8539 Freret St · New Orleans, LA 70118

$2,800

2 bd · 2.5 ba · 1,120 sqft · SingleFamily public records · 1 Days on market

Built 1913 3,598 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

*** For Lease, All utilities included: Electric, Water, Trash, Lawn Care, and WiFi** Charming 2-Bedroom, 2.5 Bathroom Home with bonus room, could be used as an office, playroom, craft room, or more. Private Parking space behind a secure electric gate. Located in close proximity to Ochsner Hospital, Oak St. & Carrollton St., you'll have easy access to shopping, restaurants, and all the amenities you desire. **Lease Terms:** - Monthly Rent: $2,800 - Security Deposit: $2,800 Pets: Dogs only, allowed on a case-by-case basis. $300 Non-refundable pet deposit. **No Smoking Allowed** Home is currently furnished, but can be rented unfurnished upon request. Don't miss out on this incredible opportunity to live in a cozy, well-appointed home with all the utilities included.

Key facts

• Bonus room
• Private parking
• Secure electric gate

Tags

• BONUS ROOM
• PRIVATE PARKING
• SECURE ELECTRIC GATE
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO RESTAURANTS

Property features AI

Finance

• Other: Pets allowed with restrictions (dogs OK)

Exterior

• Parking: Off-street parking; One parking space
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation; Shingle roof; Frame and hardboard construction; Property in excellent condition
• Construction: Built with frame and hardboard; Raised foundation; Shingle roof
• Exterior features: Fenced yard; Porch; Corner lot; City lot; Rectangular lot; Lot dimensions approximately 30 x 120

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator; Granite counters; Pantry; Stainless steel appliances
• Bedrooms: Total rooms: 4
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Granite counters; Pantry; Stainless steel appliances
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

🏷️ Possibly a rental listed for sale. The $2,800 price doesn't fit this home's estimated sale value (~$344,960) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $3k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $3k).
• Cap rate 648.1% 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; 279 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 36% of the median local income ($64k/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 $19 of loan paydown is wiped out by about $84 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.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $784 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 24y ago 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; built in 1913 — 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,800

Questions for the listing agent

1. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 68.58% ✓
• Cap rate: 648.14%
• Cash-on-cash: 2292.32%
• DSCR: 103.00
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $344,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8426 Green St	0.44mi	2/2.0	1,130 (+1%)	2mo	$260,000	$230	74
8607 Willow St	0.27mi	2/2.0	1,046 (-7%)	1mo	$340,000	$325	73
8528 Jeannette St	0.31mi	2/2.0	1,200 (+7%)	1mo	$349,000	$291	71
917 Joliet St	0.08mi	2/1.0	1,251 (+12%)	0mo	$297,400	$238	70
1419 Cambronne St	0.32mi	2/2.0	1,186 (+6%)	4mo	$365,000	$308	70
8608 Spruce St	0.64mi	2/2.0	1,103 (-2%)	12mo	$250,000	$227	56
7715 Freret St	0.59mi	2/1.0	1,130 (+1%)	13mo	$429,000	$380	55
1520 Adams St	0.69mi	2/1.0	1,069 (-5%)	1mo	$375,000	$351	53
500 Monticello Ave	0.52mi	2/1.0	1,072 (-4%)	13mo	$180,000	$168	52
7526 Freret St	0.69mi	2/2.0	1,172 (+5%)	12mo	$420,000	$358	48
1424 Leonidas St	0.29mi	3/1.0 (+1)	1,284 (+15%)	6mo	$59,000	$46	46
7514 Hampson St	0.74mi	2/1.0	1,249 (+12%)	12mo	$465,000	$372	30

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 · 0.97% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 111.87×
• Total profit: $86,925
• Equity at exit: $417

10-year hold

• IRR: —
• Equity multiple: 228.30×
• Total profit: $178,205
• Equity at exit: $242

Cash invested: $784 (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 70118

• Rents YoY: 1.0%
• Active inventory: 279
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,920 high
• Mortgage (P&I): −$15
• Tax est. 1.5%: −$4 /mo · $42/yr
• Insurance: −$1
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $1,431

Break-even live

Break-even rent $109

Max offer price $2,800

Occupancy floor 20%

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: $700
• Closing costs: $84
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8539 Freret St New Orleans, LA	2.0	2.5	1180	$2,800	$2.37	3d	1	0.03mi
8416 Oak St Unit F New Orleans, LA	2.0	2.0	1109	$2,800	$2.52	14d	1	0.13mi
8416 Oak St New Orleans, LA	2.0	2.0	1223	$2,650	$2.17	43d	2	0.13mi
8634 Plum St New Orleans, LA	2.0	1.0	750	$1,450	$1.93	11d	1	0.20mi
8220 Maple St Unit F New Orleans, LA	2.0	2.5	1300	$3,000	$2.31	11d	1	0.25mi
1324 Cambronne St Unit 101 New Orleans, LA	1.0	1.0	777	$1,650	$2.12	23d	1	0.25mi
8526 Willow St New Orleans, LA	2.0	1.0	1056	$1,475	$1.40	23d	1	0.26mi
1034 S Carrollton Ave Unit B New Orleans, LA	1.0	1.0	900	$1,295	$1.44	17d	1	0.29mi
1311 General Ogden St New Orleans, LA	2.0	1.0	730	$990	$1.36	23d	1	0.32mi
8515 Jeannette St New Orleans, LA	2.0	2.0	1215	$2,000	$1.65	16d	1	0.35mi
1010 Short St Unit A New Orleans, LA	2.0	1.0	1100	$1,450	$1.32	23d	1	0.38mi
1528 Joliet St New Orleans, LA	1.0	1.0	700	$1,350	$1.93	11d	1	0.38mi
1526 Dante St New Orleans, LA	3.0	3.0	1446	$3,000	$2.07	17d	1	0.40mi
1517 Dante St New Orleans, LA	3.0	1.0	1500	$1,700	$1.13	17d	1	0.40mi
1600 Monroe St Unit 1B New Orleans, LA	2.0	1.0	850	$1,550	$1.82	17d	1	0.42mi
1600 Monroe St Unit 2A New Orleans, LA	2.0	1.0	791	$1,750	$2.21	17d	1	0.42mi
8231 Birch St Unit A New Orleans, LA	2.0	1.0	800	$1,645	$2.06	23d	1	0.45mi
8943 Jeannette St New Orleans, LA	2.0	2.0	1040	$1,375	$1.32	11d	1	0.45mi
8626 Green St New Orleans, LA	3.0	1.5	1450	$1,500	$1.03	17d	1	0.46mi
8607 Green St New Orleans, LA	2.0	1.0	735	$1,300	$1.77	23d	1	0.47mi
8609 Green St New Orleans, LA	3.0	2.0	1009	$1,800	$1.78	17d	1	0.47mi
1701 Cambronne St New Orleans, LA	2.0	1.0	900	$1,800	$2.00	23d	1	0.48mi
8635 Green St New Orleans, LA	3.0	1.0	950	$950	$1.00	14d	1	0.48mi
117 Addison St New Orleans, LA	2.0	1.5	1088	$1,350	$1.24	23d	1	0.50mi
7817 Maple St Unit upper New Orleans, LA	2.0	1.0	1500	$1,675	$1.12	23d	1	0.50mi
127 Addison St New Orleans, LA	2.0	1.0	800	$1,500	$1.88	43d	1	0.50mi
1730 Joliet St New Orleans, LA	2.0	1.0	850	$1,400	$1.65	3d	1	0.51mi
8227 Green St Unit B New Orleans, LA	2.0	1.0	800	$1,200	$1.50	23d	1	0.51mi
7904 Saint Charles Ave Unit B2 New Orleans, LA	1.0	1.0	750	$1,275	$1.70	23d	1	0.52mi
8422 Hickory St Unit B New Orleans, LA	1.0	1.5	1000	$2,400	$2.40	23d	1	0.52mi
7836 Saint Charles Ave Unit C New Orleans, LA	3.0	1.0	1200	$1,900	$1.58	23d	1	0.54mi
7801 Hampson St Unit C New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	23d	1	0.54mi
1225 Burdette St Unit 1225 New Orleans, LA	2.0	1.0	700	$1,200	$1.71	23d	1	0.55mi
7721 Oak St New Orleans, LA	3.0	2.0	1344	$2,700	$2.01	43d	1	0.56mi
1338 Burdette St New Orleans, LA	2.0	1.0	1050	$1,200	$1.14	2d	1	0.56mi
1820 Cambronne St New Orleans, LA	2.0	1.5	900	$1,600	$1.78	14d	1	0.57mi
1822 Cambronne St New Orleans, LA	2.0	1.5	900	$1,600	$1.78	14d	1	0.57mi
7636 Zimpel St New Orleans, LA	2.0	1.0	900	$1,300	$1.44	21d	1	0.59mi
7718 Willow St New Orleans, LA	3.0	1.0	1206	$2,460	$2.04	17d	1	0.60mi
7625 Oak St New Orleans, LA	3.0	1.0	1400	$1,900	$1.36	23d	1	0.61mi

Listing history 2 events

1. 2026-06-10
   remarks 695-char remark
2. 2026-06-10
   listed $2,800 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 59% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 19 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: $23,043
• − Mortgage interest: −$157
• − Property taxes: −$42
• − Insurance: −$812
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$81
• Taxable income: $18,264
• Est. tax owed @ 24.0%: −$4,383
• After-tax cash flow: $12,791/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): 36,072
• Household income: $63,750
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2237.0

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 0.65)
• Race & ethnicity: White 47% Black 34% Hispanic / Latino 11% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Italian 2% Romanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 86% English-only · Spanish 7% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -210.46%
• Current HPI: 282.9629
• Rent YoY: ▲ 0.97%
• 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

-79.3% since first listed

30 events — show timeline

• 2026-06-09 Listed $2,800 AcadianaMLS
• 2026-06-09 Listed $2,800 GSREIN
• 2025-02-09 Rental Removed $2,800 GSREIN
• 2025-01-04 Listed for Rent $2,800 GSREIN
• 2023-08-29 Rental Removed $2,500 GSREIN
• 2023-08-23 Listed for Rent $2,500 GSREIN
• 2021-07-16 Sold (MLS) $438,900 GSREIN
• 2021-06-07 Pending — GSREIN
• 2021-05-10 Price Changed $464,900 GSREIN
• 2021-04-27 Listed $464,900 AcadianaMLS
• 2021-04-27 Listed $475,000 GSREIN
• 2013-07-19 Sold (Public Records) $345,800 Public Records
• 2013-07-17 Sold (MLS) $345,800 GSREIN
• 2013-05-29 Listed $345,800 AcadianaMLS
• 2013-05-29 Listed $345,800 GSREIN
• 2012-06-27 Sold (Public Records) $320,000 Public Records
• 2012-06-07 Sold (MLS) $320,000 GSREIN
• 2012-04-03 Listed $325,000 AcadianaMLS
• 2012-04-03 Listed $325,000 GSREIN
• 2006-02-15 Sold (MLS) $295,000 GSREIN
• 2006-01-04 Listed $295,000 GSREIN
• 2006-01-04 Listed $295,000 AcadianaMLS
• 2003-12-05 Sold (MLS) $253,000 GSREIN
• 2003-08-20 Listed $265,000 AcadianaMLS
• 2003-08-20 Listed $265,000 GSREIN
• 2003-01-21 Sold (MLS) $120,000 GSREIN
• 2002-10-07 Listed $139,000 AcadianaMLS
• 2002-10-07 Listed $139,000 GSREIN
• 1992-02-19 Sold (Public Records) $39,000 Public Records
• 1990-02-22 Sold (Public Records) $13,500 Public Records

Property tax history

+2.3%/yr

Latest (2026): $5,273 · +1.1% YoY. Source: county tax records.