912 Cambronne St · New Orleans, LA 70118

$249,000

3 bd · 2.0 ba · 2,038 sqft · SingleFamily public records · 54 Days on market

Built 1940 3,598 sqft lot $122/sqft · 60% below area

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• 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

This propeety is located in the Carrollotoin neighborhood of New Orleans, which is known for its historic charm. The property has enormous potential, featuring classic architectural details, high ceilings and original wood floorsl. A complete renovation is needed to restore its charm and maximize its value.

Key facts

• Complete renovation
• Historic charm
• Original wood floors

Tags

• CARROLLTON NEIGHBORHOOD
• HISTORIC CHARM
• CLASSIC ARCHITECTURAL DETAILS
• HIGH CEILINGS
• ORIGINAL WOOD FLOORS
• COMPLETE RENOVATION

Property features AI

Exterior

• Parking: Off-street parking for one vehicle
• Utilities: Public water; Public sewer
• Home design: 2-story property; Raised foundation
• Construction: Frame construction; Shingle roof; Built on a raised foundation
• Exterior features: City lot with rectangular shape; Lot dimensions approximately 30 x 120

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Total of 12 rooms; Property described as in poor condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,673/mo this rent would consume 50% of the median local household income ($64k/yr) (locally 2237% 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 $7k 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 54 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.
• Current owner paid $13k; list at $249k implies a 1815% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — 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 $241,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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 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: 1.07% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (median comp): $605,489
• List price: $249,000
• Delta: -58.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8221 Freret St	0.13mi	3/2.5	2,047 (+0%)	1mo	$638,000	$312	90
8227 Burthe St	0.11mi	2/2.0 (-1)	1,778 (-13%)	0mo	$569,000	$320	68
8534 Jeannette St	0.37mi	3/2.5	1,870 (-8%)	3mo	$538,000	$288	64
8723 Willow St	0.39mi	3/2.5	1,823 (-10%)	1mo	$75,000	$41	61
816 Short St	0.30mi	4/2.0 (+1)	1,807 (-11%)	1mo	$600,000	$332	61
7605 Hampson St	0.56mi	4/2.5 (+1)	2,200 (+8%)	1mo	$746,513	$339	52
919 Hillary St	0.57mi	3/3.5	1,850 (-9%)	1mo	$615,000	$332	52
424 Fern St	0.47mi	4/3.0 (+1)	1,834 (-10%)	1mo	$395,000	$215	51
7524 Burthe St	0.58mi	2/2.0 (-1)	1,841 (-10%)	1mo	$538,500	$293	51
618 Cherokee St	0.63mi	3/2.5	1,823 (-10%)	0mo	$675,000	$370	51
1921 Cambronne St	0.68mi	3/2.5	1,846 (-9%)	4mo	$482,500	$261	48
321 Hillary St	0.69mi	3/2.0	2,236 (+10%)	6mo	$920,000	$411	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 · 0.97% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-24,957
• Equity at exit: $37,127

10-year hold

• IRR: -3.8%
• Equity multiple: 0.77×
• Total profit: $-15,879
• Equity at exit: $21,529

Cash invested: $69,720 (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 70118

• Rents YoY: 1.0%
• Active inventory: 279
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,673 high
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $324

Break-even live

Break-even rent $2,262

Max offer price $249,000

Occupancy floor 83%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1030 Short St Unit D New Orleans, LA	3.0	1.0	2000	$3,000	$1.50	23d	1	0.34mi
8906 Plum St New Orleans, LA	3.0	2.0	2000	$2,800	$1.40	43d	1	0.38mi
8728 Jeannette St New Orleans, LA	3.0	2.0	1511	$1,995	$1.32	3d	1	0.42mi
1526 Dante St New Orleans, LA	3.0	3.0	1446	$3,000	$2.07	17d	1	0.43mi
1517 Dante St New Orleans, LA	3.0	1.0	1500	$1,700	$1.13	17d	1	0.43mi
7817 Maple St Unit upper New Orleans, LA	2.0	1.0	1500	$1,675	$1.12	23d	1	0.44mi
1131 Fern St New Orleans, LA	4.0	2.0	2427	$3,600	$1.48	17d	1	0.45mi
1539 Dante St New Orleans, LA	3.0	2.0	2672	$3,500	$1.31	43d	1	0.46mi
7816 Saint Charles Ave New Orleans, LA	3.0	2.0	2000	$2,850	$1.43	17d	1	0.50mi
7733 Hampson St New Orleans, LA	3.0	2.5	1833	$2,600	$1.42	17d	1	0.50mi
7729 Hampson ST	3.0	2.0	1800	$2,300	$1.28	3d	1	0.50mi
7800 Saint Charles Ave Unit B New Orleans, LA	3.0	2.0	2000	$2,700	$1.35	3d	1	0.51mi
938 Adams St New Orleans, LA	3.0	2.0	1600	$3,000	$1.88	17d	1	0.52mi
8626 Green St New Orleans, LA	3.0	1.5	1450	$1,500	$1.03	17d	1	0.52mi
7824 Dominican St New Orleans, LA	3.0	3.0	1509	$4,000	$2.65	43d	1	0.57mi
7625 Oak St New Orleans, LA	3.0	1.0	1400	$1,900	$1.36	23d	1	0.58mi
7701 Jeannette St Unit D New Orleans, LA	3.0	3.0	1710	$2,800	$1.64	43d	1	0.66mi
8927 Hickory St New Orleans, LA	2.0	1.0	1440	$1,500	$1.04	23d	1	0.68mi
8426 Spruce St New Orleans, LA	3.0	2.0	1700	$3,000	$1.76	43d	1	0.70mi
810 Pine St New Orleans, LA	4.0	1.5	2000	$3,200	$1.60	43d	1	0.77mi
808 Pine St New Orleans, LA	4.0	1.5	2000	$3,200	$1.60	43d	1	0.77mi
629 Lowerline St New Orleans, LA	3.0	2.0	1500	$3,500	$2.33	23d	1	0.77mi
1003 Pine St New Orleans, LA	4.0	2.0	1538	$3,500	$2.28	43d	1	0.78mi
931 Pine St New Orleans, LA	4.0	2.0	1450	$6,600	$4.55	43d	1	0.78mi
544 Lowerline St New Orleans, LA	3.0	2.0	2500	$3,500	$1.40	23d	1	0.80mi
7329 Birch St New Orleans, LA	3.0	2.0	1538	$2,350	$1.53	21d	1	0.80mi
1300 Broadway St New Orleans, LA	3.0	2.5	1747	$3,000	$1.72	43d	1	0.82mi
2102 S Carrollton Ave New Orleans, LA	3.0	2.0	1800	$2,250	$1.25	11d	1	0.83mi
2102 S Carrollton Ave Unit NA New Orleans, LA	3.0	2.0	1800	$2,250	$1.25	10d	1	0.83mi
1031 Broadway St New Orleans, LA	4.0	2.0	1750	$4,400	$2.51	17d	1	0.84mi
2101 S Carrollton Ave New Orleans, LA	4.0	2.0	1800	$2,400	$1.33	23d	1	0.84mi
7616 Cohn St Unit A New Orleans, LA	3.0	2.5	1492	$3,300	$2.21	17d	1	0.85mi
1438 Broadway St Unit A New Orleans, LA	3.0	1.0	1739	$3,000	$1.73	17d	1	0.85mi
1438 Broadway St Unit B New Orleans, LA	3.0	1.0	1500	$1,800	$1.20	17d	1	0.85mi
624 Broadway St New Orleans, LA	3.0	2.0	2000	$1,800	$0.90	23d	1	0.85mi
1530 Broadway St New Orleans, LA	3.0	2.0	1475	$3,900	$2.64	10d	2	0.88mi
912 Monticello Ave New Orleans, LA	3.0	2.0	1750	$2,500	$1.43	43d	1	0.90mi
427 Lowerline St Unit A New Orleans, LA	3.0	2.0	2364	$3,900	$1.65	23d	1	0.91mi
1700 Broadway St New Orleans, LA	4.0	2.0	1500	$3,600	$2.40	17d	1	0.91mi
2305 Joliet St New Orleans, LA	3.0	2.0	1451	$2,500	$1.72	43d	1	0.92mi

Listing history 21 events

1. 2026-06-18
   days on market $249,000 Active 54 DOM
2. 2026-06-17
   days on market $249,000 Active 53 DOM
3. 2026-06-16
   days on market $249,000 Active 52 DOM
4. 2026-06-15
   days on market $249,000 Active 51 DOM
5. 2026-06-13
   days on market $249,000 Active 49 DOM
6. 2026-06-10
   days on market $249,000 Active 46 DOM
7. 2026-06-09
   days on market $249,000 Active 45 DOM
8. 2026-06-08
   days on market $249,000 Active 44 DOM
9. 2026-06-07
   days on market $249,000 Active 43 DOM
10. 2026-06-05
    days on market $249,000 Active 40 DOM
11. 2026-06-03
    days on market $249,000 Active 39 DOM
12. 2026-06-02
    days on market $249,000 Active 38 DOM
13. 2026-06-01
    days on market $249,000 Active 37 DOM
14. 2026-05-31
    days on market $249,000 Active 36 DOM
15. 2026-04-25
    listed $249,000 Active 308-char remark

    Show marketing remark (308 chars)

    This propeety is located in the Carrollotoin neighborhood of New Orleans, which is known for its historic charm. The property has enormous potential, featuring classic architectural details, high ceilings and original wood floorsl. A complete renovation is needed to restore its charm and maximize its value.

16. 2026-04-25
    listed $249,000 Active 308-char remark

    Show marketing remark (308 chars)

    This propeety is located in the Carrollotoin neighborhood of New Orleans, which is known for its historic charm. The property has enormous potential, featuring classic architectural details, high ceilings and original wood floorsl. A complete renovation is needed to restore its charm and maximize its value.

17. 2025-03-10
    listed $325,000 Active
18. 2024-11-05
    price $330,000
19. 2024-11-05
    price $330,000
20. 2024-08-28
    listed $375,000 Active
21. 1959-01-01
    soldstatus $13,000

ⓘ 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 · 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: $32,076
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$2,042
• − Repairs & maintenance: −$2,566
• − Management: −$2,566
• − Depreciation: −$7,244
• Taxable loss: −$25
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $3,899/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

+1815.4% since first listed

7 events — show timeline

• 2026-04-25 Listed $249,000 GSREIN
• 2026-04-25 Listed $249,000 AcadianaMLS
• 2025-03-10 Listed $325,000 AcadianaMLS
• 2024-11-05 Price Changed $330,000 AcadianaMLS
• 2024-11-05 Price Changed $330,000 GSREIN
• 2024-08-28 Listed $375,000 AcadianaMLS
• 1959-01-01 Sold (Public Records) $13,000 Public Records

Property tax history

+0.8%/yr

Latest (2026): $84 · +0.0% YoY. Source: county tax records.