2329 Rousseau St · New Orleans, LA 70115

$360,000

2 bd · 2.0 ba · 1,674 sqft · MultiFamily public records · 317 Days on market

Built 1900 $215/sqft · 16% below area Est $420k · 14% 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 +19.6/30.0
• ARV discount +13.9/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 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

BRAND NEW ROOF! Located just blocks from Magazine Street in the highly sought-after Irish Channel, this classic New Orleans double shotgun is full of historic charm and investment potential. Built in 1940 and offering a total of 1,640 sq ft, this multi-family property features two side-by-side units, each with 2 bedrooms / 1 bathroom, original hardwood and brick flooring, and 12-foot ceilings that create an open, airy feel. Inside, you'll find three beautiful brick-accented fireplaces, tall windows, and period details that give the home its signature style. Each unit includes a full appliance package: refrigerator, stove, oven, dishwasher, microwave, washer, and dryer. The fenced backyard offers an outdoor space to relax or entertain. Located on a 31 x 100 lot, there's easy street parking available and unbeatable access to local shops, restaurants, and all the charm of Magazine Street. Whether you're looking for an owner-occupant opportunity or a strong addition to your portfolio, this double delivers on both location and character.

Key facts

• Historic charm
• 12 foot ceilings
• Investment potential

Tags

• HISTORIC CHARM
• INVESTMENT POTENTIAL
• MULTI-FAMILY PROPERTY
• ORIGINAL HARDWOOD FLOORING
• BRICK FLOORING
• 12 FOOT CEILINGS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $360k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $360k).
• Recommended offer: $317k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 (-1.4%/yr); 278 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,675/mo this rent would consume 49% of the median local household income ($90k/yr) (locally 1756% 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 $11k 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 317 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y ago; this cycle's ask has dropped $115k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $316,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 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 1900 — 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: 1.02% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $419,821
• List price: $360,000
• Delta: -14.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
936 Second St	0.37mi	2/2.0	1,565 (-6%)	12mo	$499,999	$319	62
614 18 Washington Ave	0.35mi	3/2.0 (+1)	1,562 (-7%)	8mo	$395,000	$253	61
800 02 Ninth St	0.63mi	2/2.5	1,580 (-6%)	15mo	$193,000	$122	47
628 30 9th St	0.61mi	2/2.0	1,440 (-14%)	2mo	$350,000	$243	46

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: -12.0%
• Equity multiple: 0.58×
• Total profit: $-42,647
• Equity at exit: $53,677

10-year hold

• IRR: -8.1%
• Equity multiple: 0.56×
• Total profit: $-44,534
• Equity at exit: $31,126

Cash invested: $100,800 (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 70115

• Rents YoY: -1.4%
• Active inventory: 278
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $3,675 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$451 /mo · $5,410/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$772
• Net cashflow: $415

Break-even live

Break-even rent $3,150

Max offer price $360,000

Occupancy floor 84%

Sensitivity live

Price	-10% $618	-5% $516	+0% $415	+5% $313	+10% $211
Rent	-10% $124	-5% $269	+0% $415	+5% $560	+10% $705
Rate	-1.0pp $596	-0.5pp $506	base $415	+0.5pp $321	+1.0pp $226

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,674
Total (2 units)			$3,675

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
536 Jackson Ave New Orleans, LA	2.0	1.0	1259	$2,475	$1.97	22d	1	0.09mi
532 1st St New Orleans, LA	2.0	1.5	1202	$2,175	$1.81	4d	1	0.13mi
427 Jackson Ave New Orleans, LA	1.0–2.0	1.0–2.0	915	$3,495	$3.82	2d	4	0.13mi
428 1st St New Orleans, LA	2.0	1.5	1378	$2,800	$2.03	24d	1	0.14mi
625 Jackson Ave New Orleans, LA	1.0	1.0	890	$2,064	$2.32	2d	23	0.15mi
530 2nd St New Orleans, LA	3.0	2.5	2050	$5,250	$2.56	44d	1	0.18mi
2041 S Chippewa St Unit 2041 New Orleans, LA	3.0	2.5	1400	$2,700	$1.93	44d	1	0.20mi
2115 Chippewa St New Orleans, LA	3.0	2.0	1315	$2,400	$1.83	17d	1	0.20mi
2115 Chippewa St New Orleans, LA	3.0	2.0	1315	$2,500	$1.90	44d	1	0.20mi
2517 Saint Thomas St New Orleans, LA	3.0	3.0	2010	$4,000	$1.99	4d	1	0.21mi
515 3rd St New Orleans, LA	3.0	3.0	1687	$2,650	$1.57	45d	1	0.22mi
2325 Laurel St New Orleans, LA	2.0	1.0	1200	$1,600	$1.33	18d	1	0.29mi
2502 Laurel St New Orleans, LA	3.0	2.0	1333	$2,300	$1.73	18d	1	0.32mi
939 Jackson Ave New Orleans, LA	2.0	2.0	1500	$2,950	$1.97	44d	1	0.35mi
817 4th St New Orleans, LA	2.0	2.0	1232	$2,540	$2.06	4d	1	0.35mi
514 Washington Ave New Orleans, LA	2.0	2.0	1100	$2,200	$2.00	4d	1	0.35mi
1104 2nd St Unit B New Orleans, LA	2.0	2.0	1750	$10,000	$5.71	24d	1	0.46mi
2608 Magazine St New Orleans, LA	3.0	2.0	1844	$3,100	$1.68	44d	1	0.46mi
2628 Magazine St New Orleans, LA	3.0	2.0	1400	$2,650	$1.89	18d	1	0.48mi
617 7th St New Orleans, LA	3.0	2.0	1768	$3,400	$1.92	4d	1	0.50mi
913 Felicity St New Orleans, LA	1.0–3.0	1.0–2.0	999	$1,450	$1.45	24d	1	0.50mi
1204 Saint Andrew St Unit 1204 New Orleans, LA	3.0	2.0	1600	$2,300	$1.44	24d	1	0.55mi
1013 6th St New Orleans, LA	1.0	1.0	1400	$4,000	$2.86	44d	1	0.56mi
1111 6th St New Orleans, LA	3.0	1.5	1425	$2,995	$2.10	44d	1	0.61mi
1329 St Andrew St #2 New Orleans, LA	2.0	2.0	1104	$3,300	$2.99	44d	1	0.62mi
929 Eighth St New Orleans, LA	3.0	1.5	1600	$2,250	$1.41	24d	1	0.63mi
1555 Chippewa St New Orleans, LA	2.0	1.5	1100	$2,000	$1.82	24d	1	0.63mi
2725 Chestnut St New Orleans, LA	2.0	2.0	1766	$2,500	$1.42	44d	1	0.65mi
1330 Saint Mary St New Orleans, LA	2.0	2.0	1486	$2,795	$1.88	24d	1	0.67mi
1306 Felicity St Unit C New Orleans, LA	3.0	3.0	1500	$2,450	$1.63	18d	1	0.67mi
1216 6th St New Orleans, LA	2.0	1.0	1209	$3,600	$2.98	44d	1	0.68mi
2010 Prytania St New Orleans, LA	2.0	2.0	1600	$2,350	$1.47	24d	1	0.71mi
1005 Race St New Orleans, LA	2.0	2.0	1309	$2,200	$1.68	24d	1	0.73mi
909 Race St New Orleans, LA	2.0	1.5	1375	$2,100	$1.53	17d	1	0.73mi
921 Race St Unit C New Orleans, LA	3.0	2.0	1570	$3,000	$1.91	11d	1	0.74mi
1441 Washington Ave Unit A New Orleans, LA	2.0	2.5	2027	$3,500	$1.73	12d	1	0.76mi
2726 Prytania St #7 New Orleans, LA	2.0	2.0	1436	$2,500	$1.74	44d	1	0.76mi
2726 Prytania St #7 New Orleans, LA	2.0	2.0	1436	$2,350	$1.64	24d	1	0.76mi
1426 Urania St New Orleans, LA	2.0	1.0	1270	$1,350	$1.06	2d	1	0.76mi
239 Lavoisier St Unit C Gretna, LA	1.0	1.0	1200	$1,550	$1.29	4d	1	0.76mi

Listing history 39 events

1. 2026-06-18
   days on market $360,000 Active 317 DOM
2. 2026-06-17
   days on market $360,000 Active 316 DOM
3. 2026-06-16
   days on market $360,000 Active 315 DOM
4. 2026-06-15
   days on market $360,000 Active 314 DOM
5. 2026-06-13
   pricedays on market $360,000 Active 312 DOM
6. 2026-06-10
   days on market $389,000 Active 309 DOM
7. 2026-06-09
   days on market $389,000 Active 308 DOM
8. 2026-06-08
   days on market $389,000 Active 307 DOM
9. 2026-06-07
   days on market $389,000 Active 306 DOM
10. 2026-06-05
    days on market $389,000 Active 303 DOM
11. 2026-06-03
    days on market $389,000 Active 302 DOM
12. 2026-06-02
    days on market $389,000 Active 301 DOM
13. 2026-06-01
    days on market $389,000 Active 300 DOM
14. 2026-05-31
    days on market $389,000 Active 299 DOM
15. 2026-03-30
    price $389,000 1048-char remark

    Show marketing remark (1048 chars)

    BRAND NEW ROOF! Located just blocks from Magazine Street in the highly sought-after Irish Channel, this classic New Orleans double shotgun is full of historic charm and investment potential. Built in 1940 and offering a total of 1,640 sq ft, this multi-family property features two side-by-side units, each with 2 bedrooms / 1 bathroom, original hardwood and brick flooring, and 12-foot ceilings that create an open, airy feel. Inside, you'll find three beautiful brick-accented fireplaces, tall windows, and period details that give the home its signature style. Each unit includes a full appliance package: refrigerator, stove, oven, dishwasher, microwave, washer, and dryer. The fenced backyard offers an outdoor space to relax or entertain. Located on a 31 x 100 lot, there's easy street parking available and unbeatable access to local shops, restaurants, and all the charm of Magazine Street. Whether you're looking for an owner-occupant opportunity or a strong addition to your portfolio, this double delivers on both location and character.

16. 2026-03-30
    price $389,000 1048-char remark

    Show marketing remark (1048 chars)

    BRAND NEW ROOF! Located just blocks from Magazine Street in the highly sought-after Irish Channel, this classic New Orleans double shotgun is full of historic charm and investment potential. Built in 1940 and offering a total of 1,640 sq ft, this multi-family property features two side-by-side units, each with 2 bedrooms / 1 bathroom, original hardwood and brick flooring, and 12-foot ceilings that create an open, airy feel. Inside, you'll find three beautiful brick-accented fireplaces, tall windows, and period details that give the home its signature style. Each unit includes a full appliance package: refrigerator, stove, oven, dishwasher, microwave, washer, and dryer. The fenced backyard offers an outdoor space to relax or entertain. Located on a 31 x 100 lot, there's easy street parking available and unbeatable access to local shops, restaurants, and all the charm of Magazine Street. Whether you're looking for an owner-occupant opportunity or a strong addition to your portfolio, this double delivers on both location and character.

17. 2026-01-08
    price $400,000 1048-char remark

    Show marketing remark (1048 chars)

    BRAND NEW ROOF! Located just blocks from Magazine Street in the highly sought-after Irish Channel, this classic New Orleans double shotgun is full of historic charm and investment potential. Built in 1940 and offering a total of 1,640 sq ft, this multi-family property features two side-by-side units, each with 2 bedrooms / 1 bathroom, original hardwood and brick flooring, and 12-foot ceilings that create an open, airy feel. Inside, you'll find three beautiful brick-accented fireplaces, tall windows, and period details that give the home its signature style. Each unit includes a full appliance package: refrigerator, stove, oven, dishwasher, microwave, washer, and dryer. The fenced backyard offers an outdoor space to relax or entertain. Located on a 31 x 100 lot, there's easy street parking available and unbeatable access to local shops, restaurants, and all the charm of Magazine Street. Whether you're looking for an owner-occupant opportunity or a strong addition to your portfolio, this double delivers on both location and character.

18. 2026-01-08
    price $400,000 1048-char remark

    Show marketing remark (1048 chars)

    BRAND NEW ROOF! Located just blocks from Magazine Street in the highly sought-after Irish Channel, this classic New Orleans double shotgun is full of historic charm and investment potential. Built in 1940 and offering a total of 1,640 sq ft, this multi-family property features two side-by-side units, each with 2 bedrooms / 1 bathroom, original hardwood and brick flooring, and 12-foot ceilings that create an open, airy feel. Inside, you'll find three beautiful brick-accented fireplaces, tall windows, and period details that give the home its signature style. Each unit includes a full appliance package: refrigerator, stove, oven, dishwasher, microwave, washer, and dryer. The fenced backyard offers an outdoor space to relax or entertain. Located on a 31 x 100 lot, there's easy street parking available and unbeatable access to local shops, restaurants, and all the charm of Magazine Street. Whether you're looking for an owner-occupant opportunity or a strong addition to your portfolio, this double delivers on both location and character.

19. 2025-12-05
    price $430,000 1048-char remark

    Show marketing remark (1048 chars)

    BRAND NEW ROOF! Located just blocks from Magazine Street in the highly sought-after Irish Channel, this classic New Orleans double shotgun is full of historic charm and investment potential. Built in 1940 and offering a total of 1,640 sq ft, this multi-family property features two side-by-side units, each with 2 bedrooms / 1 bathroom, original hardwood and brick flooring, and 12-foot ceilings that create an open, airy feel. Inside, you'll find three beautiful brick-accented fireplaces, tall windows, and period details that give the home its signature style. Each unit includes a full appliance package: refrigerator, stove, oven, dishwasher, microwave, washer, and dryer. The fenced backyard offers an outdoor space to relax or entertain. Located on a 31 x 100 lot, there's easy street parking available and unbeatable access to local shops, restaurants, and all the charm of Magazine Street. Whether you're looking for an owner-occupant opportunity or a strong addition to your portfolio, this double delivers on both location and character.

20. 2025-12-05
    price $430,000 1048-char remark

    Show marketing remark (1048 chars)

    BRAND NEW ROOF! Located just blocks from Magazine Street in the highly sought-after Irish Channel, this classic New Orleans double shotgun is full of historic charm and investment potential. Built in 1940 and offering a total of 1,640 sq ft, this multi-family property features two side-by-side units, each with 2 bedrooms / 1 bathroom, original hardwood and brick flooring, and 12-foot ceilings that create an open, airy feel. Inside, you'll find three beautiful brick-accented fireplaces, tall windows, and period details that give the home its signature style. Each unit includes a full appliance package: refrigerator, stove, oven, dishwasher, microwave, washer, and dryer. The fenced backyard offers an outdoor space to relax or entertain. Located on a 31 x 100 lot, there's easy street parking available and unbeatable access to local shops, restaurants, and all the charm of Magazine Street. Whether you're looking for an owner-occupant opportunity or a strong addition to your portfolio, this double delivers on both location and character.

21. 2025-10-07
    price $449,000 1048-char remark

    Show marketing remark (1048 chars)

    BRAND NEW ROOF! Located just blocks from Magazine Street in the highly sought-after Irish Channel, this classic New Orleans double shotgun is full of historic charm and investment potential. Built in 1940 and offering a total of 1,640 sq ft, this multi-family property features two side-by-side units, each with 2 bedrooms / 1 bathroom, original hardwood and brick flooring, and 12-foot ceilings that create an open, airy feel. Inside, you'll find three beautiful brick-accented fireplaces, tall windows, and period details that give the home its signature style. Each unit includes a full appliance package: refrigerator, stove, oven, dishwasher, microwave, washer, and dryer. The fenced backyard offers an outdoor space to relax or entertain. Located on a 31 x 100 lot, there's easy street parking available and unbeatable access to local shops, restaurants, and all the charm of Magazine Street. Whether you're looking for an owner-occupant opportunity or a strong addition to your portfolio, this double delivers on both location and character.

22. 2025-10-07
    price $449,000 1048-char remark

    Show marketing remark (1048 chars)

    BRAND NEW ROOF! Located just blocks from Magazine Street in the highly sought-after Irish Channel, this classic New Orleans double shotgun is full of historic charm and investment potential. Built in 1940 and offering a total of 1,640 sq ft, this multi-family property features two side-by-side units, each with 2 bedrooms / 1 bathroom, original hardwood and brick flooring, and 12-foot ceilings that create an open, airy feel. Inside, you'll find three beautiful brick-accented fireplaces, tall windows, and period details that give the home its signature style. Each unit includes a full appliance package: refrigerator, stove, oven, dishwasher, microwave, washer, and dryer. The fenced backyard offers an outdoor space to relax or entertain. Located on a 31 x 100 lot, there's easy street parking available and unbeatable access to local shops, restaurants, and all the charm of Magazine Street. Whether you're looking for an owner-occupant opportunity or a strong addition to your portfolio, this double delivers on both location and character.

23. 2025-08-05
    listed $475,000 Active 1048-char remark

    Show marketing remark (1048 chars)

    BRAND NEW ROOF! Located just blocks from Magazine Street in the highly sought-after Irish Channel, this classic New Orleans double shotgun is full of historic charm and investment potential. Built in 1940 and offering a total of 1,640 sq ft, this multi-family property features two side-by-side units, each with 2 bedrooms / 1 bathroom, original hardwood and brick flooring, and 12-foot ceilings that create an open, airy feel. Inside, you'll find three beautiful brick-accented fireplaces, tall windows, and period details that give the home its signature style. Each unit includes a full appliance package: refrigerator, stove, oven, dishwasher, microwave, washer, and dryer. The fenced backyard offers an outdoor space to relax or entertain. Located on a 31 x 100 lot, there's easy street parking available and unbeatable access to local shops, restaurants, and all the charm of Magazine Street. Whether you're looking for an owner-occupant opportunity or a strong addition to your portfolio, this double delivers on both location and character.

24. 2025-08-05
    listed $475,000 Active 1048-char remark

    Show marketing remark (1048 chars)

    BRAND NEW ROOF! Located just blocks from Magazine Street in the highly sought-after Irish Channel, this classic New Orleans double shotgun is full of historic charm and investment potential. Built in 1940 and offering a total of 1,640 sq ft, this multi-family property features two side-by-side units, each with 2 bedrooms / 1 bathroom, original hardwood and brick flooring, and 12-foot ceilings that create an open, airy feel. Inside, you'll find three beautiful brick-accented fireplaces, tall windows, and period details that give the home its signature style. Each unit includes a full appliance package: refrigerator, stove, oven, dishwasher, microwave, washer, and dryer. The fenced backyard offers an outdoor space to relax or entertain. Located on a 31 x 100 lot, there's easy street parking available and unbeatable access to local shops, restaurants, and all the charm of Magazine Street. Whether you're looking for an owner-occupant opportunity or a strong addition to your portfolio, this double delivers on both location and character.

25. 2020-10-21
    soldstatus $379,000
26. 2011-04-29
    soldstatus $125,000
27. 2011-04-28
    soldstatus $94,500
28. 2011-03-03
    listed $116,000
29. 2008-10-15
    listed $224,000
30. 2006-12-14
    soldstatus $195,000
31. 2006-09-29
    soldstatus $195,000
32. 2006-03-24
    listed $199,000
33. 2004-11-12
    soldstatus $125,000
34. 2004-05-18
    listed $129,000
35. 2004-05-03
    soldstatus $93,125
36. 2004-01-15
    listed $99,000
37. 2001-04-16
    soldstatus $55,000
38. 2001-04-16
    soldstatus $55,000
39. 2001-03-20
    listed $55,000

ⓘ 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: $5,410 · $451/mo
• Projected year-2 tax: $5,410 · $451/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 6/10 Major FEMA zone X · 73% 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,100
• − Mortgage interest: −$20,166
• − Property taxes: −$5,410
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,528
• − Management: −$3,528
• − Depreciation: −$10,473
• Taxable loss: −$804
• Est. tax savings @ 24.0%: +$193
• After-tax cash flow: $5,168/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): 31,183
• Household income: $90,182
• Rent vs Own: 45.7% rent · 54.3% own
• Severe rent burden: 1756.0

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 0.58)
• Race & ethnicity: White 59% Black 26% Two or more races 8% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 8% Italian 3% Slovak 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -272.08%
• Current HPI: 287.2138
• Rent YoY: ▼ -1.42%
• 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

+607.3% since first listed

25 events — show timeline

• 2026-03-30 Price Changed $389,000 AcadianaMLS
• 2026-03-30 Price Changed $389,000 GSREIN
• 2026-01-08 Price Changed $400,000 AcadianaMLS
• 2026-01-08 Price Changed $400,000 GSREIN
• 2025-12-05 Price Changed $430,000 AcadianaMLS
• 2025-12-05 Price Changed $430,000 GSREIN
• 2025-10-07 Price Changed $449,000 AcadianaMLS
• 2025-10-07 Price Changed $449,000 GSREIN
• 2025-08-05 Listed $475,000 GSREIN
• 2025-08-05 Listed $475,000 AcadianaMLS
• 2020-10-21 Sold (Public Records) $379,000 Public Records
• 2011-04-29 Sold (Public Records) $125,000 Public Records
• 2011-04-28 Sold (MLS) $94,500 GSREIN
• 2011-03-03 Listed $116,000 GSREIN
• 2008-10-15 Listed $224,000 GSREIN
• 2006-12-14 Sold (Public Records) $195,000 Public Records
• 2006-09-29 Sold (MLS) $195,000 GSREIN
• 2006-03-24 Listed $199,000 GSREIN
• 2004-11-12 Sold (MLS) $125,000 GSREIN
• 2004-05-18 Listed $129,000 GSREIN
• 2004-05-03 Sold (MLS) $93,125 GSREIN
• 2004-01-15 Listed $99,000 GSREIN
• 2001-04-16 Sold (Public Records) $55,000 Public Records
• 2001-04-16 Sold (MLS) $55,000 GSREIN
• 2001-03-20 Listed $55,000 GSREIN

Property tax history

+13.4%/yr

Latest (2026): $5,410 · +1.1% YoY. Source: county tax records.