2626-28 S Derbigny St · New Orleans, LA 70125

$285,000

4 bd · 2.0 ba · 1,848 sqft · MultiFamily public records · 92 Days on market

Built 1945 3,162 sqft lot $154/sqft · 50% above area Est $196k · 46% over

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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 +26.2/30.0
• DSCR +8.8/10.0
• 1% rule +6.2/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• 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

Beautiful income-producing double featuring 3 bedrooms and 1 bath on each side. Ideally located just minutes from Downtown New Orleans, the Caesars Superdome, and Smoothie King Center, this property offers both convenience and strong investment appeal. Starbucks is within walking distance, along with several neighborhood small businesses, and shopping is just a short drive away at Magnolia Marketplace, home to TJ Maxx, Ross Dress for Less, Michaels, PetSmart, Ulta, Shoe Carnival, Five Below, and more. Situated directly across from Taylor Center Park, where improvements are currently underway, this property is well-positioned in an area of continued growth and revitalization. Each unit offers a functional floor plan with the kitchen and living area at the front of the home and bedrooms toward the rear. Indoor washer and dryer connections add everyday convenience. The nicely appointed back porch and yard provide a welcoming space for relaxing or entertaining on a quiet evening. An added bonus: 2626-28 and 2622-24 are also being offered by the same owner and may be purchased together, creating an excellent opportunity for expanded rental income, multi-generational living, or portfolio growth.

Key facts

• Back porch and yard
• 3,162 sq ft lot
• Built 1945

Tags

• INCOME PRODUCING DOUBLE
• WALKING DISTANCE TO STARBUCKS
• ACROSS FROM TAYLOR CENTER PARK
• FUNCTIONAL FLOOR PLAN
• BACK PORCH AND YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $285k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $259k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 $3,201/mo this rent would consume 63% 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

• It's been on market 92 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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 $123k; list at $285k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

• ARV (median comp): $195,621
• List price: $285,000
• Delta: 45.69%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2712 14 S Johnson St	0.19mi	4/4.0	1,870 (+1%)	6mo	$246,200	$132	76
3324-26 Second St	0.20mi	4/2.0	1,995 (+8%)	9mo	$30,003	$15	70
2624-2626 Jackson Ave	0.33mi	4/2.0	1,713 (-7%)	6mo	$159,900	$93	67
3020 22 Gen Taylor St	0.42mi	4/2.0	1,717 (-7%)	6mo	$190,000	$111	63
3528 30 Toledano St	0.39mi	5/2.0 (+1)	1,700 (-8%)	2mo	$133,000	$78	62
2820-22 Milan St	0.54mi	4/2.0	1,704 (-8%)	0mo	$305,000	$179	61
2700-2702 S Johnson St	0.19mi	4/3.0	1,600 (-13%)	9mo	$315,000	$197	58
2217 Willow St	0.26mi	4/3.0	2,082 (+13%)	8mo	$189,000	$91	56
2233-2235 Josephine St	0.63mi	4/2.0	1,938 (+5%)	8mo	$159,000	$82	56
3717 S Johnson St	0.38mi	4/2.0	1,605 (-13%)	7mo	$145,000	$90	55
2219 21 Toledano St	0.64mi	4/2.0	1,640 (-11%)	4mo	$232,000	$141	48
2315 Peniston St	0.69mi	4/2.0	2,115 (+14%)	7mo	$275,000	$130	38

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: -12.1%
• Equity multiple: 0.57×
• Total profit: $-34,175
• Equity at exit: $42,494

10-year hold

• IRR: -7.2%
• Equity multiple: 0.59×
• Total profit: $-32,543
• Equity at exit: $24,642

Cash invested: $79,800 (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: 14.8×

Monthly cashflow live

• Estimated rent: $3,201 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$191 /mo · $2,297/yr
• Insurance: −$119
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $297

Break-even live

Break-even rent $2,824

Max offer price $285,000

Occupancy floor 86%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,200
Total (2 units)			$3,201

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3120 Second St New Orleans, LA	3.0	3.0	1256	$2,050	$1.63	24d	1	0.09mi
3200 Washington Ave Unit NA New Orleans, LA	4.0	3.0	2490	$3,400	$1.37	3d	1	0.13mi
2833 S Derbigny St New Orleans, LA	3.0	2.0	1500	$1,795	$1.20	24d	1	0.14mi
2614 S Johnson St New Orleans, LA	3.0	2.0	1536	$2,079	$1.35	15d	1	0.18mi
3218 Jackson Ave New Orleans, LA	3.0	2.0	1267	$1,750	$1.38	24d	1	0.27mi
2608 Magnolia St New Orleans, LA	4.0	2.5	1950	$3,200	$1.64	44d	1	0.29mi
3044 Louisiana Avenue Pkwy New Orleans, LA	3.0	2.0	1800	$1,900	$1.06	24d	1	0.29mi
3208 Louisiana Avenue Pkwy New Orleans, LA	3.0	2.0	1391	$1,900	$1.37	17d	1	0.29mi
2606 S Miro St New Orleans, LA	3.0	2.0	1450	$2,016	$1.39	24d	1	0.31mi
3035 Delachaise St New Orleans, LA	3.0	1.0	1968	$1,750	$0.89	2d	1	0.33mi
3617 Fourth St Unit A New Orleans, LA	3.0	2.0	1225	$1,995	$1.63	17d	1	0.35mi
3429 Clara St New Orleans, LA	3.0	2.0	1620	$2,350	$1.45	15d	1	0.40mi
3514 S Miro St New Orleans, LA	3.0	2.0	1230	$1,950	$1.59	17d	1	0.43mi
2722 Martin L King Bl New Orleans, LA	3.0	2.5	1350	$1,800	$1.33	24d	1	0.45mi
4206 S Derbigny St New Orleans, LA	3.0	1.0	1300	$1,600	$1.23	24d	1	0.49mi
1407 Magnolia St New Orleans, LA	3.0	2.0	1824	$1,500	$0.82	24d	1	0.51mi
2539 Amelia St New Orleans, LA	3.0	2.0	1296	$2,200	$1.70	24d	1	0.54mi
2231 S Liberty St New Orleans, LA	3.0	3.5	1752	$2,000	$1.14	17d	1	0.54mi
2600 Peniston St New Orleans, LA	4.0	2.0	2342	$3,500	$1.49	44d	1	0.56mi
2123 S Liberty St Unit 2125 New Orleans, LA	3.0	2.0	1500	$2,100	$1.40	3d	1	0.57mi
2717 Milan St New Orleans, LA	3.0	1.5	1850	$1,650	$0.89	15d	1	0.58mi
2717 Loyola Ave New Orleans, LA	3.0	2.0	1250	$2,300	$1.84	2d	1	0.60mi
2717 Loyola Ave New Orleans, LA	3.0	2.0	1232	$2,300	$1.87	24d	1	0.60mi
2535 Marengo St New Orleans, LA	3.0	1.0	1300	$1,200	$0.92	15d	1	0.61mi
2318 Martin Luther King Junior Blvd New Orleans, LA	3.0	2.0	1400	$1,700	$1.21	24d	1	0.65mi
2107 Fourth St New Orleans, LA	3.0	1.0	1292	$1,775	$1.37	17d	1	0.66mi
3350 Jena St New Orleans, LA	3.0	2.5	2200	$2,500	$1.14	44d	1	0.67mi
2403 S Saratoga St New Orleans, LA	3.0	2.5	1600	$2,500	$1.56	24d	1	0.69mi
2102 Josephine St New Orleans, LA	4.0	2.0	1286	$2,100	$1.63	24d	1	0.72mi
2733 Danneel St New Orleans, LA	4.0	2.0	1350	$1,775	$1.31	24d	1	0.74mi
1944 Jackson Ave New Orleans, LA	3.0	2.5	1572	$2,500	$1.59	44d	1	0.74mi
4603 S Miro St New Orleans, LA	3.0	2.0	1650	$1,650	$1.00	24d	1	0.76mi
1915 Philip St New Orleans, LA	3.0	1.5	1300	$2,450	$1.88	24d	1	0.78mi
3636 Upperline St New Orleans, LA	3.0	1.0	1600	$1,975	$1.23	24d	1	0.81mi
2301 Dryades St New Orleans, LA	3.0	3.0	2070	$3,000	$1.45	3d	1	0.81mi
3212 Danneel St New Orleans, LA	3.0	2.0	1945	$2,000	$1.03	24d	1	0.82mi
4223 S Liberty St New Orleans, LA	3.0	1.5	1509	$2,400	$1.59	3d	1	0.83mi
4120 Erato St New Orleans, LA	3.0	2.0	2250	$1,750	$0.78	24d	1	0.85mi
2713 Baronne St New Orleans, LA	3.0	2.5	1600	$2,300	$1.44	24d	1	0.86mi
2625 Baronne St Unit 1 New Orleans, LA	3.0	1.5	2100	$2,600	$1.24	44d	1	0.86mi

Listing history 25 events

1. 2026-06-18
   days on market $285,000 Active 92 DOM
2. 2026-06-17
   days on market $285,000 Active 91 DOM
3. 2026-06-16
   days on market $285,000 Active 90 DOM
4. 2026-06-15
   days on market $285,000 Active 89 DOM
5. 2026-06-13
   days on market $285,000 Active 87 DOM
6. 2026-06-10
   days on market $285,000 Active 84 DOM
7. 2026-06-09
   days on market $285,000 Active 83 DOM
8. 2026-06-08
   days on market $285,000 Active 82 DOM
9. 2026-06-07
   days on market $285,000 Active 81 DOM
10. 2026-06-05
    pricedays on market $285,000 Active 78 DOM
11. 2026-06-03
    days on market $295,000 Active 77 DOM
12. 2026-06-02
    days on market $295,000 Active 76 DOM
13. 2026-06-01
    days on market $295,000 Active 75 DOM
14. 2026-05-31
    days on market $295,000 Active 74 DOM
15. 2026-03-18
    listed $295,000 Active 1208-char remark

    Show marketing remark (1208 chars)

    Beautiful income-producing double featuring 3 bedrooms and 1 bath on each side. Ideally located just minutes from Downtown New Orleans, the Caesars Superdome, and Smoothie King Center, this property offers both convenience and strong investment appeal. Starbucks is within walking distance, along with several neighborhood small businesses, and shopping is just a short drive away at Magnolia Marketplace, home to TJ Maxx, Ross Dress for Less, Michaels, PetSmart, Ulta, Shoe Carnival, Five Below, and more. Situated directly across from Taylor Center Park, where improvements are currently underway, this property is well-positioned in an area of continued growth and revitalization. Each unit offers a functional floor plan with the kitchen and living area at the front of the home and bedrooms toward the rear. Indoor washer and dryer connections add everyday convenience. The nicely appointed back porch and yard provide a welcoming space for relaxing or entertaining on a quiet evening. An added bonus: 2626-28 and 2622-24 are also being offered by the same owner and may be purchased together, creating an excellent opportunity for expanded rental income, multi-generational living, or portfolio growth.

16. 2026-03-18
    listed $295,000 Active 1208-char remark

    Show marketing remark (1208 chars)

    Beautiful income-producing double featuring 3 bedrooms and 1 bath on each side. Ideally located just minutes from Downtown New Orleans, the Caesars Superdome, and Smoothie King Center, this property offers both convenience and strong investment appeal. Starbucks is within walking distance, along with several neighborhood small businesses, and shopping is just a short drive away at Magnolia Marketplace, home to TJ Maxx, Ross Dress for Less, Michaels, PetSmart, Ulta, Shoe Carnival, Five Below, and more. Situated directly across from Taylor Center Park, where improvements are currently underway, this property is well-positioned in an area of continued growth and revitalization. Each unit offers a functional floor plan with the kitchen and living area at the front of the home and bedrooms toward the rear. Indoor washer and dryer connections add everyday convenience. The nicely appointed back porch and yard provide a welcoming space for relaxing or entertaining on a quiet evening. An added bonus: 2626-28 and 2622-24 are also being offered by the same owner and may be purchased together, creating an excellent opportunity for expanded rental income, multi-generational living, or portfolio growth.

17. 2017-10-30
    soldstatus $123,000
18. 2017-05-10
    listed $130,000
19. 2011-10-07
    listed $45,000
20. 2011-10-07
    listed $45,000
21. 2004-04-15
    soldstatus $44,000
22. 2004-01-13
    listed $54,900
23. 2004-01-13
    listed $54,900
24. 2000-02-18
    soldstatus $11,500
25. 1983-09-07
    soldstatus $11,500

ⓘ 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: $2,297 · $191/mo
• Projected year-2 tax: $2,297 · $191/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 AE · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥108°F today · 18 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: $38,412
• − Mortgage interest: −$15,964
• − Property taxes: −$2,297
• − Insurance: −$6,544
• − Repairs & maintenance: −$3,073
• − Management: −$3,073
• − Depreciation: −$8,291
• Taxable loss: −$830
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $3,769/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): 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

+2465.2% since first listed

11 events — show timeline

• 2026-03-18 Listed $295,000 GSREIN
• 2026-03-18 Listed $295,000 AcadianaMLS
• 2017-10-30 Sold (Public Records) $123,000 Public Records
• 2017-05-10 Listed $130,000 AcadianaMLS
• 2011-10-07 Listed $45,000 GSREIN
• 2011-10-07 Listed $45,000 AcadianaMLS
• 2004-04-15 Sold (MLS) $44,000 GSREIN
• 2004-01-13 Listed $54,900 GSREIN
• 2004-01-13 Listed $54,900 AcadianaMLS
• 2000-02-18 Sold (Public Records) $11,500 Public Records
• 1983-09-07 Sold (Public Records) $11,500 Public Records

Property tax history

+1.5%/yr

Latest (2026): $2,297 · +1.1% YoY. Source: county tax records.