2312 14 Aubry St · New Orleans, LA 70119

$298,000

4 bd · 2.0 ba · 1,832 sqft · MultiFamily · 77 Days on market

Built 2001 Good condition 3,458 sqft lot $163/sqft · at area comps Est $307k · at est.

---

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 +20.0/30.0
• ARV discount +8.8/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +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

Beautiful NEWLY renovated duplex in a convenient New Orleans location awaits you!…This INCOME-PRODUCING property features two BEAUTIFULLY updated 2 bedroom, 1 bathroom units, each with an OPEN-CONCEPT floor plan and BUTCHER BLOCK countertops…The upstairs unit offers stainless steel appliances along with a covered, RELAXING front porch and a LARGE back porch overlooking the SPACIOUS, fully fenced-in backyard with a large rear lot…The downstairs unit features a spacious covered patio and a GENEROUS driveway for off-street parking…Additional highlights include a NEW ROOF, NEW HVAC system and washer/dryer hookups for each unit…GREAT location just minutes from Downtown, the French Quarter, WORLD FAMOUS restaurants and more with easy access to I-10…SCHEDULE your PRIVATE showing today!

Key facts

• Covered front porch
• Large back porch
• 3,458 sq ft lot

Tags

• INCOME-PRODUCING PROPERTY
• OPEN-CONCEPT FLOOR PLAN
• BUTCHER BLOCK COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• COVERED FRONT PORCH
• LARGE BACK PORCH

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $298k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive. Per door: $184/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $298k).
• Recommended offer: $280k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 soft (-0.2%/yr); 381 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,072/mo this rent would consume 69% of the median local household income ($53k/yr) (locally 3381% 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.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($280k) is reasonable based on typical stale-listing flexibility.

Recommended offer $280,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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. 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: 1.03% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $306,726
• List price: $298,000
• Delta: -2.84%
• 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
1668 Paul Morphy St	0.10mi	4/2.0	1,980 (+8%)	0mo	$285,000	$144	82
2649 51 Bruxelles St	0.24mi	4/2.0	1,881 (+3%)	6mo	$142,000	$75	80
2520 22 D'abadie St	0.09mi	4/2.0	1,632 (-11%)	3mo	$278,600	$171	75
1917-19 N Dorgenois St	0.34mi	4/2.0	1,775 (-3%)	7mo	$150,000	$85	73
1737 39 Duels St	0.35mi	4/2.0	1,692 (-8%)	2mo	$200,000	$118	69
1024 26 N Rocheblave St	0.37mi	4/5.0	1,826 (-0%)	6mo	$380,000	$208	65
2428 30 A P Tureaud Ave	0.37mi	4/2.0	1,946 (+6%)	9mo	$215,000	$110	65
2816 18 Republic St	0.36mi	4/2.0	1,700 (-7%)	9mo	$200,000	$118	64
2134 Annette St	0.64mi	4/4.0	1,816 (-1%)	3mo	$210,000	$116	58
2714 16 New Orleans St	0.49mi	4/2.0	1,623 (-11%)	4mo	$230,000	$142	55
1636 .5 N Miro St	0.43mi	4/3.0	1,621 (-12%)	9mo	$300,000	$185	49
2408 10 Saint Anthony St	0.67mi	4/4.0	1,950 (+6%)	10mo	$320,000	$164	42

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.59×
• Total profit: $-33,841
• Equity at exit: $44,433

10-year hold

• IRR: -7.4%
• Equity multiple: 0.59×
• Total profit: $-33,935
• Equity at exit: $25,766

Cash invested: $83,440 (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 70119

• Home prices YoY: -34.8%
• Rents YoY: -0.2%
• Active inventory: 381
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $3,072 high
• Mortgage (P&I): −$1,563
• Tax est. 1.5%: −$372 /mo · $4,470/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $367

Break-even live

Break-even rent $2,607

Max offer price $298,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,072
Total (2 units)			$3,072

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: $74,500
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2329 Laharpe St New Orleans, LA	3.0	1.0	1250	$1,000	$0.80	19d	1	0.38mi
1466 N White St New Orleans, LA	3.0	1.5	1500	$2,250	$1.50	3d	1	0.39mi
1901 Gentilly Blvd New Orleans, LA	3.0	2.5	2205	$4,000	$1.81	43d	1	0.41mi
2664 Lepage St New Orleans, LA	3.0	2.0	1750	$2,725	$1.56	43d	1	0.41mi
2331 Columbus St New Orleans, LA	3.0	1.0	1976	$1,850	$0.94	23d	1	0.42mi
1831 N Miro St New Orleans, LA	3.0	2.0	1882	$2,500	$1.33	43d	1	0.50mi
3024 Esplanade Ave New Orleans, LA	3.0	2.5	2300	$4,500	$1.96	43d	1	0.59mi
3702 Trafalgar St New Orleans, LA	3.0	2.0	1428	$2,350	$1.65	16d	1	0.62mi
1933 Industry St New Orleans, LA	3.0	2.0	1400	$1,595	$1.14	16d	1	0.65mi
2731 Saint Philip St Unit 2733 New Orleans, LA	4.0	2.0	2000	$2,600	$1.30	23d	1	0.72mi
3228 Pauger St New Orleans, LA	5.0	2.0	1600	$2,100	$1.31	23d	1	0.74mi
2920 Pauger St New Orleans, LA	4.0	2.0	1882	$1,995	$1.06	23d	1	0.76mi
1938 N Johnson St Unit 38 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	23d	1	0.77mi
1936 N Johnson St Unit 36 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	23d	1	0.77mi
3443 Esplanade Ave New Orleans, LA	3.0	1.0–2.0	997	$2,500	$2.51	3d	30	0.84mi
824 N Dupre St New Orleans, LA	3.0	2.0	1315	$2,250	$1.71	17d	1	0.86mi
1472 N Claiborne Ave New Orleans, LA	3.0	1.0	1312	$1,900	$1.45	16d	1	0.89mi
3607 Havana St New Orleans, LA	3.0	2.0	1693	$1,488	$0.88	17d	1	0.90mi
3624 Havana St New Orleans, LA	3.0	1.0	1388	$1,875	$1.35	16d	1	0.91mi
2129 Dumaine St New Orleans, LA	3.0	2.0	1226	$1,850	$1.51	3d	1	0.94mi
1837 Touro St New Orleans, LA	3.0	1.0	1994	$2,000	$1.00	23d	1	0.94mi
1433 Esplanade Ave New Orleans, LA	3.0	2.0	2411	$5,000	$2.07	2d	1	0.99mi
1929 Dumaine St New Orleans, LA	3.0	1.0	1293	$1,500	$1.16	3d	1	1.01mi
2107 Elysian Fields Ave New Orleans, LA	4.0	2.0	1794	$1,650	$0.92	3d	1	1.03mi
3515 Saint Anthony Ave New Orleans, LA	3.0	2.0	1366	$2,500	$1.83	23d	1	1.05mi
2220 N Prieur St New Orleans, LA	3.0	2.0	1334	$2,000	$1.50	23d	1	1.11mi
1247 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	43d	1	1.11mi
1245 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	43d	1	1.11mi
1217 Kerlerec St Unit B New Orleans, LA	3.0	1.0	1300	$2,100	$1.62	3d	1	1.15mi
2115 Mandeville St New Orleans, LA	3.0	2.0	1400	$1,650	$1.18	23d	1	1.16mi
4111 Jumonville St New Orleans, LA	3.0	2.5	1543	$2,300	$1.49	10d	1	1.21mi
3700 Orleans Ave New Orleans, LA	1.0–3.0	1.0–2.0	1081	$2,945	$2.72	3d	48	1.22mi
2738 Bienville St New Orleans, LA	4.0	3.0	1671	$2,200	$1.32	23d	1	1.25mi
315 N Miro St New Orleans, LA	3.0	3.0	1276	$2,300	$1.80	20d	1	1.27mi
315 N Miro St New Orleans, LA	3.0	3.0	1276	$2,500	$1.96	23d	1	1.27mi
1908 Saint Louis St New Orleans, LA	3.0	3.0	1234	$2,300	$1.86	23d	1	1.28mi
2033 Conti St New Orleans, LA	3.0	3.0	1249	$2,250	$1.80	14d	1	1.28mi
1486 Mandolin St New Orleans, LA	3.0	2.0	1497	$1,900	$1.27	3d	1	1.29mi
1021 Henriette Delille St New Orleans, LA	3.0	2.0	2012	$2,250	$1.12	17d	1	1.30mi
2105 Bienville St New Orleans, LA	3.0	3.0	1231	$2,350	$1.91	17d	1	1.32mi

Listing history 15 events

1. 2026-06-18
   days on market $298,000 Active 77 DOM
2. 2026-06-17
   days on market $298,000 Active 76 DOM
3. 2026-06-16
   days on market $298,000 Active 75 DOM
4. 2026-06-15
   days on market $298,000 Active 74 DOM
5. 2026-06-13
   days on market $298,000 Active 72 DOM
6. 2026-06-10
   days on market $298,000 Active 69 DOM
7. 2026-06-09
   days on market $298,000 Active 68 DOM
8. 2026-06-08
   days on market $298,000 Active 67 DOM
9. 2026-06-07
   days on market $298,000 Active 66 DOM
10. 2026-06-05
    days on market $298,000 Active 63 DOM
11. 2026-06-03
    days on market $298,000 Active 62 DOM
12. 2026-06-02
    days on market $298,000 Active 61 DOM
13. 2026-06-01
    days on market $298,000 Active 60 DOM
14. 2026-05-31
    days on market $298,000 Active 59 DOM
15. 2026-04-01
    listed $298,000 Active 831-char remark

    Show marketing remark (831 chars)

    Beautiful NEWLY renovated duplex in a convenient New Orleans location awaits you!…This INCOME-PRODUCING property features two BEAUTIFULLY updated 2 bedroom, 1 bathroom units, each with an OPEN-CONCEPT floor plan and BUTCHER BLOCK countertops…The upstairs unit offers stainless steel appliances along with a covered, RELAXING front porch and a LARGE back porch overlooking the SPACIOUS, fully fenced-in backyard with a large rear lot…The downstairs unit features a spacious covered patio and a GENEROUS driveway for off-street parking…Additional highlights include a NEW ROOF, NEW HVAC system and washer/dryer hookups for each unit…GREAT location just minutes from Downtown, the French Quarter, WORLD FAMOUS restaurants and more with easy access to I-10…SCHEDULE your PRIVATE showing today!

ⓘ 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: $36,864
• − Mortgage interest: −$16,693
• − Property taxes: −$4,470
• − Insurance: −$1,490
• − Repairs & maintenance: −$2,949
• − Management: −$2,949
• − Depreciation: −$8,669
• Taxable loss: −$356
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $4,495/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 · 12 photos

Good 80/100 Cosmetic rehab

This newly renovated duplex is in excellent condition with updated kitchens and bathrooms, a new roof, and a well-maintained exterior. It offers a great location and is ready for immediate occupancy.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping and yard maintenance — A well-maintained yard can improve curb appeal and attract potential buyers
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are more durable and can add value to the home
• Rental Install smart home devices — Smart home devices can attract tech-savvy renters and add convenience

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping and yard maintenance — A well-maintained yard can improve curb appeal and attract potential buyers ↑
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are more durable and can add value to the home ↑
• Rental Install smart home devices — Smart home devices can attract tech-savvy renters and add convenience ↑

ⓘ 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): 37,253
• Household income: $53,143
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 3381.0

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 0.64)
• Race & ethnicity: Black 44% White 40% Two or more races 10% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Slovak 2% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 0%

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: ▼ -135.38%
• Current HPI: 253.1929
• Rent YoY: ▼ -0.20%
• 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

1 event — show timeline

• 2026-04-01 Listed $298,000 GSREIN