3953 55 Delachaise St · New Orleans, LA 70125

$229,000

6 bd · 4.0 ba · 2,016 sqft · MultiFamily public records · 303 Days on market

Built 1950 $114/sqft · 35% below area Est $357k · 36% 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great opportunity in the Broadmoor neighborhood. Three bedroom, one bath duplex with garage or storage on first level. Separate utility meters (gas, electric, and water). Convenient area two blocks off Washington Avenue and S. Broad.

Key facts

• Parking
• Built 1950
• Listed 303 days

Tags

• BROADMOOR NEIGHBORHOOD
• SEPARATE UTILITY METERS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $229k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive. Per door: $258/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 217 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,390/mo this rent would consume 66% 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 $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 303 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $229k implies a 554% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — 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 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.48% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.64%
• DSCR: 1.78
• GRM: 5.6

CMA / ARV

• ARV (median comp): $356,951
• List price: $229,000
• Delta: -35.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3725-27 Willow St	0.71mi	6/4.0	1,996 (-1%)	12mo	$299,000	$150	55
1505 07 S White St	0.21mi	5/2.0 (-1)	2,268 (+12%)	3mo	$144,900	$64	54
1204-06 S Genois St	0.69mi	6/2.0	2,100 (+4%)	8mo	$155,000	$74	47
3329 General Taylor St	0.41mi	5/3.5 (-1)	2,314 (+15%)	18mo	$320,000	$138	34
3721 23 Willow St	0.72mi	6/2.0	2,281 (+13%)	3mo	$117,000	$51	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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-11,417
• Equity at exit: $34,145

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $4,333
• Equity at exit: $19,800

Cash invested: $64,120 (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: 11.3×

Monthly cashflow live

• Estimated rent: $3,390 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$439 /mo · $5,273/yr
• Insurance: −$95
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$712
• Net cashflow: $516

Break-even live

Break-even rent $2,737

Max offer price $229,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,390
Total (2 units)			$3,390

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2117 S Lopez St New Orleans, LA	5.0	2.0	1920	$2,000	$1.04	23d	1	0.38mi
3112 Upperline St New Orleans, LA	5.0	3.5	2800	$3,650	$1.30	23d	1	0.66mi
6326 S Johnson St Unit 1 New Orleans, LA	5.0	2.0	2013	$3,950	$1.96	44d	1	0.90mi
2818 Palmer Ave New Orleans, LA	5.0	2.0	1832	$4,900	$2.67	44d	1	0.93mi
6321 S Prieur St New Orleans, LA	6.0	2.0	1900	$4,200	$2.21	44d	1	0.93mi
2703 Palmer Ave New Orleans, LA	5.0	2.0	2349	$5,500	$2.34	44d	1	0.97mi
2715 Palmer Ave New Orleans, LA	5.0	2.0	2184	$4,900	$2.24	44d	1	0.97mi
2325 State St New Orleans, LA	5.0	3.0	1800	$4,000	$2.22	23d	1	1.13mi
1736 Pine St New Orleans, LA	5.0	2.0	1494	$4,500	$3.01	23d	1	1.17mi
1609 Broadway St New Orleans, LA	5.0	2.0	1776	$5,000	$2.82	44d	1	1.18mi
7011 Jeannette St Unit A New Orleans, LA	5.0	3.0	2200	$5,000	$2.27	44d	1	1.19mi
7015 Willow St New Orleans, LA	5.0	3.0	2000	$4,200	$2.10	44d	1	1.25mi
1519 Pine St New Orleans, LA	5.0	3.0	3000	$4,000	$1.33	23d	1	1.25mi
4 Cromwell Pl New Orleans, LA	5.0	2.0	2600	$7,000	$2.69	44d	1	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $229,000 Active 303 DOM
2. 2026-06-17
   days on market $229,000 Active 302 DOM
3. 2026-06-16
   days on market $229,000 Active 301 DOM
4. 2026-06-15
   days on market $229,000 Active 300 DOM
5. 2026-06-13
   days on market $229,000 Active 298 DOM
6. 2026-06-10
   days on market $229,000 Active 295 DOM
7. 2026-06-09
   days on market $229,000 Active 294 DOM
8. 2026-06-08
   days on market $229,000 Active 293 DOM
9. 2026-06-07
   days on market $229,000 Active 292 DOM
10. 2026-06-05
    days on market $229,000 Active 289 DOM
11. 2026-06-03
    days on market $229,000 Active 288 DOM
12. 2026-06-02
    days on market $229,000 Active 287 DOM
13. 2026-06-01
    days on market $229,000 Active 286 DOM
14. 2026-05-31
    days on market $229,000 Active 285 DOM
15. 2026-04-02
    price $229,000 233-char remark

    Show marketing remark (233 chars)

    Great opportunity in the Broadmoor neighborhood. Three bedroom, one bath duplex with garage or storage on first level. Separate utility meters (gas, electric, and water). Convenient area two blocks off Washington Avenue and S. Broad.

16. 2026-04-02
    price $229,000 233-char remark

    Show marketing remark (233 chars)

    Great opportunity in the Broadmoor neighborhood. Three bedroom, one bath duplex with garage or storage on first level. Separate utility meters (gas, electric, and water). Convenient area two blocks off Washington Avenue and S. Broad.

17. 2025-09-18
    price $249,000 233-char remark

    Show marketing remark (233 chars)

    Great opportunity in the Broadmoor neighborhood. Three bedroom, one bath duplex with garage or storage on first level. Separate utility meters (gas, electric, and water). Convenient area two blocks off Washington Avenue and S. Broad.

18. 2025-09-18
    price $249,000 233-char remark

    Show marketing remark (233 chars)

    Great opportunity in the Broadmoor neighborhood. Three bedroom, one bath duplex with garage or storage on first level. Separate utility meters (gas, electric, and water). Convenient area two blocks off Washington Avenue and S. Broad.

19. 2025-08-07
    listed $259,000 Active 233-char remark

    Show marketing remark (233 chars)

    Great opportunity in the Broadmoor neighborhood. Three bedroom, one bath duplex with garage or storage on first level. Separate utility meters (gas, electric, and water). Convenient area two blocks off Washington Avenue and S. Broad.

20. 2025-08-07
    listed $259,000 Active 233-char remark

    Show marketing remark (233 chars)

    Great opportunity in the Broadmoor neighborhood. Three bedroom, one bath duplex with garage or storage on first level. Separate utility meters (gas, electric, and water). Convenient area two blocks off Washington Avenue and S. Broad.

21. 1987-03-20
    soldstatus $35,000

ⓘ 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: $5,273 · $439/mo
• Projected year-2 tax: $5,273 · $439/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 9/10 Extreme FEMA zone AE · 78% 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: $40,680
• − Mortgage interest: −$12,828
• − Property taxes: −$5,273
• − Insurance: −$6,264
• − Repairs & maintenance: −$3,254
• − Management: −$3,254
• − Depreciation: −$6,662
• Taxable income: $3,146
• Est. tax owed @ 24.0%: −$755
• After-tax cash flow: $5,435/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

+554.3% since first listed

7 events — show timeline

• 2026-04-02 Price Changed $229,000 AcadianaMLS
• 2026-04-02 Price Changed $229,000 GSREIN
• 2025-09-18 Price Changed $249,000 AcadianaMLS
• 2025-09-18 Price Changed $249,000 GSREIN
• 2025-08-07 Listed $259,000 GSREIN
• 2025-08-07 Listed $259,000 AcadianaMLS
• 1987-03-20 Sold (Public Records) $35,000 Public Records

Property tax history

+7.8%/yr

Latest (2026): $5,273 · +2.6% YoY. Source: county tax records.