1730 Sere St · New Orleans, LA 70122

$125,000

2 bd · 1.0 ba · 916 sqft · SingleFamily public records · 77 Days on market

Built 1950 4,599 sqft lot $136/sqft · 25% below area Est $176k · 29% 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ideally located in a convenient and quiet Gentilly neighborhood, this one-story brick home offers both comfort and accessibility. Just minutes from the Fairgrounds and the world-famous Jazz Fest, you'll enjoy the best of New Orleans right at your doorstep while still having a peaceful place to call home. This property features 2 bedrooms and 1 bath, with a functional layout perfect for everyday living. The durable metal roof adds long-term value and peace of mind, while the spacious backyard provides plenty of room for entertaining, gardening, or future expansion. Whether you're looking for a primary residence or an investment opportunity in a prime location, this home is a must-see!

Key facts

• Durable metal roof
• Spacious backyard
• One story brick home

Tags

• ONE STORY BRICK HOME
• DURABLE METAL ROOF
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 (-0.6%/yr); 332 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 37% of the median local income ($49k/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 $864 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 77 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $50k; list at $125k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (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. Built in 1950 — 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: 1.22% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (median comp): $176,316
• List price: $125,000
• Delta: -29.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Winthrop Pl	0.66mi	2/1.0	877 (-4%)	2mo	$124,000	$141	60
3945 Virgil Blvd	0.34mi	2/1.0	858 (-6%)	19mo	$155,000	$181	58
4312 Pauger St	0.70mi	2/1.0	950 (+4%)	6mo	$50,500	$53	56
3311 Republic St	0.18mi	2/2.5	811 (-12%)	16mo	$168,000	$207	53
319 Warrington Dr	0.51mi	2/1.0	980 (+7%)	17mo	$174,500	$178	50
2633 New Orleans St	0.72mi	3/1.0 (+1)	925 (+1%)	12mo	$45,000	$49	50
541 Warrington Dr	0.72mi	2/1.0	1,002 (+9%)	2mo	$208,000	$208	49
3868 Pauger St	0.47mi	2/1.0	1,012 (+10%)	15mo	$195,000	$193	48
302 Wallace Dr	0.52mi	3/1.0 (+1)	864 (-6%)	18mo	$140,000	$162	46
2060 Stephen Girard St	0.75mi	2/1.0	863 (-6%)	23mo	$74,000	$86	36
320 Wallace Dr	0.54mi	3/2.0 (+1)	1,035 (+13%)	22mo	$208,000	$201	26

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-6,597
• Equity at exit: $18,638

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $474
• Equity at exit: $10,808

Cash invested: $35,000 (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 70122

• Rents YoY: -0.6%
• Active inventory: 332
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,527 high
• Mortgage (P&I): −$656
• Tax from tax record: −$148 /mo · $1,782/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $284

Break-even live

Break-even rent $1,168

Max offer price $125,000

Occupancy floor 76%

Sensitivity live

Price	-10% $355	-5% $319	+0% $284	+5% $248	+10% $213
Rent	-10% $163	-5% $223	+0% $284	+5% $344	+10% $404
Rate	-1.0pp $347	-0.5pp $316	base $284	+0.5pp $251	+1.0pp $218

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1664 Saint Denis St New Orleans, LA	2.0	1.0	1000	$2,000	$2.00	24d	1	0.11mi
3400 Havana St New Orleans, LA	2.0	2.0	1000	$1,500	$1.50	24d	1	0.12mi
3420 Annette St New Orleans, LA	2.0	1.0	900	$1,200	$1.33	3d	1	0.31mi
1621 Caton St New Orleans, LA	2.0	1.0	900	$1,300	$1.44	24d	1	0.34mi
1868 Benefit St New Orleans, LA	2.0	1.0	700	$1,100	$1.57	24d	1	0.34mi
3023 Bruxelles St New Orleans, LA	3.0	1.0	960	$2,200	$2.29	15d	1	0.38mi
1506 Treasure St Unit 1506 New Orleans, LA	2.0	1.0	1000	$1,500	$1.50	24d	1	0.40mi
213 Warrington Dr New Orleans, LA	2.0	1.0	975	$1,500	$1.54	21d	1	0.47mi
2910 Bruxelles St New Orleans, LA	3.0	2.0	1074	$1,600	$1.49	3d	1	0.47mi
2913 St Bernard Ave Unit A New Orleans, LA	2.0	1.0	1000	$1,700	$1.70	24d	1	0.51mi
1371 Sere St New Orleans, LA	2.0	2.0	760	$1,350	$1.78	24d	1	0.52mi
1373 Sere St New Orleans, LA	2.0	2.0	760	$1,350	$1.78	24d	1	0.52mi
2817 Paris Ave New Orleans, LA	3.0	1.0	1018	$1,700	$1.67	20d	1	0.54mi
2741 Bruxelles St New Orleans, LA	2.0	1.0	732	$1,500	$2.05	3d	1	0.56mi
2741 Bruxelles St New Orleans, LA	2.0	1.0	732	$1,500	$2.05	3d	1	0.56mi
4121 Duplessis St Unit C New Orleans, LA	1.0	1.0	800	$1,400	$1.75	24d	1	0.57mi
2130 N Broad St Unit 1A New Orleans, LA	2.0	1.0	925	$1,500	$1.62	24d	1	0.57mi
1737 Duels St New Orleans, LA	2.0	1.0	768	$1,450	$1.89	24d	1	0.61mi
1739 Duels St New Orleans, LA	2.0	1.0	768	$1,450	$1.89	24d	1	0.61mi
1922 Industry St Unit B New Orleans, LA	2.0	2.0	963	$1,325	$1.38	2d	1	0.63mi
3015 Castiglione St New Orleans, LA	2.0	1.0	1075	$1,500	$1.40	24d	1	0.63mi
3622 Buchanan St Unit 3622 New Orleans, LA	3.0	1.0	950	$1,525	$1.61	24d	1	0.64mi
3208 Trafalgar St Unit Cozy New Orleans, LA	1.0	1.0	540	$1,500	$2.78	3d	1	0.65mi
2817 Annette St New Orleans, LA	3.0	1.0	1100	$1,350	$1.23	24d	1	0.66mi
2310 George Nick Connor Dr New Orleans, LA	3.0	2.0	1050	$1,600	$1.52	24d	1	0.68mi
1996 Hope St New Orleans, LA	3.0	1.0	910	$1,550	$1.70	3d	1	0.73mi
2152 Abundance St Unit 2152 New Orleans, LA	3.0	2.0	1100	$1,599	$1.45	3d	1	0.74mi
2152 Abundance St Unit A New Orleans, LA	3.0	1.0	800	$1,599	$2.00	3d	1	0.74mi
1818 Paul Morphy St Unit B New Orleans, LA	3.0	2.0	1065	$1,800	$1.69	24d	1	0.75mi
4110 St Bernard Ave New Orleans, LA	2.0	1.0	1000	$1,215	$1.22	21d	1	0.75mi
4110 Saint Bernard Ave Unit 1 New Orleans, LA	2.0	1.0	1000	$1,215	$1.22	24d	1	0.75mi
4101 Cadillac St Unit A New Orleans, LA	2.0	1.0	850	$1,300	$1.53	24d	1	0.78mi
4117 Roneagle Way Apt D New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	20d	1	0.79mi
2632 Oreilly St New Orleans, LA	3.0	1.5	950	$1,450	$1.53	24d	1	0.79mi
2902 Aubry St New Orleans, LA	2.0	1.0	890	$1,350	$1.52	24d	1	0.80mi
2826 Aubry St New Orleans, LA	2.0	1.0	1000	$1,600	$1.60	11d	1	0.81mi
2514 Saint Anthony St New Orleans, LA	2.0	1.0	850	$1,500	$1.76	3d	1	0.88mi
2514 Saint Anthony St New Orleans, LA	2.0	1.0	850	$1,500	$1.76	3d	1	0.88mi
2510 Saint Anthony St New Orleans, LA	2.0	1.0	850	$1,500	$1.76	3d	1	0.89mi
2510 Saint Anthony St New Orleans, LA	2.0	1.0	850	$1,500	$1.76	3d	1	0.89mi

Listing history 19 events

1. 2026-06-18
   days on market $125,000 Active 77 DOM
2. 2026-06-17
   days on market $125,000 Active 76 DOM
3. 2026-06-16
   days on market $125,000 Active 75 DOM
4. 2026-06-15
   days on market $125,000 Active 74 DOM
5. 2026-06-13
   days on market $125,000 Active 72 DOM
6. 2026-06-10
   days on market $125,000 Active 69 DOM
7. 2026-06-09
   days on market $125,000 Active 68 DOM
8. 2026-06-08
   days on market $125,000 Active 67 DOM
9. 2026-06-07
   days on market $125,000 Active 66 DOM
10. 2026-06-05
    days on market $125,000 Active 63 DOM
11. 2026-06-03
    days on market $125,000 Active 62 DOM
12. 2026-06-02
    days on market $125,000 Active 61 DOM
13. 2026-06-01
    days on market $125,000 Active 60 DOM
14. 2026-05-31
    days on market $125,000 Active 59 DOM
15. 2026-05-06
    price $125,000 692-char remark

    Show marketing remark (704 chars)

    Ideally located in a convenient and quiet Gentilly neighborhood, this one-story brick home offers both comfort and accessibility. Just minutes from the Fairgrounds and the world-famous Jazz Fest, you’ll enjoy the best of New Orleans right at your doorstep while still having a peaceful place to call home. This property features 2 bedrooms and 1 bath, with a functional layout perfect for everyday living. The durable metal roof adds long-term value and peace of mind, while the spacious backyard provides plenty of room for entertaining, gardening, or future expansion. Whether you’re looking for a primary residence or an investment opportunity in a prime location, this home is a must-see!

16. 2026-05-06
    price $125,000 704-char remark

    Show marketing remark (704 chars)

    Ideally located in a convenient and quiet Gentilly neighborhood, this one-story brick home offers both comfort and accessibility. Just minutes from the Fairgrounds and the world-famous Jazz Fest, you’ll enjoy the best of New Orleans right at your doorstep while still having a peaceful place to call home. This property features 2 bedrooms and 1 bath, with a functional layout perfect for everyday living. The durable metal roof adds long-term value and peace of mind, while the spacious backyard provides plenty of room for entertaining, gardening, or future expansion. Whether you’re looking for a primary residence or an investment opportunity in a prime location, this home is a must-see!

17. 2026-04-02
    listed $127,000 Active 692-char remark

    Show marketing remark (704 chars)

    Ideally located in a convenient and quiet Gentilly neighborhood, this one-story brick home offers both comfort and accessibility. Just minutes from the Fairgrounds and the world-famous Jazz Fest, you’ll enjoy the best of New Orleans right at your doorstep while still having a peaceful place to call home. This property features 2 bedrooms and 1 bath, with a functional layout perfect for everyday living. The durable metal roof adds long-term value and peace of mind, while the spacious backyard provides plenty of room for entertaining, gardening, or future expansion. Whether you’re looking for a primary residence or an investment opportunity in a prime location, this home is a must-see!

18. 2026-04-02
    listed $127,000 Active 704-char remark

    Show marketing remark (704 chars)

    Ideally located in a convenient and quiet Gentilly neighborhood, this one-story brick home offers both comfort and accessibility. Just minutes from the Fairgrounds and the world-famous Jazz Fest, you’ll enjoy the best of New Orleans right at your doorstep while still having a peaceful place to call home. This property features 2 bedrooms and 1 bath, with a functional layout perfect for everyday living. The durable metal roof adds long-term value and peace of mind, while the spacious backyard provides plenty of room for entertaining, gardening, or future expansion. Whether you’re looking for a primary residence or an investment opportunity in a prime location, this home is a must-see!

19. 1991-09-30
    soldstatus $49,700

ⓘ 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: $1,782 · $148/mo
• Projected year-2 tax: $1,782 · $148/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 · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,324
• − Mortgage interest: −$7,002
• − Property taxes: −$1,782
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$3,636
• Taxable income: $1,549
• Est. tax owed @ 24.0%: −$372
• After-tax cash flow: $3,033/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): 35,253
• Household income: $49,455
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 2150.0

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 18% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Chinese 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: ▼ -222.37%
• Current HPI: 231.9921
• Rent YoY: ▼ -0.61%
• 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

+151.5% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $125,000 AcadianaMLS
• 2026-05-06 Price Changed $125,000 GSREIN
• 2026-04-02 Listed $127,000 GSREIN
• 2026-04-02 Listed $127,000 AcadianaMLS
• 1991-09-30 Sold (Public Records) $49,700 Public Records

Property tax history

+3.7%/yr

Latest (2026): $1,782 · +1.1% YoY. Source: county tax records.