2512 A S Prieur St · New Orleans, LA 70125

$100,000

4 bd · 2.0 ba · 1,116 sqft · MultiFamily · 139 Days on market

Built 1959 Good condition 901 sqft lot $90/sqft · 37% below area Est $159k · 37% under ↓ 28% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.7/5.0
• 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

Great time to purchase for owner occupy and have tenant pay a majority of the note. Would be a great asset to your portfolio. Unsure of age as I have found 2 different ages in public records. Property next door is another double and for sale as well (2508-10). Building next door. Great opportunity to have a lucrative addition to your investment portfolio.

Key facts

• Built 1959
• Listed 139 days

🏷️ Possibly a rental listed for sale. The $100,000 price doesn't fit this home's estimated sale value (~$158,833) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.1% 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; 217 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).
• At $2,752/mo this rent would consume 54% of the median local household income ($61k/yr) (locally 1270% 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 $691 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 + 0.7% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $59k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 2.75% ✓
• Cap rate: 24.09%
• Cash-on-cash: 63.56%
• DSCR: 3.83
• GRM: 3.0

CMA / ARV

• ARV (median comp): $158,833
• List price: $100,000
• Delta: -37.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 60.0%
• Equity multiple: 3.58×
• Total profit: $72,144
• Equity at exit: $14,910

10-year hold

• IRR: 63.9%
• Equity multiple: 6.73×
• Total profit: $160,514
• Equity at exit: $8,646

Cash invested: $28,000 (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 70125

• Home prices YoY: -16.3%
• Rents YoY: 0.7%
• Active inventory: 217
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,752 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $1,483

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 41%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,752
Total (2 units)			$2,752

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3208 Louisiana Avenue Pkwy New Orleans, LA	3.0	2.0	1391	$1,900	$1.37	17d	1	0.09mi
3230 Toledano St New Orleans, LA	3.0	2.0	950	$1,750	$1.84	23d	1	0.13mi
3514 S Miro St New Orleans, LA	3.0	2.0	1230	$1,950	$1.59	17d	1	0.14mi
3511 S Miro St New Orleans, LA	3.0	1.0	802	$1,000	$1.25	23d	1	0.16mi
4305 S Johnson St Unit 4305 New Orleans, LA	3.0	1.0	1175	$1,595	$1.36	11d	1	0.18mi
4206 S Derbigny St New Orleans, LA	3.0	1.0	1300	$1,600	$1.23	23d	1	0.21mi
2833 S Derbigny St New Orleans, LA	3.0	2.0	1500	$1,795	$1.20	23d	1	0.23mi
2620 S Galvez St Apt 2B New Orleans, LA	3.0	1.0	1000	$1,100	$1.10	17d	1	0.30mi
3322 Third St New Orleans, LA	3.0	2.0	950	$1,450	$1.53	23d	1	0.33mi
3829 General Taylor St New Orleans, LA	3.0	1.0	1000	$1,300	$1.30	23d	1	0.33mi
3617 Fourth St Unit A New Orleans, LA	3.0	2.0	1225	$1,995	$1.63	17d	1	0.33mi
2606 S Miro St New Orleans, LA	3.0	2.0	1450	$2,016	$1.39	23d	1	0.34mi
2628 S Derbigny St New Orleans, LA	3.0	1.0	900	$1,500	$1.67	3d	1	0.35mi
3204 2nd St New Orleans, LA	3.0	2.0	850	$1,295	$1.52	23d	1	0.40mi
3120 Second St New Orleans, LA	3.0	3.0	1256	$2,050	$1.63	23d	1	0.41mi
3122 2nd St New Orleans, LA	3.0	3.0	1206	$2,075	$1.72	23d	1	0.41mi
3108 Second St New Orleans, LA	3.0	3.0	1216	$2,100	$1.73	3d	1	0.42mi
3435 Magnolia St New Orleans, LA	3.0	1.0	1050	$1,500	$1.43	23d	1	0.44mi
4611 S Claiborne Ave Unit 4609 New Orleans, LA	3.0	2.0	1200	$1,995	$1.66	23d	1	0.44mi
3632 First St Unit B New Orleans, LA	3.0	2.0	950	$1,750	$1.84	11d	1	0.47mi
3632 First St Unit A New Orleans, LA	3.0	2.0	950	$1,850	$1.95	11d	1	0.47mi
2341 S Roman St Unit U New Orleans, LA	3.0	2.0	1000	$1,850	$1.85	23d	1	0.48mi
3218 Jackson Ave New Orleans, LA	3.0	2.0	1267	$1,750	$1.38	23d	1	0.51mi
2539 Amelia St New Orleans, LA	3.0	2.0	1296	$2,200	$1.70	23d	1	0.53mi
2535 Marengo St New Orleans, LA	3.0	1.0	1300	$1,200	$0.92	14d	1	0.53mi
4631 Clara St New Orleans, LA	3.0	1.0	1100	$1,995	$1.81	23d	1	0.55mi
2806 Upperline St Unit Lower New Orleans, LA	3.0	2.0	1250	$2,500	$2.00	19d	1	0.60mi
2625 Upperline St New Orleans, LA	3.0	2.0	1200	$1,800	$1.50	3d	1	0.66mi
4403 Elba St New Orleans, LA	3.0	2.0	1400	$1,800	$1.29	3d	1	0.68mi
4401 Elba St New Orleans, LA	3.0	2.0	1400	$1,850	$1.32	23d	1	0.68mi
2612 Soniat St Apt 2B New Orleans, LA	3.0	2.0	857	$1,600	$1.87	23d	1	0.70mi
2612 Soniat St Apt 2B New Orleans, LA	3.0	2.0	857	$1,600	$1.87	2d	1	0.70mi
2232 Amelia St New Orleans, LA	3.0	2.0	900	$1,800	$2.00	17d	1	0.73mi
2427 Soniat St New Orleans, LA	3.0	2.0	1500	$2,750	$1.83	17d	1	0.74mi
2425 Soniat St New Orleans, LA	3.0	2.5	1500	$2,850	$1.90	11d	1	0.74mi
4520 Elba St New Orleans, LA	3.0	2.0	1100	$1,700	$1.55	23d	1	0.75mi
1318 S Salcedo St Unit 101 New Orleans, LA	4.0	2.0	1152	$1,775	$1.54	17d	1	0.79mi
1318 S Salcedo St Unit 202 New Orleans, LA	4.0	2.0	1152	$1,975	$1.71	23d	1	0.79mi
1603 S Rendon St New Orleans, LA	3.0	2.0	1329	$1,900	$1.43	20d	1	0.80mi
2722 Martin L King Bl New Orleans, LA	3.0	2.5	1350	$1,800	$1.33	23d	1	0.80mi

Listing history 21 events

1. 2026-06-18
   days on market $100,000 Active 139 DOM
2. 2026-06-17
   days on market $100,000 Active 138 DOM
3. 2026-06-16
   days on market $100,000 Active 137 DOM
4. 2026-06-16
   price $100,000 Active 136 DOM
5. 2026-06-15
   days on market $114,000 Active 136 DOM
6. 2026-06-13
   days on market $114,000 Active 134 DOM
7. 2026-06-10
   days on market $114,000 Active 131 DOM
8. 2026-06-09
   days on market $114,000 Active 130 DOM
9. 2026-06-08
   days on market $114,000 Active 129 DOM
10. 2026-06-07
    days on market $114,000 Active 128 DOM
11. 2026-06-05
    days on market $114,000 Active 125 DOM
12. 2026-06-03
    days on market $114,000 Active 124 DOM
13. 2026-06-02
    days on market $114,000 Active 123 DOM
14. 2026-06-01
    days on market $114,000 Active 122 DOM
15. 2026-05-31
    days on market $114,000 Active 121 DOM
16. 2026-05-02
    price $114,000 357-char remark

    Show marketing remark (357 chars)

    Great time to purchase for owner occupy and have tenant pay a majority of the note. Would be a great asset to your portfolio. Unsure of age as I have found 2 different ages in public records. Property next door is another double and for sale as well (2508-10). Building next door. Great opportunity to have a lucrative addition to your investment portfolio.

17. 2026-05-02
    price $114,000 357-char remark

    Show marketing remark (357 chars)

    Great time to purchase for owner occupy and have tenant pay a majority of the note. Would be a great asset to your portfolio. Unsure of age as I have found 2 different ages in public records. Property next door is another double and for sale as well (2508-10). Building next door. Great opportunity to have a lucrative addition to your investment portfolio.

18. 2026-03-22
    price $120,000 357-char remark

    Show marketing remark (357 chars)

    Great time to purchase for owner occupy and have tenant pay a majority of the note. Would be a great asset to your portfolio. Unsure of age as I have found 2 different ages in public records. Property next door is another double and for sale as well (2508-10). Building next door. Great opportunity to have a lucrative addition to your investment portfolio.

19. 2026-03-22
    price $120,000 357-char remark

    Show marketing remark (357 chars)

    Great time to purchase for owner occupy and have tenant pay a majority of the note. Would be a great asset to your portfolio. Unsure of age as I have found 2 different ages in public records. Property next door is another double and for sale as well (2508-10). Building next door. Great opportunity to have a lucrative addition to your investment portfolio.

20. 2026-01-24
    listed $159,000 Active 357-char remark

    Show marketing remark (357 chars)

    Great time to purchase for owner occupy and have tenant pay a majority of the note. Would be a great asset to your portfolio. Unsure of age as I have found 2 different ages in public records. Property next door is another double and for sale as well (2508-10). Building next door. Great opportunity to have a lucrative addition to your investment portfolio.

21. 2026-01-24
    listed $159,000 Active 357-char remark

    Show marketing remark (357 chars)

    Great time to purchase for owner occupy and have tenant pay a majority of the note. Would be a great asset to your portfolio. Unsure of age as I have found 2 different ages in public records. Property next door is another double and for sale as well (2508-10). Building next door. Great opportunity to have a lucrative addition to your investment portfolio.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,024
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,642
• − Management: −$2,642
• − Depreciation: −$2,909
• Taxable income: $17,230
• Est. tax owed @ 24.0%: −$4,135
• After-tax cash flow: $13,661/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 · 6 photos

Good 75/100 Cosmetic rehab

This property is in good condition with a cosmetic rehab level, featuring a modern kitchen and bathrooms. Upgrades in paint, flooring, and smart home features would significantly enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Upgrading the flooring in the bathrooms — Modern flooring improves both resale and rental appeal.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the property more attractive to buyers and renters.
• Both Upgrading the kitchen appliances — Modern appliances can increase both resale and rental value by making the kitchen more appealing to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Upgrading the flooring in the bathrooms — Modern flooring improves both resale and rental appeal. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the property more attractive to buyers and renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase both resale and rental value by making the kitchen more appealing to potential buyers and renters. ↑

ⓘ 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): 17,821
• Household income: $61,174
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 1270.0

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: Black 51% White 32% Hispanic / Latino 9% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 1% Chinese 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: ▼ -49.68%
• Current HPI: 255.5998
• Rent YoY: ▲ 0.73%
• 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

-28.3% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $114,000 AcadianaMLS
• 2026-05-02 Price Changed $114,000 GSREIN
• 2026-03-22 Price Changed $120,000 AcadianaMLS
• 2026-03-22 Price Changed $120,000 GSREIN
• 2026-01-24 Listed $159,000 GSREIN
• 2026-01-24 Listed $159,000 AcadianaMLS