3034 36 Upperline St · New Orleans, LA 70125

$299,000

4 bd · 2.0 ba · 2,000 sqft · MultiFamily · 9 Days on market

Built 1941 Fair condition 4,800 sqft lot Est $292k · at est.

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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 +22.3/30.0
• DSCR +7.2/10.0
• ARV discount +6.4/15.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.2/5.0
• 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

This delightful duplex offers two spacious 2 and 1 bedroom (w/ bonus space), 1-bath units, each boasting beautiful hardwood floors and abundant natural light throughout. Great for homeowners seeking to offset their mortgage—live in one unit and rent out the other! Features include a shared driveway and covered carport parking for added convenience. Whether you're looking to generate steady rental income or create a versatile living arrangement, this solid property has great potential. Conveniently located just two blocks off Napoleon Ave. , near Oschner and minutes from Tulane, Loyola University, and Audubon Park.

Key facts

• Huge front porch
• Historic details
• Uptown neighborhood

Tags

• HUGE FRONT PORCH
• HISTORIC DETAILS
• INCOME-PRODUCING SECOND UNIT
• UPTOWN NEIGHBORHOOD

Property features AI

Finance

• Financial info: 2 total units (multi-unit property); tenants pay electricity, gas, and water

Exterior

• Parking: Carport with two off-street spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Wood siding construction; Shingle roof
• Construction: Wood siding; Shingle roof; Raised foundation; Built with 1 story
• Exterior features: Fence; Porch; City lot; Rectangular lot; Lot approximately 40 x 120

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Very good condition; Raised foundation
• Laundry & utility: Laundry located outside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $299k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Cap rate 8.3% 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; 217 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 $3,241/mo this rent would consume 64% of the median local household income ($61k/yr) (locally 1270% 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 $9k 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 9 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.
• Current owner paid $211k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $299,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $292,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2232-34 S Salcedo St	0.33mi	4/2.0	2,108 (+5%)	1mo	$391,237	$186	74
2625 27 Calhoun St	0.54mi	4/2.0	1,996 (-0%)	1mo	$372,500	$187	74
6204 S Rocheblave St	0.45mi	4/4.0	2,000 (0%)	0mo	$402,500	$201	71
6208 S Rocheblave St	0.45mi	4/4.0	2,000 (0%)	0mo	$402,500	$201	71
3235 37 Vincennes Pl	0.56mi	4/2.0	2,072 (+4%)	1mo	$150,000	$72	67
4325 27 Jena St	0.41mi	4/2.0	2,149 (+7%)	3mo	$307,500	$143	66
2820-22 Milan St	0.47mi	4/2.0	1,704 (-15%)	0mo	$305,000	$179	53
3619-25 Delachaise St	0.45mi	4/4.0	2,162 (+8%)	7mo	$315,000	$146	52
3020 22 Gen Taylor St	0.42mi	4/2.0	1,717 (-14%)	6mo	$190,000	$111	51
2712 14 S Johnson St	0.65mi	4/4.0	1,870 (-6%)	6mo	$246,200	$132	46
3528 30 Toledano St	0.52mi	5/2.0 (+1)	1,700 (-15%)	2mo	$133,000	$78	44
1505 07 S White St	0.75mi	5/2.0 (+1)	2,268 (+13%)	3mo	$144,900	$64	35

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-24,173
• Equity at exit: $44,582

10-year hold

• IRR: -1.7%
• Equity multiple: 0.90×
• Total profit: $-8,713
• Equity at exit: $25,852

Cash invested: $83,720 (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 70125

• Home prices YoY: -16.3%
• Rents YoY: 0.7%
• Active inventory: 217
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $3,241 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $494

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,671
1× unit	1	1	$1,570
Total (2 units)			$3,241

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3112 Upperline St New Orleans, LA	5.0	3.5	2800	$3,650	$1.30	24d	1	0.07mi
3350 Jena St New Orleans, LA	3.0	2.5	2200	$2,500	$1.14	44d	1	0.12mi
4442 S Johnson St Unit 4442 New Orleans, LA	4.0	4.5	3000	$4,500	$1.50	12d	1	0.13mi
5417 S Johnson St New Orleans, LA	3.0	3.0	1739	$2,900	$1.67	17d	1	0.16mi
4603 S Miro St New Orleans, LA	3.0	2.0	1650	$1,650	$1.00	24d	1	0.19mi
3636 Upperline St New Orleans, LA	3.0	1.0	1600	$1,975	$1.23	24d	1	0.28mi
5533 S Tonti St New Orleans, LA	4.0	4.0	3000	$3,000	$1.00	14d	1	0.31mi
2625 Jefferson Ave New Orleans, LA	4.0	2.0	2000	$2,600	$1.30	44d	1	0.37mi
5718 Cucullu St New Orleans, LA	4.0	3.0	1873	$2,500	$1.33	17d	1	0.39mi
3180 State Street Dr New Orleans, LA	3.0	2.0	1600	$1,900	$1.19	10d	1	0.42mi
4027 S Derbigny St New Orleans, LA	3.0	2.0	2950	$1,950	$0.66	24d	1	0.44mi
2838 Palmer Ave New Orleans, LA	3.0	1.5	1500	$2,000	$1.33	17d	1	0.45mi
2834 Palmer Ave New Orleans, LA	3.0	2.0	1533	$2,800	$1.83	17d	1	0.45mi
2427 Soniat St New Orleans, LA	3.0	2.0	1500	$2,750	$1.83	17d	1	0.45mi
2425 Soniat St New Orleans, LA	3.0	2.5	1500	$2,850	$1.90	12d	1	0.45mi
2832 Palmer Ave Unit Up New Orleans, LA	4.0	2.0	1720	$2,900	$1.69	44d	1	0.45mi
2703 Palmer Ave New Orleans, LA	5.0	2.0	2349	$5,500	$2.34	44d	1	0.45mi
2519 Octavia St New Orleans, LA	4.0	2.0	1600	$3,900	$2.44	44d	1	0.45mi
2818 Palmer Ave New Orleans, LA	5.0	2.0	1832	$4,900	$2.67	44d	1	0.45mi
2814 Palmer Ave New Orleans, LA	3.0	2.0	1500	$2,400	$1.60	17d	1	0.46mi
2715 Palmer Ave New Orleans, LA	5.0	2.0	2184	$4,900	$2.24	44d	1	0.46mi
2117 S Lopez St New Orleans, LA	5.0	2.0	1920	$2,000	$1.04	24d	1	0.48mi
5832 Willow St New Orleans, LA	4.0	3.5	1400	$3,295	$2.35	44d	1	0.49mi
5830 Willow St New Orleans, LA	3.0	3.5	1400	$2,500	$1.79	21d	1	0.49mi
3737 Nashville Ave New Orleans, LA	4.0	2.0	2000	$3,400	$1.70	21d	1	0.49mi
2429 Octavia St New Orleans, LA	3.0	2.0	1640	$2,350	$1.43	24d	1	0.49mi
6326 S Johnson St Unit 1 New Orleans, LA	5.0	2.0	2013	$3,950	$1.96	44d	1	0.49mi
3035 Delachaise St New Orleans, LA	3.0	1.0	1968	$1,750	$0.89	2d	1	0.50mi
5838 Willow St New Orleans, LA	3.0	3.0	1400	$2,500	$1.79	44d	1	0.50mi
2824 Calhoun St Unit A New Orleans, LA	3.0	2.0	1828	$3,900	$2.13	44d	1	0.50mi
5819 Clara St New Orleans, LA	4.0	2.0	1596	$2,500	$1.57	44d	1	0.51mi
2738 Calhoun St New Orleans, LA	4.0	2.0	1900	$4,800	$2.53	3d	1	0.52mi
2717 Milan St New Orleans, LA	3.0	1.5	1850	$1,650	$0.89	14d	1	0.52mi
3044 Louisiana Avenue Pkwy New Orleans, LA	3.0	2.0	1800	$1,900	$1.06	24d	1	0.53mi
2438 State St Unit Lower New Orleans, LA	3.0	2.0	1700	$2,500	$1.47	3d	1	0.53mi
5830 Clara St Unit 1 New Orleans, LA	4.0	2.0	2100	$4,500	$2.14	44d	1	0.54mi
2616 Calhoun St New Orleans, LA	4.0	2.5	2850	$2,500	$0.88	44d	1	0.55mi
2325 State St New Orleans, LA	5.0	3.0	1800	$4,000	$2.22	24d	1	0.55mi
2508 Palmer Ave New Orleans, LA	3.0	2.0	1565	$2,900	$1.85	16d	1	0.55mi
2503 Calhoun St New Orleans, LA	3.0	2.0	1800	$3,000	$1.67	17d	1	0.58mi

Listing history 7 events

1. 2026-06-18
   days on market $299,000 Active 9 DOM
2. 2026-06-17
   days on market $299,000 Active 8 DOM
3. 2026-06-16
   days on market $299,000 Active 7 DOM
4. 2026-06-15
   days on market $299,000 Active 6 DOM
5. 2026-06-13
   days on market $299,000 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $299,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $38,892
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,111
• − Management: −$3,111
• − Depreciation: −$8,698
• Taxable income: $1,242
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $5,631/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations to improve its condition and value. Key areas for improvement include the kitchen, bathrooms, and exterior. Upgrades in these areas will significantly enhance its resale and rental potential.

Repairs flagged

• Moderate Kitchen cabinets — Worn and outdated
• Moderate Bathroom fixtures — Standard, dated design
• Moderate Exterior paint — Some wear

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics
• Resale Upgrade bathroom fixtures — Updated fixtures enhance functionality and aesthetics
• Both Landscaping — Well-maintained landscaping improves curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and outdated	Moderate	$3,000–15,000
Bathroom fixtures · Standard, dated design	Moderate	$3,000–15,000
Exterior paint · Some wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics ↑
• Resale Upgrade bathroom fixtures — Updated fixtures enhance functionality and aesthetics ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 17,821
• Household income: $61,174
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 1270.0

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: Black 51% White 32% Hispanic / Latino 9% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 1% Chinese 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: ▼ -49.68%
• Current HPI: 255.5998
• Rent YoY: ▲ 0.73%
• 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

+49.5% since first listed

4 events — show timeline

• 2026-06-09 Listed $299,000 GSREIN
• 2025-04-25 Sold (MLS) $211,000 GSREIN
• 2025-04-11 Pending — GSREIN
• 2025-04-06 Listed $200,000 GSREIN