1220 St Maurice Ave · New Orleans, LA 70117

$149,000

3 bd · 1.0 ba · 855 sqft · SingleFamily public records · 162 Days on market

Built 1946 $174/sqft · at area comps Est $159k · 7% 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 +10.4/15.0
• DSCR +7.0/10.0
• 1% rule +5.1/10.0
• 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

* OPEN HOUSE April 18th 10AM-12PM * Welcome to this cozy and light-filled New Orleans gem! Recently updated and thoughtfully designed, this home features soaring ceilings, abundant natural light, granite countertops, and durable LVP floor throughout. The open-concept living space makes great use for both everyday living and entertaining. Enjoy an updated bathroom, a charming front porch, and a private back deck for relaxing or hosting guests. Gated of-street parking adds convenience and peace of mind. Centrally located just minutes from the vibrant Bywater and Chalmette, this home offers the perfect blend of comfort, style, and location.

Key facts

• Charming front porch
• Private back deck
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• PRIVATE BACK DECK
• GATED OFF-STREET PARKING
• UPDATED BATHROOM
• CHARMING FRONT PORCH
• OPEN-CONCEPT LIVING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $149k).
• Recommended offer: $131k (12.0% 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 24d 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 39% 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 $4k 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 162 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $66k; list at $149k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1946 — 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1946 — 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 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: 1.01% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (median comp): $159,387
• List price: $149,000
• Delta: -6.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1325 Angela Ave	0.32mi	2/1.0 (-1)	855 (0%)	5mo	$155,000	$181	76
5412 Marais St	0.49mi	3/1.0	900 (+5%)	14mo	$131,500	$146	56
5859 N Claiborne Ave	0.36mi	3/2.0	903 (+6%)	22mo	$55,000	$61	52
329 Tricou St	0.60mi	2/1.0 (-1)	812 (-5%)	15mo	$130,000	$160	46
7 Alice Ct	0.59mi	2/1.0 (-1)	738 (-14%)	7mo	$45,000	$61	39
1835 Andry St	0.69mi	3/2.0	918 (+7%)	20mo	$125,000	$136	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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-14,037
• Equity at exit: $22,216

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,295
• Equity at exit: $12,883

Cash invested: $41,720 (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: $1,498 high
• Mortgage (P&I): −$781
• Tax from tax record: −$103 /mo · $1,240/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $171

Break-even live

Break-even rent $1,283

Max offer price $149,000

Occupancy floor 84%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1334 Tricou St New Orleans, LA	2.0	1.0	1117	$1,500	$1.34	21d	1	0.13mi
6002 Saint Claude Ave New Orleans, LA	2.0	2.0	965	$1,275	$1.32	21d	1	0.15mi
1030 Gordon St New Orleans, LA	2.0	1.0	675	$12,000	$17.78	43d	1	0.17mi
1030 Gordon St New Orleans, LA	2.0	1.0	675	$1,200	$1.78	3d	1	0.17mi
1030 Gordon St New Orleans, LA	2.0	1.0	675	$1,200	$1.78	3d	1	0.17mi
6038 N Rampart St New Orleans, LA	3.0	2.0	1080	$1,795	$1.66	23d	1	0.20mi
1420 Delery St New Orleans, LA	2.0	1.0	900	$1,250	$1.39	11d	1	0.21mi
5805 Saint Claude Ave New Orleans, LA	2.0	1.0	800	$1,200	$1.50	23d	1	0.22mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	3d	1	0.27mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	3d	1	0.27mi
1015 Government St Unit 11 Arabi, LA	2.0	1.0	720	$999	$1.39	43d	1	0.33mi
1333 Angela Ave Arabi, LA	3.0	2.0	1090	$1,850	$1.70	2d	1	0.35mi
5900 N Derbigny St Unit 1 New Orleans, LA	3.0	2.0	1000	$1,950	$1.95	3d	1	0.36mi
6019 Royal St New Orleans, LA	2.0	1.0	790	$1,200	$1.52	23d	1	0.38mi
716 Delery St Unit 716 New Orleans, LA	2.0	1.0	900	$1,200	$1.33	23d	1	0.39mi
18 Saint Claude Ct New Orleans, LA	3.0	1.0	864	$1,200	$1.39	11d	1	0.47mi
6608 Dauphine St Arabi, LA	2.0	1.0	989	$1,395	$1.41	10d	1	0.48mi
6608 Dauphine St Unit 6608 Arabi, LA	2.0	1.0	989	$1,325	$1.34	3d	1	0.48mi
6530 Royal St Arabi, LA	2.0	2.0	860	$1,550	$1.80	43d	1	0.49mi
1449 Andry St New Orleans, LA	2.0	1.0	833	$1,300	$1.56	23d	1	0.53mi
1422 Andry St New Orleans, LA	3.0	2.0	1100	$1,400	$1.27	3d	1	0.55mi
1810 Fats Domino Ave New Orleans, LA	2.0	2.0	975	$916	$0.94	23d	1	0.58mi
1414 Alexander Ave Unit B Arabi, LA	2.0	2.0	1000	$1,600	$1.60	43d	1	0.60mi
5434 Chartres St New Orleans, LA	2.0	1.0	800	$1,150	$1.44	23d	1	0.65mi
1835 Andry St New Orleans, LA	3.0	2.0	918	$1,800	$1.96	23d	1	0.68mi
5109 Burgundy St New Orleans, LA	2.0	1.0	1122	$1,474	$1.31	17d	1	0.71mi
918 Forstall St New Orleans, LA	2.0	1.0	800	$2,290	$2.86	23d	1	0.73mi
920 Forstall St New Orleans, LA	2.0	1.0	800	$1,600	$2.00	23d	1	0.73mi
816 Forstall St New Orleans, LA	3.0	1.0	850	$1,600	$1.88	23d	1	0.76mi
713 Community St Arabi, LA	2.0	1.0	850	$1,200	$1.41	3d	1	0.77mi
713 Community St Arabi, LA	2.0	1.0	850	$1,200	$1.41	3d	1	0.77mi
1137 Deslonde St New Orleans, LA	2.0	1.0	1017	$1,500	$1.47	23d	1	0.85mi
5317 N Galvez St New Orleans, LA	2.0	1.0	796	$1,275	$1.60	3d	1	0.85mi
505 Center St Unit A Arabi, LA	3.0	1.0	811	$1,300	$1.60	43d	1	0.86mi
2301 Esteban St Arabi, LA	3.0	1.0	1102	$1,800	$1.63	14d	1	0.90mi
4826 N Rampart St Unit 4826 New Orleans, LA	2.0	1.0	850	$1,200	$1.41	23d	1	0.90mi
924 Deslonde St Unit B New Orleans, LA	2.0	1.0	658	$1,250	$1.90	23d	1	0.90mi
4824 N Rampart St New Orleans, LA	2.0	1.0	606	$1,450	$2.39	23d	1	0.90mi
4824 N Rampart St New Orleans, LA	2.0	1.0	606	$1,450	$2.39	3d	1	0.90mi
1304 Jourdan Ave New Orleans, LA	2.0	2.0	890	$959	$1.08	16d	6	0.94mi

Listing history 24 events

1. 2026-06-18
   days on market $149,000 Active 162 DOM
2. 2026-06-17
   days on market $149,000 Active 161 DOM
3. 2026-06-16
   days on market $149,000 Active 160 DOM
4. 2026-06-15
   days on market $149,000 Active 159 DOM
5. 2026-06-13
   days on market $149,000 Active 157 DOM
6. 2026-06-10
   days on market $149,000 Active 154 DOM
7. 2026-06-09
   days on market $149,000 Active 153 DOM
8. 2026-06-08
   days on market $149,000 Active 152 DOM
9. 2026-06-07
   days on market $149,000 Active 151 DOM
10. 2026-06-05
    days on market $149,000 Active 148 DOM
11. 2026-06-03
    days on market $149,000 Active 147 DOM
12. 2026-06-02
    days on market $149,000 Active 146 DOM
13. 2026-06-01
    days on market $149,000 Active 145 DOM
14. 2026-05-31
    days on market $149,000 Active 144 DOM
15. 2026-01-07
    listed $149,000 Active 646-char remark

    Show marketing remark (643 chars)

    *OPEN HOUSE April 18th 10AM-12PM* Welcome to this cozy and light-filled New Orleans gem! Recently updated and thoughtfully designed, this home features soaring ceilings, abundant natural light, granite countertops, and durable LVP floor throughout. The open-concept living space makes great use for both everyday living and entertaining. Enjoy an updated bathroom, a charming front porch, and a private back deck for relaxing or hosting guests. Gated of-street parking adds convenience and peace of mind. Centrally located just minutes from the vibrant Bywater and Chalmette, this home offers the perfect blend of comfort, style, and location.

16. 2026-01-07
    listed $149,000 Active 643-char remark

    Show marketing remark (643 chars)

    *OPEN HOUSE April 18th 10AM-12PM* Welcome to this cozy and light-filled New Orleans gem! Recently updated and thoughtfully designed, this home features soaring ceilings, abundant natural light, granite countertops, and durable LVP floor throughout. The open-concept living space makes great use for both everyday living and entertaining. Enjoy an updated bathroom, a charming front porch, and a private back deck for relaxing or hosting guests. Gated of-street parking adds convenience and peace of mind. Centrally located just minutes from the vibrant Bywater and Chalmette, this home offers the perfect blend of comfort, style, and location.

17. 2022-02-07
    soldstatus $66,000 Closed
18. 2022-01-20
    status Pending
19. 2022-01-10
    price $80,000
20. 2021-12-03
    listed $90,000 Active
21. 2021-12-03
    listed $80,000
22. 2021-11-05
    price $90,000
23. 2021-08-09
    listed $90,000
24. 1983-11-17
    soldstatus $25,000

ⓘ 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: $1,240 · $103/mo
• Projected year-2 tax: $1,240 · $103/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: $17,981
• − Mortgage interest: −$8,346
• − Property taxes: −$1,240
• − Insurance: −$1,542
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$4,335
• Taxable loss: −$359
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $2,132/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

+496.0% since first listed

10 events — show timeline

• 2026-01-07 Listed $149,000 AcadianaMLS
• 2026-01-07 Listed $149,000 GSREIN
• 2022-02-07 Sold (MLS) $66,000 GSREIN
• 2022-01-20 Pending — GSREIN
• 2022-01-10 Price Changed $80,000 GSREIN
• 2021-12-03 Listed $80,000 AcadianaMLS
• 2021-12-03 Listed $90,000 GSREIN
• 2021-11-05 Price Changed $90,000 GSREIN
• 2021-08-09 Listed $90,000 AcadianaMLS
• 1983-11-17 Sold (Public Records) $25,000 Public Records

Property tax history

+19.2%/yr

Latest (2026): $1,240 · +1.1% YoY. Source: county tax records.