4728 30 St. Peter St · New Orleans, LA 70119

$549,000

6 bd · 3.0 ba · 4,199 sqft · MultiFamily public records · 52 Days on market

Built 1927 $131/sqft · at area comps Est $566k · at est.

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Why this score? — see what drove the D 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 +16.0/30.0
• ARV discount +8.9/15.0
• DSCR +5.0/10.0
• 1% rule +4.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Step into timeless New Orleans charm with this spacious, multi-level historic tri-plex featuring over 4,200 sq ft of living space. Showcasing classic architectural details throughout, this property offers original hardwood floors, soaring ceilings, decorative fireplaces, and stunning stained-glass windows that fill the home with natural light. The flexible floor plan includes multiple living and dining areas, generously sized bedrooms, and private balconies/porches on multiple levels, perfect for enjoying the surrounding neighborhood ambiance. The expansive layout provides endless possibilities--ideal for a large primary residence, multi-generational living, or potential income-producing opportunities. The kitchen and living spaces offer ample room for entertaining, while the home's historic character has been thoughtfully preserved. Located in a vibrant area with easy access to dining, shopping, and local attractions, this is a rare opportunity to own a truly distinctive New Orleans property with both charm and scale.

Key facts

• Historic tri-plex
• Private balconies
• Soaring ceilings

Tags

• HISTORIC TRI-PLEX
• ORIGINAL HARDWOOD FLOORS
• SOARING CEILINGS
• DECORATIVE FIREPLACES
• STAINED-GLASS WINDOWS
• PRIVATE BALCONIES

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $549k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive. Per door: $104/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $494k (10.0% below list).
• Recommended offer: $494k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Zoned schools: Benjamin Franklin Elem. Math And Science (math 12% / reading 23%, grade F, #479 of 646 statewide, top 75%, 747 students, 98% FRL, charter) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 381 active listings in the ZIP; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $4,939/mo this rent would consume 112% 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 $4k of loan paydown is wiped out by about $16k 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 52 days — a 3% lower offer ($533k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $50k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $549k implies a 1272% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1927 — 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 $493,900 (10.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 10% 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. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.10
• GRM: 9.3

CMA / ARV

• ARV (median comp): $566,440
• List price: $549,000
• Delta: -3.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
633-35 N Carrollton Ave	0.54mi	7/4.5 (+1)	3,943 (-6%)	14mo	$720,000	$183	42
4523-25 Iberville St	0.33mi	7/4.0 (+1)	3,624 (-14%)	17mo	$400,000	$110	39
124 N Solomon St	0.53mi	5/5.0 (-1)	3,796 (-10%)	12mo	$494,000	$130	36

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: -17.1%
• Equity multiple: 0.41×
• Total profit: $-90,175
• Equity at exit: $81,858

10-year hold

• IRR: -15.6%
• Equity multiple: 0.24×
• Total profit: $-117,349
• Equity at exit: $47,467

Cash invested: $153,720 (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: 18.5×

Monthly cashflow live

• Estimated rent: $4,939 high
• Mortgage (P&I): −$2,879
• Tax from tax record: −$520 /mo · $6,235/yr
• Insurance: −$229
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,037
• Net cashflow: $208

Break-even live

Break-even rent $4,676

Max offer price $549,000

Occupancy floor 91%

Sensitivity live

Price	-10% $519	-5% $363	+0% $208	+5% $53	+10% $-103
Rent	-10% $-182	-5% $13	+0% $208	+5% $403	+10% $598
Rate	-1.0pp $484	-0.5pp $348	base $208	+0.5pp $66	+1.0pp $-79

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$4,940
Total (2 units)			$4,939

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-08
   status Pending 1034-char remark

   Show marketing remark (1045 chars)

   Step into timeless New Orleans charm with this spacious, multi-level historic tri-plex featuring over 4,200 sq ft of living space. Showcasing classic architectural details throughout, this property offers original hardwood floors, soaring ceilings, decorative fireplaces, and stunning stained-glass windows that fill the home with natural light. The flexible floor plan includes multiple living and dining areas, generously sized bedrooms, and private balconies/porches on multiple levels, perfect for enjoying the surrounding neighborhood ambiance. The expansive layout provides endless possibilities—ideal for a large primary residence, multi-generational living, or potential income-producing opportunities. The kitchen and living spaces offer ample room for entertaining, while the home’s historic character has been thoughtfully preserved. Located in a vibrant area with easy access to dining, shopping, and local attractions, this is a rare opportunity to own a truly distinctive New Orleans property with both charm and scale.

2. 2026-05-08
   status Pending 1045-char remark

   Show marketing remark (1045 chars)

   Step into timeless New Orleans charm with this spacious, multi-level historic tri-plex featuring over 4,200 sq ft of living space. Showcasing classic architectural details throughout, this property offers original hardwood floors, soaring ceilings, decorative fireplaces, and stunning stained-glass windows that fill the home with natural light. The flexible floor plan includes multiple living and dining areas, generously sized bedrooms, and private balconies/porches on multiple levels, perfect for enjoying the surrounding neighborhood ambiance. The expansive layout provides endless possibilities—ideal for a large primary residence, multi-generational living, or potential income-producing opportunities. The kitchen and living spaces offer ample room for entertaining, while the home’s historic character has been thoughtfully preserved. Located in a vibrant area with easy access to dining, shopping, and local attractions, this is a rare opportunity to own a truly distinctive New Orleans property with both charm and scale.

3. 2026-04-16
   price $549,000 1034-char remark

   Show marketing remark (1045 chars)

   Step into timeless New Orleans charm with this spacious, multi-level historic tri-plex featuring over 4,200 sq ft of living space. Showcasing classic architectural details throughout, this property offers original hardwood floors, soaring ceilings, decorative fireplaces, and stunning stained-glass windows that fill the home with natural light. The flexible floor plan includes multiple living and dining areas, generously sized bedrooms, and private balconies/porches on multiple levels, perfect for enjoying the surrounding neighborhood ambiance. The expansive layout provides endless possibilities—ideal for a large primary residence, multi-generational living, or potential income-producing opportunities. The kitchen and living spaces offer ample room for entertaining, while the home’s historic character has been thoughtfully preserved. Located in a vibrant area with easy access to dining, shopping, and local attractions, this is a rare opportunity to own a truly distinctive New Orleans property with both charm and scale.

4. 2026-04-16
   price $549,000 1045-char remark

   Show marketing remark (1045 chars)

   Step into timeless New Orleans charm with this spacious, multi-level historic tri-plex featuring over 4,200 sq ft of living space. Showcasing classic architectural details throughout, this property offers original hardwood floors, soaring ceilings, decorative fireplaces, and stunning stained-glass windows that fill the home with natural light. The flexible floor plan includes multiple living and dining areas, generously sized bedrooms, and private balconies/porches on multiple levels, perfect for enjoying the surrounding neighborhood ambiance. The expansive layout provides endless possibilities—ideal for a large primary residence, multi-generational living, or potential income-producing opportunities. The kitchen and living spaces offer ample room for entertaining, while the home’s historic character has been thoughtfully preserved. Located in a vibrant area with easy access to dining, shopping, and local attractions, this is a rare opportunity to own a truly distinctive New Orleans property with both charm and scale.

5. 2026-03-17
   listed $599,000 Active 1034-char remark

   Show marketing remark (1045 chars)

   Step into timeless New Orleans charm with this spacious, multi-level historic tri-plex featuring over 4,200 sq ft of living space. Showcasing classic architectural details throughout, this property offers original hardwood floors, soaring ceilings, decorative fireplaces, and stunning stained-glass windows that fill the home with natural light. The flexible floor plan includes multiple living and dining areas, generously sized bedrooms, and private balconies/porches on multiple levels, perfect for enjoying the surrounding neighborhood ambiance. The expansive layout provides endless possibilities—ideal for a large primary residence, multi-generational living, or potential income-producing opportunities. The kitchen and living spaces offer ample room for entertaining, while the home’s historic character has been thoughtfully preserved. Located in a vibrant area with easy access to dining, shopping, and local attractions, this is a rare opportunity to own a truly distinctive New Orleans property with both charm and scale.

6. 2026-03-17
   listed $599,000 Active 1045-char remark

   Show marketing remark (1045 chars)

   Step into timeless New Orleans charm with this spacious, multi-level historic tri-plex featuring over 4,200 sq ft of living space. Showcasing classic architectural details throughout, this property offers original hardwood floors, soaring ceilings, decorative fireplaces, and stunning stained-glass windows that fill the home with natural light. The flexible floor plan includes multiple living and dining areas, generously sized bedrooms, and private balconies/porches on multiple levels, perfect for enjoying the surrounding neighborhood ambiance. The expansive layout provides endless possibilities—ideal for a large primary residence, multi-generational living, or potential income-producing opportunities. The kitchen and living spaces offer ample room for entertaining, while the home’s historic character has been thoughtfully preserved. Located in a vibrant area with easy access to dining, shopping, and local attractions, this is a rare opportunity to own a truly distinctive New Orleans property with both charm and scale.

7. 2019-04-03
   listed $525,000
8. 1979-11-12
   soldstatus $40,000

ⓘ 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: $6,235 · $520/mo
• Projected year-2 tax: $6,235 · $520/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 7/10 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: $59,268
• − Mortgage interest: −$30,753
• − Property taxes: −$6,235
• − Insurance: −$3,542
• − Repairs & maintenance: −$4,741
• − Management: −$4,741
• − Depreciation: −$15,971
• Taxable loss: −$6,716
• Est. tax savings @ 24.0%: +$1,612
• After-tax cash flow: $4,108/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): 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

+1272.5% since first listed

8 events — show timeline

• 2026-05-08 Pending — AcadianaMLS
• 2026-05-08 Pending — GSREIN
• 2026-04-16 Price Changed $549,000 AcadianaMLS
• 2026-04-16 Price Changed $549,000 GSREIN
• 2026-03-17 Listed $599,000 GSREIN
• 2026-03-17 Listed $599,000 AcadianaMLS
• 2019-04-03 Listed $525,000 AcadianaMLS
• 1979-11-12 Sold (Public Records) $40,000 Public Records

Property tax history

+8.4%/yr

Latest (2026): $6,235 · +1.1% YoY. Source: county tax records.