1745 Port St · New Orleans, LA 70117

$159,000

6 bd · 3.0 ba · 2,694 sqft · MultiFamily public records · 268 Days on market

Built 1985 3,497 sqft lot $59/sqft · 48% below area Est $306k · 48% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• 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: 3 units. confirmed

Listing remarks MLS

**Charming Three-Plex with Endless Potential-Your Next Investment Opportunity Awaits!** Welcome to this exceptional three-plex situated in a prime location, offering a unique opportunity for investors, first time homebuyers, or multigenerational families seeking a versatile living arrangement. This welll maintained property boasts three distinct units, each with its own character and charm, making it a great canvas for your creative vision. Each of the three units features a functional layout with comfortable living space, ready for your vision and finishing touches. Whether you're looking to rent them out for passive income or reside in one while renting the others, the possibilities are endless! No utilities will be turned on for inspections.

Key facts

• Functional layout
• Three distinct units
• 3,497 sq ft lot

Tags

• THREE DISTINCT UNITS
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACE
• VERSATILE LIVING ARRANGEMENT

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.3-bath units multifamily listed at $159k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $778/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.4% 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 rising (+2.5%/yr); 587 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $4,380/mo this rent would consume 115% of the median local household income ($46k/yr) (locally 1988% 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 $1k of loan paydown is wiped out by about $5k 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 + 2.5% rent growth), your $45k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $159k implies a 397% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 268 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 2.75% ✓
• Cap rate: 24.40%
• Cash-on-cash: 64.68%
• DSCR: 3.88
• GRM: 3.0

CMA / ARV

• ARV (median comp): $305,783
• List price: $159,000
• Delta: -48.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1612 14 Saint Roch Ave	0.38mi	6/4.0	2,660 (-1%)	6mo	$500,000	$188	71
2535-37 N Rampart St	0.59mi	5/2.0 (-1)	2,700 (+0%)	7mo	$350,000	$130	57
2530 32 N Galvez St	0.28mi	5/3.0 (-1)	2,402 (-11%)	8mo	$214,900	$89	57
1740 Louisa St	0.39mi	5/5.0 (-1)	2,500 (-7%)	2mo	$340,000	$136	56
1741 43 Marigny St	0.61mi	5/2.5 (-1)	2,950 (+10%)	2mo	$205,000	$69	48
1435 37 Elysian Fields Ave	0.63mi	6/4.0	2,602 (-3%)	18mo	$182,500	$70	46
2769 N Rocheblave St	0.47mi	6/4.0	2,512 (-7%)	23mo	$342,000	$136	44
2117 19 Spain St	0.49mi	5/4.5 (-1)	2,571 (-5%)	19mo	$385,000	$150	42
3049-51 Laussat Pl	0.71mi	6/5.0	2,532 (-6%)	11mo	$310,000	$122	40
5624-26 Saint Claude St	0.53mi	7/— (+1)	2,971 (+10%)	22mo	$324,000	$109	34

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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: 61.3%
• Equity multiple: 3.71×
• Total profit: $120,683
• Equity at exit: $23,707

10-year hold

• IRR: 65.7%
• Equity multiple: 7.46×
• Total profit: $287,692
• Equity at exit: $13,747

Cash invested: $44,520 (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 70117

• Rents YoY: 2.5%
• Active inventory: 587
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $4,380 high
• Mortgage (P&I): −$834
• Tax from tax record: −$161 /mo · $1,926/yr
• Insurance: −$66
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$920
• Net cashflow: $2,333

Break-even live

Break-even rent $1,427

Max offer price $159,000

Occupancy floor 42%

Sensitivity live

Price	-10% $2,423	-5% $2,378	+0% $2,333	+5% $2,288	+10% $2,243
Rent	-10% $1,987	-5% $2,160	+0% $2,333	+5% $2,506	+10% $2,679
Rate	-1.0pp $2,413	-0.5pp $2,374	base $2,333	+0.5pp $2,292	+1.0pp $2,250

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.3	$4,380
Total (3 units)			$4,380

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2317 N Rampart St Unit 1272378P New Orleans, LA	3.0–6.0	2.0–4.0	1581	$8,133	$5.14	4d	2	0.74mi

Listing history 23 events

1. 2026-06-21
   days on market $159,000 Active 268 DOM
2. 2026-06-18
   days on market $159,000 Active 265 DOM
3. 2026-06-17
   days on market $159,000 Active 264 DOM
4. 2026-06-16
   days on market $159,000 Active 263 DOM
5. 2026-06-15
   days on market $159,000 Active 262 DOM
6. 2026-06-13
   days on market $159,000 Active 260 DOM
7. 2026-06-10
   days on market $159,000 Active 257 DOM
8. 2026-06-09
   days on market $159,000 Active 256 DOM
9. 2026-06-08
   days on market $159,000 Active 255 DOM
10. 2026-06-07
    days on market $159,000 Active 254 DOM
11. 2026-06-05
    days on market $159,000 Active 251 DOM
12. 2026-06-03
    days on market $159,000 Active 250 DOM
13. 2026-06-02
    days on market $159,000 Active 249 DOM
14. 2026-06-01
    days on market $159,000 Active 248 DOM
15. 2026-05-31
    days on market $159,000 Active 247 DOM
16. 2026-03-08
    price $159,000 754-char remark

    Show marketing remark (762 chars)

    * * Charming Three-Plex with Endless Potential-Your Next Investment Opportunity Awaits! * * Welcome to this exceptional three-plex situated in a prime location, offering a unique opportunity for investors, first time homebuyers, or multigenerational families seeking a versatile living arrangement. This welll maintained property boasts three distinct units, each with its own character and charm, making it a great canvas for your creative vision. Each of the three units features a functional layout with comfortable living space, ready for your vision and finishing touches. Whether you're looking to rent them out for passive income or reside in one while renting the others, the possibilities are endless! No utilities will be turned on for inspections.

17. 2026-03-08
    price $159,000 762-char remark

    Show marketing remark (762 chars)

    * * Charming Three-Plex with Endless Potential-Your Next Investment Opportunity Awaits! * * Welcome to this exceptional three-plex situated in a prime location, offering a unique opportunity for investors, first time homebuyers, or multigenerational families seeking a versatile living arrangement. This welll maintained property boasts three distinct units, each with its own character and charm, making it a great canvas for your creative vision. Each of the three units features a functional layout with comfortable living space, ready for your vision and finishing touches. Whether you're looking to rent them out for passive income or reside in one while renting the others, the possibilities are endless! No utilities will be turned on for inspections.

18. 2025-12-24
    status Active 762-char remark

    Show marketing remark (762 chars)

    * * Charming Three-Plex with Endless Potential-Your Next Investment Opportunity Awaits! * * Welcome to this exceptional three-plex situated in a prime location, offering a unique opportunity for investors, first time homebuyers, or multigenerational families seeking a versatile living arrangement. This welll maintained property boasts three distinct units, each with its own character and charm, making it a great canvas for your creative vision. Each of the three units features a functional layout with comfortable living space, ready for your vision and finishing touches. Whether you're looking to rent them out for passive income or reside in one while renting the others, the possibilities are endless! No utilities will be turned on for inspections.

19. 2025-12-13
    historical Active Under Contract 762-char remark

    Show marketing remark (762 chars)

    * * Charming Three-Plex with Endless Potential-Your Next Investment Opportunity Awaits! * * Welcome to this exceptional three-plex situated in a prime location, offering a unique opportunity for investors, first time homebuyers, or multigenerational families seeking a versatile living arrangement. This welll maintained property boasts three distinct units, each with its own character and charm, making it a great canvas for your creative vision. Each of the three units features a functional layout with comfortable living space, ready for your vision and finishing touches. Whether you're looking to rent them out for passive income or reside in one while renting the others, the possibilities are endless! No utilities will be turned on for inspections.

20. 2025-09-25
    listed $179,000 Active 754-char remark

    Show marketing remark (762 chars)

    * * Charming Three-Plex with Endless Potential-Your Next Investment Opportunity Awaits! * * Welcome to this exceptional three-plex situated in a prime location, offering a unique opportunity for investors, first time homebuyers, or multigenerational families seeking a versatile living arrangement. This welll maintained property boasts three distinct units, each with its own character and charm, making it a great canvas for your creative vision. Each of the three units features a functional layout with comfortable living space, ready for your vision and finishing touches. Whether you're looking to rent them out for passive income or reside in one while renting the others, the possibilities are endless! No utilities will be turned on for inspections.

21. 2025-09-25
    listed $179,000 Active 762-char remark

    Show marketing remark (762 chars)

    * * Charming Three-Plex with Endless Potential-Your Next Investment Opportunity Awaits! * * Welcome to this exceptional three-plex situated in a prime location, offering a unique opportunity for investors, first time homebuyers, or multigenerational families seeking a versatile living arrangement. This welll maintained property boasts three distinct units, each with its own character and charm, making it a great canvas for your creative vision. Each of the three units features a functional layout with comfortable living space, ready for your vision and finishing touches. Whether you're looking to rent them out for passive income or reside in one while renting the others, the possibilities are endless! No utilities will be turned on for inspections.

22. 1993-12-23
    soldstatus $32,000
23. 1987-11-17
    soldstatus $36,000

ⓘ 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: $1,926 · $161/mo
• Projected year-2 tax: $1,926 · $161/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 8/10 Severe FEMA zone X (shaded) · 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,560
• − Mortgage interest: −$8,906
• − Property taxes: −$1,926
• − Insurance: −$1,592
• − Repairs & maintenance: −$4,205
• − Management: −$4,205
• − Depreciation: −$4,625
• Taxable income: $27,100
• Est. tax owed @ 24.0%: −$6,504
• After-tax cash flow: $21,494/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): 25,652
• Household income: $45,764
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1988.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 30% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 5% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -177.22%
• Current HPI: 184.6061
• Rent YoY: ▲ 2.49%
• 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

+341.7% since first listed

8 events — show timeline

• 2026-03-08 Price Changed $159,000 AcadianaMLS
• 2026-03-08 Price Changed $159,000 GSREIN
• 2025-12-24 Relisted — GSREIN
• 2025-12-13 Contingent — GSREIN
• 2025-09-25 Listed $179,000 GSREIN
• 2025-09-25 Listed $179,000 AcadianaMLS
• 1993-12-23 Sold (Public Records) $32,000 Public Records
• 1987-11-17 Sold (Public Records) $36,000 Public Records

Property tax history

+0.2%/yr

Latest (2026): $1,926 · +1.1% YoY. Source: county tax records.