1464 N Claiborne Ave · New Orleans, LA 70116

$150,000

3 bd · 2.0 ba · 1,310 sqft · SingleFamily public records · 6 Days on market

Built 2013 3,101 sqft lot Est $261k · 42% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property at 1441 N. Claiborne Avenue was built in 2013 and is 75% complete. It features a mixed-use commercial/residential space in a highly accessible location. Situated steps from the intersection of I-10 and Esplanade Avenue in the heart of the Treme / 7th Ward, it is less than half a mile from the French Quarter and within walking distance to Treme, the Marigny Historic Districts, and the St. Claude streetcar line. It also offers quick access to bus routes, the interstate, downtown, and Uptown New Orleans. Zoned HMC-2, the property accommodates a range of potential uses, including retail, office, restaurant, and residential. Property is being sold As Is with no warranties expressed or implied. Owners will make no repairs. Inspections are for informational purposes only. Buyer is responsible for verifying all measurements, zoning, and intended use. No utilities will be provided for showings or inspections. Property subject to succession.

Key facts

• 3,101 sq ft lot
• Built 2013
• Listed 6 days

Tags

• HIGHLY ACCESSIBLE LOCATION
• HEART OF TREMÉ 7TH WARD
• WALKING DISTANCE TO TREMÉ
• QUICK ACCESS TO BUS ROUTES
• QUICK ACCESS TO INTERSTATE
• QUICK ACCESS TO DOWNTOWN

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation
• Construction: HardiPlank exterior; Shingle roof; Raised foundation
• Exterior features: Balcony; Porch; City lot; Rectangular lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Average condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 11.4% 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; 350 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,069/mo this rent would consume 47% of the median local household income ($52k/yr) (locally 1001% 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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.14%
• DSCR: 1.81
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $260,690
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1230 Annette St	0.27mi	3/2.0	1,309 (-0%)	2mo	$280,000	$214	86
1609 Marais St	0.25mi	3/2.0	1,345 (+3%)	4mo	$245,000	$182	80
1311 Frenchmen St	0.54mi	3/2.0	1,300 (-1%)	7mo	$225,000	$173	67
1314 Ursulines Ave	0.38mi	2/2.0 (-1)	1,380 (+5%)	6mo	$299,000	$217	64
820 N Prieur St	0.53mi	2/2.0 (-1)	1,279 (-2%)	5mo	$254,000	$199	62
1930 Dumaine St	0.51mi	3/2.0	1,422 (+8%)	0mo	$320,000	$225	62
1625 Frenchmen St	0.58mi	3/2.0	1,252 (-4%)	5mo	$170,000	$136	62
1022 N Derbigny St	0.34mi	2/2.0 (-1)	1,169 (-11%)	0mo	$232,500	$199	61
1522 St Philip St	0.39mi	2/2.0 (-1)	1,445 (+10%)	1mo	$437,500	$303	59
1520 N Dorgenois St	0.64mi	3/1.0	1,258 (-4%)	1mo	$179,000	$142	59
1715 Ursulines Ave	0.29mi	2/1.0 (-1)	1,172 (-10%)	6mo	$240,000	$205	55
1735 Touro St	0.56mi	4/2.5 (+1)	1,368 (+4%)	6mo	$186,000	$136	54

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 · 0.18% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $6,247
• Equity at exit: $22,365

10-year hold

• IRR: 10.6%
• Equity multiple: 1.72×
• Total profit: $30,125
• Equity at exit: $12,969

Cash invested: $42,000 (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 70116

• Home prices YoY: -34.5%
• Rents YoY: 0.2%
• Active inventory: 350
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,069 high
• Mortgage (P&I): −$787
• Tax from tax record: −$151 /mo · $1,806/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $569

Break-even live

Break-even rent $1,349

Max offer price $150,000

Occupancy floor 68%

Sensitivity live

Price	-10% $654	-5% $611	+0% $569	+5% $526	+10% $484
Rent	-10% $405	-5% $487	+0% $569	+5% $650	+10% $732
Rate	-1.0pp $644	-0.5pp $607	base $569	+0.5pp $530	+1.0pp $490

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1472 N Claiborne Ave New Orleans, LA	3.0	1.0	1312	$1,900	$1.45	17d	1	0.04mi
1435 N Derbigny St New Orleans, LA	2.0	2.0	1040	$1,600	$1.54	24d	1	0.14mi
1247 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	44d	1	0.20mi
1245 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	44d	1	0.20mi
1820 Kerlerec St New Orleans, LA	2.0	1.0	950	$1,600	$1.68	18d	1	0.22mi
1717 Gov Nicholls St New Orleans, LA	2.0	2.0	935	$1,695	$1.81	11d	1	0.23mi
1217 Kerlerec St Unit B New Orleans, LA	3.0	1.0	1300	$2,100	$1.62	4d	1	0.24mi
1434 Annette St New Orleans, LA	2.0	1.0	1536	$1,700	$1.11	4d	1	0.26mi
1434 Annette St New Orleans, LA	2.0	1.0	1536	$1,700	$1.11	4d	1	0.26mi
1216 Treme St Apt A New Orleans, LA	2.0	1.5	1000	$1,790	$1.79	24d	1	0.28mi
1424 N Johnson St New Orleans, LA	2.0	1.0	1100	$1,400	$1.27	24d	1	0.31mi
1035 N Derbigny St New Orleans, LA	3.0	1.0	1075	$1,399	$1.30	24d	1	0.32mi
1301 N Rampart St New Orleans, LA	2.0	2.0–2.5	2929	$7,750	$2.65	20d	2	0.35mi
1730 Allen St New Orleans, LA	2.0	1.0	920	$1,650	$1.79	24d	1	0.36mi
1811 New Orleans St New Orleans, LA	2.0	2.0	900	$1,700	$1.89	4d	1	0.39mi
1401 N Galvez St New Orleans, LA	2.0	1.0	1150	$2,600	$2.26	4d	1	0.41mi
1401 N Galvez St New Orleans, LA	2.0	1.0	1150	$2,600	$2.26	4d	1	0.41mi
1022 Barracks St New Orleans, LA	1.0–2.0	1.0–2.0	1233	$4,400	$3.57	44d	1	0.41mi
909 N Derbigny St New Orleans, LA	2.0	2.0	950	$1,850	$1.95	24d	1	0.43mi
928 Kerlerec St New Orleans, LA	3.0	3.5	1684	$2,750	$1.63	4d	1	0.44mi
928 Kerlerec St New Orleans, LA	3.0	3.5	1684	$2,750	$1.63	4d	1	0.44mi
922 Kerlerec St Unit B New Orleans, LA	2.0	2.5	1224	$2,000	$1.63	22d	1	0.44mi
1923 N Robertson St New Orleans, LA	3.0	2.0	1051	$1,950	$1.86	4d	1	0.45mi
1910 N Rampart St New Orleans, LA	2.0	1.0	1450	$1,995	$1.38	4d	1	0.46mi
1433 Dauphine St New Orleans, LA	2.0	1.0	950	$2,500	$2.63	24d	1	0.47mi
1121 N Galvez St New Orleans, LA	2.0	1.0	1040	$1,400	$1.35	24d	1	0.47mi
1929 Dumaine St New Orleans, LA	3.0	1.0	1293	$1,500	$1.16	4d	1	0.48mi
1309 Dauphine St #6 New Orleans, LA	2.0	2.0	950	$2,500	$2.63	12d	1	0.48mi
1309 Dauphine St #6 New Orleans, LA	2.0	2.0	950	$2,500	$2.63	4d	1	0.48mi
1940 N Rampart St Unit 101 New Orleans, LA	2.0	2.0	1150	$2,500	$2.17	44d	1	0.50mi
1521 Pauger St New Orleans, LA	2.0	2.0	1288	$2,500	$1.94	24d	1	0.50mi
1831 Saint Ann St Unit A New Orleans, LA	3.0	2.0	900	$1,650	$1.83	24d	1	0.51mi
1831 Saint Ann St Unit A New Orleans, LA	3.0	2.0	900	$2,000	$2.22	4d	1	0.51mi
824 Esplanade Ave New Orleans, LA	2.0	1.0	1200	$2,500	$2.08	18d	1	0.52mi
1136 Frenchmen St New Orleans, LA	2.0	1.0	1800	$1,650	$0.92	24d	1	0.52mi
1136 Frenchmen St New Orleans, LA	2.0	1.0	1000	$1,550	$1.55	4d	1	0.52mi
1136 Frenchmen St New Orleans, LA	2.0	1.0	1000	$1,550	$1.55	4d	1	0.52mi
1134 Frenchmen St New Orleans, LA	2.0	1.0	900	$1,550	$1.72	4d	1	0.52mi
1134 Frenchmen St New Orleans, LA	2.0	1.0	900	$1,550	$1.72	4d	1	0.52mi
817 Esplanade Ave Unit 1A New Orleans, LA	2.0	2.5	1586	$4,000	$2.52	4d	1	0.52mi

Listing history 6 events

1. 2026-06-18
   days on market $150,000 Active 6 DOM
2. 2026-06-17
   days on market $150,000 Active 5 DOM
3. 2026-06-16
   days on market $150,000 Active 4 DOM
4. 2026-06-15
   days on market $150,000 Active 3 DOM
5. 2026-06-13
   remarks 685-char remark
6. 2026-06-13
   listed $150,000 Active 1 DOM

ⓘ 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: $1,806 · $151/mo
• Projected year-2 tax: $1,806 · $151/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: $24,831
• − Mortgage interest: −$8,402
• − Property taxes: −$1,806
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − Depreciation: −$4,364
• Taxable income: $4,738
• Est. tax owed @ 24.0%: −$1,137
• After-tax cash flow: $5,686/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): 10,404
• Household income: $52,306
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 1001.0

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: White 45% Black 40% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 1% Cuban 3%
• Common ancestry: Lithuanian 6% Slovak 3% Romanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 2%

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: ▼ -144.83%
• Current HPI: 275.5453
• Rent YoY: ▲ 0.18%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-12 Listed $150,000 AcadianaMLS
• 2026-06-12 Listed $150,000 GSREIN

Property tax history

+18.7%/yr

Latest (2026): $1,806 · +1.1% YoY. Source: county tax records.