1700 Short St · New Orleans, LA 70118

$295,000

3 bd · 1.5 ba · 1,636 sqft · MultiFamily · 33 Days on market

Built 1923 Good condition 2,962 sqft lot Est $288k · 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 +22.6/30.0
• DSCR +7.2/10.0
• ARV discount +6.4/15.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.7/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Located on a prime corner lot, 1700 Short St/ 8003 Green St offers a rare mixed-use opportunity just one block from the Carrollton streetcar line. It is conveniently located near local restaurants, the universities, and public transit. 1700 Short St features a 2-bedroom, 1-bath residential unit featuring granite countertops, no carpet, and an in unit washer and dryer.

Key facts

• Prime corner lot
• Near universities
• Near public transit

Tags

• PRIME CORNER LOT
• ONE BLOCK FROM STREETCAR LINE
• NEAR LOCAL RESTAURANTS
• NEAR UNIVERSITIES
• NEAR PUBLIC TRANSIT
• HU-RD2 ZONED PROPERTY

Property features AI

Finance

• Financial info: Multifamily property with 2 units; tenants are responsible for electricity, gas, and water

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story; Wood siding; Shingle roof
• Construction: Wood siding construction; Shingle roof; Raised foundation; Built with average condition
• Exterior features: Fence; Corner lot; City lot; Lot dimensions approximately 30 x 99

Interior

• Bedrooms: 2-unit property (multifamily) — units count: 2
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Average condition; Raised foundation
• Laundry & utility: Laundry room; Tenants pay electricity, gas, and water

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $286k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.3% 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; 277 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,216/mo this rent would consume 61% 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 $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

• It's been on market 33 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 1923 — 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 $286,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1923 — 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 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: 1.09% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $287,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1824-26 Burdette St	0.16mi	2/2.0 (-1)	1,713 (+5%)	2mo	$385,000	$225	76
8319 21 Birch St	0.26mi	4/2.0 (+1)	1,750 (+7%)	4mo	$339,000	$194	66
8828 Hickory St	0.59mi	3/2.5	1,687 (+3%)	4mo	$169,000	$100	60
8316 18 S Claiborne Ave	0.51mi	4/2.0 (+1)	1,610 (-2%)	10mo	$125,000	$78	58
1832 Eagle St	0.57mi	3/3.0	1,512 (-8%)	0mo	$90,000	$60	54
8424 26 Willow St	0.39mi	4/2.0 (+1)	1,482 (-9%)	8mo	$213,500	$144	52
7516-18 Willow St	0.38mi	4/3.0 (+1)	1,825 (+12%)	0mo	$360,000	$197	52
3224 26 Calhoun St	0.73mi	2/2.0 (-1)	1,600 (-2%)	4mo	$360,000	$225	52
8335 37 S Claiborne Ave	0.56mi	4/2.0 (+1)	1,809 (+11%)	4mo	$175,000	$97	45
2513 15 Dante St	0.61mi	4/2.0 (+1)	1,775 (+8%)	12mo	$234,600	$132	41
1921 General Ogden St	0.62mi	4/4.0 (+1)	1,875 (+15%)	1mo	$330,000	$176	31
8840 Spruce St	0.63mi	4/4.0 (+1)	1,875 (+15%)	1mo	$330,000	$176	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: -8.9%
• Equity multiple: 0.68×
• Total profit: $-26,415
• Equity at exit: $43,985

10-year hold

• IRR: -2.4%
• Equity multiple: 0.85×
• Total profit: $-12,287
• Equity at exit: $25,506

Cash invested: $82,600 (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: 277
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $3,216 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $436

Break-even live

Break-even rent $2,665

Max offer price $295,000

Occupancy floor 81%

Sensitivity live

Price	-10% $639	-5% $537	+0% $436	+5% $334	+10% $232
Rent	-10% $181	-5% $308	+0% $436	+5% $563	+10% $690
Rate	-1.0pp $584	-0.5pp $511	base $436	+0.5pp $359	+1.0pp $281

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,216
Total (2 units)			$3,216

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7817 Birch St New Orleans, LA	2.0	1.0	1300	$1,500	$1.15	4d	1	0.10mi
7815 Birch St New Orleans, LA	2.0	1.0	1200	$1,500	$1.25	4d	1	0.11mi
1705 Burdette St New Orleans, LA	2.0	2.0	1200	$1,600	$1.33	15d	1	0.14mi
7701 Jeannette St Unit D New Orleans, LA	3.0	3.0	1710	$2,800	$1.64	44d	1	0.21mi
7810 Spruce St New Orleans, LA	2.0	1.0	1065	$2,300	$2.16	24d	1	0.22mi
1517 Dante St New Orleans, LA	3.0	1.0	1500	$1,700	$1.13	18d	1	0.24mi
1338 Burdette St New Orleans, LA	2.0	1.0	1050	$1,200	$1.14	3d	1	0.24mi
7616 Cohn St Unit A New Orleans, LA	3.0	2.5	1492	$3,300	$2.21	18d	1	0.25mi
7718 Willow St New Orleans, LA	3.0	1.0	1206	$2,460	$2.04	18d	1	0.26mi
1526 Dante St New Orleans, LA	3.0	3.0	1446	$3,000	$2.07	18d	1	0.26mi
1816 Lowerline St Unit 1816 New Orleans, LA	2.0	1.0	1080	$1,650	$1.53	24d	1	0.28mi
2101 S Carrollton Ave New Orleans, LA	4.0	2.0	1800	$2,400	$1.33	24d	1	0.28mi
2102 S Carrollton Ave Unit NA New Orleans, LA	3.0	2.0	1800	$2,250	$1.25	11d	1	0.30mi
2102 S Carrollton Ave New Orleans, LA	3.0	2.0	1800	$2,250	$1.25	12d	1	0.30mi
1625 Lowerline St New Orleans, LA	2.0	1.0	1200	$1,850	$1.54	24d	1	0.31mi
7329 Birch St New Orleans, LA	3.0	2.0	1538	$2,350	$1.53	22d	1	0.31mi
2116 Burdette St New Orleans, LA	3.0	1.0	1700	$1,975	$1.16	4d	1	0.32mi
7902 Sycamore St New Orleans, LA	4.0	2.0	1991	$3,200	$1.61	44d	1	0.33mi
2014 Lowerline St New Orleans, LA	3.0	1.5	1600	$2,850	$1.78	15d	1	0.33mi
7721 Oak St New Orleans, LA	3.0	2.0	1344	$2,700	$2.01	44d	1	0.35mi
7909 Sycamore St New Orleans, LA	3.0	2.0	2000	$2,400	$1.20	4d	1	0.35mi
1801 Pine St New Orleans, LA	2.0	1.0	1340	$2,800	$2.09	4d	1	0.36mi
1827 Pine St New Orleans, LA	2.0	1.0	1436	$2,400	$1.67	24d	1	0.37mi
2201 Burdette St New Orleans, LA	3.0	1.5	1800	$2,695	$1.50	18d	1	0.37mi
7625 Oak St New Orleans, LA	3.0	1.0	1400	$1,900	$1.36	24d	1	0.38mi
8426 Spruce St New Orleans, LA	3.0	2.0	1700	$3,000	$1.76	44d	1	0.39mi
2231 S Carrollton Ave Unit D New Orleans, LA	3.0	2.0	1600	$2,495	$1.56	24d	1	0.39mi
1700 Broadway St New Orleans, LA	4.0	2.0	1500	$3,600	$2.40	18d	1	0.39mi
8515 Jeannette St New Orleans, LA	2.0	2.0	1215	$2,000	$1.65	17d	1	0.40mi
1530 Broadway St New Orleans, LA	3.0	2.0	1475	$3,900	$2.64	11d	2	0.41mi
1431 Pine St New Orleans, LA	3.0	1.0	1270	$3,000	$2.36	4d	1	0.41mi
2308 Short St New Orleans, LA	3.0	2.0	1600	$2,800	$1.75	4d	1	0.42mi
1030 Short St Unit D New Orleans, LA	3.0	1.0	2000	$3,000	$1.50	24d	1	0.42mi
1438 Broadway St Unit A New Orleans, LA	3.0	1.0	1739	$3,000	$1.73	18d	1	0.43mi
1438 Broadway St Unit B New Orleans, LA	3.0	1.0	1500	$1,800	$1.20	18d	1	0.43mi
2010 Broadway St New Orleans, LA	4.0	2.0	1600	$2,400	$1.50	24d	1	0.43mi
1010 Short St Unit A New Orleans, LA	2.0	1.0	1100	$1,450	$1.32	24d	1	0.45mi
1511 Broadway St Unit B New Orleans, LA	3.0	2.0	1280	$1,595	$1.25	21d	1	0.45mi
8526 Willow St New Orleans, LA	2.0	1.0	1056	$1,475	$1.40	24d	1	0.45mi
7201 Willow St Unit B New Orleans, LA	3.0	2.0	1300	$3,000	$2.31	18d	1	0.45mi

Listing history 22 events

1. 2026-06-21
   days on market $295,000 Active 33 DOM
2. 2026-06-18
   days on market $295,000 Active 30 DOM
3. 2026-06-17
   days on market $295,000 Active 29 DOM
4. 2026-06-16
   days on market $295,000 Active 28 DOM
5. 2026-06-15
   days on market $295,000 Active 27 DOM
6. 2026-06-13
   days on market $295,000 Active 25 DOM
7. 2026-06-10
   days on market $295,000 Active 22 DOM
8. 2026-06-09
   days on market $295,000 Active 21 DOM
9. 2026-06-08
   days on market $295,000 Active 20 DOM
10. 2026-06-07
    days on market $295,000 Active 19 DOM
11. 2026-06-05
    days on market $295,000 Active 16 DOM
12. 2026-06-03
    days on market $295,000 Active 15 DOM
13. 2026-06-02
    days on market $295,000 Active 14 DOM
14. 2026-06-01
    days on market $295,000 Active 13 DOM
15. 2026-05-31
    days on market $295,000 Active 12 DOM
16. 2026-05-18
    listed $295,000 Active

    Show marketing remark (370 chars)

    Located on a prime corner lot, 1700 Short St/ 8003 Green St offers a rare mixed-use opportunity just one block from the Carrollton streetcar line. It is conveniently located near local restaurants, the universities, and public transit. 1700 Short St features a 2-bedroom, 1-bath residential unit featuring granite countertops, no carpet, and an in unit washer and dryer.

17. 2026-05-18
    listed $295,000 Active 370-char remark

    Show marketing remark (370 chars)

    Located on a prime corner lot, 1700 Short St/ 8003 Green St offers a rare mixed-use opportunity just one block from the Carrollton streetcar line. It is conveniently located near local restaurants, the universities, and public transit. 1700 Short St features a 2-bedroom, 1-bath residential unit featuring granite countertops, no carpet, and an in unit washer and dryer.

18. 2024-09-17
    historical $1,300
19. 2024-08-18
    listed $1,300
20. 2024-02-09
    historical $1,400
21. 2023-10-13
    listed $410,000
22. 2023-08-22
    listed $1,400

ⓘ 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 · 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: $38,592
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$2,272
• − Repairs & maintenance: −$3,087
• − Management: −$3,087
• − Depreciation: −$8,582
• Taxable income: $613
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $5,079/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

Good 80/100 Cosmetic rehab

This multi-family property is in good condition with a prime location. It offers a rare mixed-use opportunity and is ready for minor cosmetic updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and property value
• Both Add a small front porch — Improves curb appeal and provides a welcoming entrance

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and property value ↑
• Both Add a small front porch — Improves curb appeal and provides a welcoming entrance ↑

ⓘ 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): 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

+20971.4% since first listed

7 events — show timeline

• 2026-05-18 Listed $295,000 AcadianaMLS
• 2026-05-18 Listed $295,000 GSREIN
• 2024-09-17 Rental Removed $1,300 GSREIN
• 2024-08-18 Listed for Rent $1,300 GSREIN
• 2024-02-09 Rental Removed $1,400 GSREIN
• 2023-10-13 Listed $410,000 AcadianaMLS
• 2023-08-22 Listed for Rent $1,400 GSREIN