1	0.71mi
2515 N Galvez St Unit 2515 New Orleans, LA	4.0	2.0	1200	$1,900	$1.58	23d	1	0.72mi
2515 N Galvez St New Orleans, LA	4.0	2.0	1200	$1,200	$1.00	10d	1	0.72mi
1809 Saint Roch Ave New Orleans, LA	3.0	1.0	949	$1,195	$1.26	17d	1	0.74mi
2556 N Tonti St New Orleans, LA	3.0	2.0	1100	$1,850	$1.68	16d	1	0.79mi
2222 Saint Roch Ave New Orleans, LA	3.0	1.0	900	$1,200	$1.33	23d	1	0.92mi
1603 Marigny St New Orleans, LA	3.0	2.0	988	$1,099	$1.11	3d	1	0.94mi
1601 Marigny St Unit 1603 New Orleans, LA	3.0	2.0	988	$1,099	$1.11	3d	1	0.94mi
1435 Marigny St New Orleans, LA	3.0	1.0	800	$1,300	$1.62	23d	1	0.94mi
2115 Mandeville St New Orleans, LA	3.0	2.0	1400	$1,650	$1.18	23d	1	0.97mi

Listing history 37 events

1. 2026-06-18
   days on market $170,000 Active 54 DOM
2. 2026-06-17
   days on market $170,000 Active 53 DOM
3. 2026-06-16
   days on market $170,000 Active 52 DOM
4. 2026-06-15
   days on market $170,000 Active 51 DOM
5. 2026-06-13
   days on market $170,000 Active 49 DOM
6. 2026-06-10
   days on market $170,000 Active 46 DOM
7. 2026-06-09
   days on market $170,000 Active 45 DOM
8. 2026-06-08
   days on market $170,000 Active 44 DOM
9. 2026-06-07
   days on market $170,000 Active 43 DOM
10. 2026-06-05
    days on market $170,000 Active 40 DOM
11. 2026-06-03
    days on market $170,000 Active 39 DOM
12. 2026-06-02
    days on market $170,000 Active 38 DOM
13. 2026-06-01
    days on market $170,000 Active 37 DOM
14. 2026-05-31
    days on market $170,000 Active 36 DOM
15. 2026-04-26
    listed $175,000 Active 868-char remark

    Show marketing remark (770 chars)

    The is the whimsical property for you! This 4-bedroom, 2-bath property awaits your artistic vision to develop a space that fits your needs. Newer siding, plumbing, and some foundation work completed. Custom tile flooring and vivid walls await you on the inside, and a spacious exterior with deck overlook a sprawling yard and shed. The this cozy front porch features custom mosaic tile design, and you enter an open living and dining area. The kitchen sits at the edge of the dining area right next to the hallway and bedrooms. The primary suite includes its own bathroom and also opens up to the rear deck. There are endless possibilities of ways to enjoy this property. Did I mention there's OFF-STREET PARKING? Sold as is, with showings available by appointment only.

16. 2026-04-26
    listed $175,000 Active 770-char remark

    Show marketing remark (770 chars)

    The is the whimsical property for you! This 4-bedroom, 2-bath property awaits your artistic vision to develop a space that fits your needs. Newer siding, plumbing, and some foundation work completed. Custom tile flooring and vivid walls await you on the inside, and a spacious exterior with deck overlook a sprawling yard and shed. The this cozy front porch features custom mosaic tile design, and you enter an open living and dining area. The kitchen sits at the edge of the dining area right next to the hallway and bedrooms. The primary suite includes its own bathroom and also opens up to the rear deck. There are endless possibilities of ways to enjoy this property. Did I mention there's OFF-STREET PARKING? Sold as is, with showings available by appointment only.

17. 2020-09-10
    soldstatus $96,000
18. 2020-04-17
    listed $119,000
19. 2020-02-20
    listed $119,000
20. 2018-01-25
    soldstatus $58,000
21. 2018-01-16
    soldstatus $58,000 Sold
22. 2018-01-15
    status Under Contract
23. 2017-09-21
    price $75,000
24. 2017-06-22
    listed $85,000 Active
25. 2017-06-22
    listed $75,000
26. 2017-06-09
    historical
27. 2017-02-10
    price $91,900
28. 2016-12-09
    status Active
29. 2016-12-08
    historical
30. 2016-09-08
    price $98,900
31. 2016-06-08
    listed $119,900 Active
32. 2016-06-07
    listed $91,900
33. 2015-11-09
    historical
34. 2015-08-07
    price $70,000
35. 2015-07-10
    price $75,000
36. 2015-06-11
    listed $80,000 Active
37. 2015-06-11
    listed $70,000

ⓘ 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: $1,370 · $114/mo
• Projected year-2 tax: $1,370 · $114/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 · 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,485
• − Mortgage interest: −$9,523
• − Property taxes: −$1,370
• − Insurance: −$1,648
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$4,945
• Taxable loss: −$278
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $2,535/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): 25,652
• Household income: $45,764
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1988.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 30% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 5% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -177.22%
• Current HPI: 184.6061
• Rent YoY: ▲ 2.49%
• 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

+142.9% since first listed

25 events — show timeline

• 2026-05-24 Price Changed $170,000 AcadianaMLS
• 2026-05-24 Price Changed $170,000 GSREIN
• 2026-04-26 Listed $175,000 GSREIN
• 2026-04-26 Listed $175,000 AcadianaMLS
• 2020-09-10 Sold (Public Records) $96,000 Public Records
• 2020-04-17 Listed $119,000 AcadianaMLS
• 2020-02-20 Listed $119,000 AcadianaMLS
• 2018-01-25 Sold (Public Records) $58,000 Public Records
• 2018-01-16 Sold (MLS) $58,000 GSREIN
• 2018-01-15 Pending — GSREIN
• 2017-09-21 Price Changed $75,000 GSREIN
• 2017-06-22 Listed $85,000 GSREIN
• 2017-06-22 Listed $75,000 AcadianaMLS
• 2017-06-09 Listing Removed — GSREIN
• 2017-02-10 Price Changed $91,900 GSREIN
• 2016-12-09 Relisted — GSREIN
• 2016-12-08 Listing Removed — GSREIN
• 2016-09-08 Price Changed $98,900 GSREIN
• 2016-06-08 Listed $119,900 GSREIN
• 2016-06-07 Listed $91,900 AcadianaMLS
• 2015-11-09 Listing Removed — GSREIN
• 2015-08-07 Price Changed $70,000 GSREIN
• 2015-07-10 Price Changed $75,000 GSREIN
• 2015-06-11 Listed $80,000 GSREIN
• 2015-06-11 Listed $70,000 AcadianaMLS

Property tax history

+29.2%/yr

Latest (2026): $1,370 · +16.5% YoY. Source: county tax records.