528 Baronne St #504 · New Orleans, LA 70113

$499,900

2 bd · 2.0 ba · 1,328 sqft · Condo public records · 260 Days on market

Built 1920 $376/sqft · 26% below area Est $677k · 26% under $604/mo HOA · 21% of rent

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +4.1/30.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Elegant Warehouse Loft Living! Top floor residence with in-demand architectural features located adjacent to the Virgin Hotel with deeded garage parking! Brand new building roof completed and paid for. Over 1328sf of tastefully designed space that offers a flexible floorplan and living options on 1 level. Original warehouse features like wide plank heart pine floors and exposed brick walls. Oversized plan allows for an easy addition of a 2nd bedroom/study. Double insulated windows. Open kitchen with 48" maple cabinets, stone counters, SS kitchen appliances. Great storage. Intimate and quiet building in the convenient Lafayette Square Historic Dist. surrounded by neighborhood amenities and dining options. 1 block to Poydras Street and Rouse's Market and a short walk to all of the events at the Superdome and Arena.

Key facts

• Exposed brick walls
• Flexible floorplan
• Top floor residence

Tags

• TOP FLOOR RESIDENCE
• DEEDED GARAGE PARKING
• FLEXIBLE FLOORPLAN
• ORIGINAL WAREHOUSE FEATURES
• WIDE PLANK HEART PINE FLOORS
• EXPOSED BRICK WALLS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $500k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (50.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (41.5% below list).
• Recommended offer: $246k (50.8% below list) — sets the bar for cash-flow.
• Cap rate 3.0% vs local median 4.4% in New Orleans — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 fast (+6.0%/yr); 137 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,927/mo this rent would consume 89% of the median local household income ($39k/yr) (locally 714% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $53k of equity ($3k loan paydown + $50k appreciation (10.0% local appreciation)).
• Orleans County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$86k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $50k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $197k; list at $500k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 21% of rent; built in 1920 — 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 $246,003 (50.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.59% ✗
• Cap rate: 3.00%
• Cash-on-cash: -11.75%
• DSCR: 0.48
• GRM: 14.2

CMA / ARV

• ARV (median comp): $676,646
• List price: $499,900
• Delta: -26.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 5.98% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.36×
• Total profit: $189,981
• Equity at exit: $450,350

10-year hold

• IRR: 16.3%
• Equity multiple: 5.66×
• Total profit: $652,579
• Equity at exit: $971,196

Cash invested: $139,972 (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 70113

• Rents YoY: 6.0%
• Active inventory: 137
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,927 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$249 /mo · $2,989/yr
• Insurance: −$208
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$604
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $-1,437

Break-even live

Break-even rent $4,746

Max offer price $246,003

Occupancy floor —

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 Lafayette St #4 New Orleans, LA	2.0	2.0	1642	$3,800	$2.31	43d	1	0.01mi
528 Baronne St #202 New Orleans, LA	2.0	1.5	1395	$3,150	$2.26	14d	1	0.02mi
528 Baronne St #202 New Orleans, LA	2.0	1.5	1395	$3,350	$2.40	43d	1	0.02mi
547 Baronne St New Orleans, LA	1.0–2.0	1.0	986	$2,375	$2.41	3d	1	0.04mi
930 Poydras St New Orleans, LA	1.0–2.0	1.0–2.5	976	$3,125	$3.20	43d	1	0.09mi
703 Carondelet St New Orleans, LA	1.0–2.0	1.0–2.0	949	$2,350	$2.48	23d	1	0.10mi
419 Carondelet St Unit 305 New Orleans, LA	2.0	2.0	1201	$3,200	$2.66	43d	1	0.12mi
419 Carondelet St Unit 305f New Orleans, LA	2.0	2.0	1201	$3,500	$2.91	11d	1	0.12mi
822 Perdido St Unit 1272370P New Orleans, LA	1.0–5.0	1.0–5.0	1447	$3,201	$2.21	3d	4	0.13mi
518 S Rampart St New Orleans, LA	3.0	2.0	1853	$3,995	$2.16	3d	1	0.13mi
339 Carondelet St Unit 4F New Orleans, LA	1.0	1.0	916	$1,650	$1.80	23d	1	0.16mi
749 Baronne St #300 New Orleans, LA	2.0	2.0	1287	$4,500	$3.50	11d	1	0.16mi
1100 Girod St Unit PHC New Orleans, LA	2.0	2.5	1609	$5,500	$3.42	11d	1	0.17mi
820 Union St Unit 202 New Orleans, LA	2.0	2.0	1197	$2,950	$2.46	43d	1	0.18mi
820 Union St Unit 203 New Orleans, LA	1.0	1.0	1019	$2,600	$2.55	43d	1	0.18mi
803 Baronne St New Orleans, LA	3.0	2.0	1791	$3,525	$1.97	3d	1	0.20mi
1100 Girod St Unit PHF New Orleans, LA	2.0	2.0	1380	$5,800	$4.20	23d	1	0.20mi
1001 Julia St Unit 10B New Orleans, LA	2.0	2.0	1418	$6,650	$4.69	10d	1	0.21mi
800 Gravier St Unit 1272312P New Orleans, LA	2.0–4.0	2.0–4.0	1673	$2,349	$1.40	14d	2	0.23mi
840 Carondelet St New Orleans, LA	1.0–2.0	1.0–2.0	1220	$4,325	$3.55	1d	4	0.24mi
802 Saint Charles Ave New Orleans, LA	1.0	1.5	1100	$1,550	$1.41	23d	1	0.24mi
802 Saint Charles Ave Unit 401 New Orleans, LA	2.0	2.0	1100	$1,850	$1.68	23d	1	0.24mi
909 Gravier St New Orleans, LA	1.0–2.0	1.0–2.0	1076	$5,276	$4.90	2d	11	0.25mi
837 Gravier St New Orleans, LA	1.0–2.0	1.0–2.0	845	$2,004	$2.37	3d	5	0.25mi
612 Julia St Unit C New Orleans, LA	2.0	1.5	1200	$2,300	$1.92	3d	1	0.27mi
612 Julia St Unit D New Orleans, LA	2.0	1.5	1000	$2,150	$2.15	23d	1	0.27mi
875 O'Keefe Ave #205 New Orleans, LA	2.0	2.5	1040	$2,250	$2.16	17d	1	0.27mi
210 Baronne St New Orleans, LA	1.0–2.0	1.0–2.5	1530	$5,000	$3.27	2d	26	0.28mi
833 Howard Ave New Orleans, LA	1.0	1.0	955	$2,195	$2.30	23d	1	0.30mi
510 Julia St Unit 201 New Orleans, LA	1.0	1.0	892	$2,300	$2.58	23d	1	0.32mi
127 Carondelet St Unit 1272319P New Orleans, LA	1.0–2.0	1.0–2.0	839	$2,339	$2.79	3d	2	0.33mi
925 Common St New Orleans, LA	2.0	1.0–2.5	840	$2,450	$2.92	3d	44	0.33mi
822 Howard Ave Unit 1272354P New Orleans, LA	1.0–5.0	1.0–4.0	1749	$3,985	$2.28	1d	3	0.34mi
818 Howard Ave Unit 301 New Orleans, LA	1.0	1.0	981	$2,358	$2.40	3d	1	0.35mi
814 Howard Ave Unit 102 New Orleans, LA	2.0	2.0	1160	$3,800	$3.28	23d	1	0.35mi
433 Gravier St Unit 1 New Orleans, LA	2.0	2.0	1400	$4,000	$2.86	43d	1	0.36mi
333 Julia St #217 New Orleans, LA	2.0	2.0	932	$2,150	$2.31	19d	1	0.44mi
333 Julia St New Orleans, LA	1.0–2.0	1.0–2.0	1086	$2,200	$2.03	14d	2	0.45mi
333 Julia St New Orleans, LA	1.0–2.0	1.0–2.0	999	$2,200	$2.20	3d	2	0.45mi
333 Julia St New Orleans, LA	2.0	2.0	1030	$2,025	$1.97	23d	2	0.45mi

HOA detail condo

• Monthly dues: $604 · $7,248/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $499,900 Active 260 DOM
2. 2026-06-17
   days on market $499,900 Active 259 DOM
3. 2026-06-16
   days on market $499,900 Active 258 DOM
4. 2026-06-15
   days on market $499,900 Active 257 DOM
5. 2026-06-13
   days on market $499,900 Active 255 DOM
6. 2026-06-10
   days on market $499,900 Active 252 DOM
7. 2026-06-09
   days on market $499,900 Active 251 DOM
8. 2026-06-08
   days on market $499,900 Active 250 DOM
9. 2026-06-07
   days on market $499,900 Active 249 DOM
10. 2026-06-05
    days on market $499,900 Active 246 DOM
11. 2026-06-03
    days on market $499,900 Active 245 DOM
12. 2026-06-02
    days on market $499,900 Active 244 DOM
13. 2026-06-01
    days on market $499,900 Active 243 DOM
14. 2026-05-31
    days on market $499,900 Active 242 DOM
15. 2026-03-17
    price $499,900 829-char remark

    Show marketing remark (835 chars)

    Elegant Warehouse Loft Living! Top floor residence with in-demand architectural features located adjacent to the Virgin Hotel with deeded garage parking! Brand new building roof completed and paid for. Over 1328sf of tastefully designed space that offers a flexible floorplan and living options on 1 level. Original warehouse features like wide plank heart pine floors and exposed brick walls. Oversized plan allows for an easy addition of a 2nd bedroom/study. Double insulated windows. Open kitchen with 48" maple cabinets, stone counters, SS kitchen appliances. Great storage. Intimate and quiet building in the convenient Lafayette Square Historic Dist. surrounded by neighborhood amenities and dining options. 1 block to Poydras Street and Rouse’s Market and a short walk to all of the events at the Superdome and Arena.

16. 2026-03-17
    price $499,900 835-char remark

    Show marketing remark (835 chars)

    Elegant Warehouse Loft Living! Top floor residence with in-demand architectural features located adjacent to the Virgin Hotel with deeded garage parking! Brand new building roof completed and paid for. Over 1328sf of tastefully designed space that offers a flexible floorplan and living options on 1 level. Original warehouse features like wide plank heart pine floors and exposed brick walls. Oversized plan allows for an easy addition of a 2nd bedroom/study. Double insulated windows. Open kitchen with 48" maple cabinets, stone counters, SS kitchen appliances. Great storage. Intimate and quiet building in the convenient Lafayette Square Historic Dist. surrounded by neighborhood amenities and dining options. 1 block to Poydras Street and Rouse’s Market and a short walk to all of the events at the Superdome and Arena.

17. 2026-02-04
    price $519,500 829-char remark

    Show marketing remark (835 chars)

    Elegant Warehouse Loft Living! Top floor residence with in-demand architectural features located adjacent to the Virgin Hotel with deeded garage parking! Brand new building roof completed and paid for. Over 1328sf of tastefully designed space that offers a flexible floorplan and living options on 1 level. Original warehouse features like wide plank heart pine floors and exposed brick walls. Oversized plan allows for an easy addition of a 2nd bedroom/study. Double insulated windows. Open kitchen with 48" maple cabinets, stone counters, SS kitchen appliances. Great storage. Intimate and quiet building in the convenient Lafayette Square Historic Dist. surrounded by neighborhood amenities and dining options. 1 block to Poydras Street and Rouse’s Market and a short walk to all of the events at the Superdome and Arena.

18. 2026-02-04
    price $519,500 835-char remark

    Show marketing remark (835 chars)

    Elegant Warehouse Loft Living! Top floor residence with in-demand architectural features located adjacent to the Virgin Hotel with deeded garage parking! Brand new building roof completed and paid for. Over 1328sf of tastefully designed space that offers a flexible floorplan and living options on 1 level. Original warehouse features like wide plank heart pine floors and exposed brick walls. Oversized plan allows for an easy addition of a 2nd bedroom/study. Double insulated windows. Open kitchen with 48" maple cabinets, stone counters, SS kitchen appliances. Great storage. Intimate and quiet building in the convenient Lafayette Square Historic Dist. surrounded by neighborhood amenities and dining options. 1 block to Poydras Street and Rouse’s Market and a short walk to all of the events at the Superdome and Arena.

19. 2026-02-01
    status Active 835-char remark

    Show marketing remark (835 chars)

    Elegant Warehouse Loft Living! Top floor residence with in-demand architectural features located adjacent to the Virgin Hotel with deeded garage parking! Brand new building roof completed and paid for. Over 1328sf of tastefully designed space that offers a flexible floorplan and living options on 1 level. Original warehouse features like wide plank heart pine floors and exposed brick walls. Oversized plan allows for an easy addition of a 2nd bedroom/study. Double insulated windows. Open kitchen with 48" maple cabinets, stone counters, SS kitchen appliances. Great storage. Intimate and quiet building in the convenient Lafayette Square Historic Dist. surrounded by neighborhood amenities and dining options. 1 block to Poydras Street and Rouse’s Market and a short walk to all of the events at the Superdome and Arena.

20. 2026-02-01
    historical 835-char remark

    Show marketing remark (835 chars)

    Elegant Warehouse Loft Living! Top floor residence with in-demand architectural features located adjacent to the Virgin Hotel with deeded garage parking! Brand new building roof completed and paid for. Over 1328sf of tastefully designed space that offers a flexible floorplan and living options on 1 level. Original warehouse features like wide plank heart pine floors and exposed brick walls. Oversized plan allows for an easy addition of a 2nd bedroom/study. Double insulated windows. Open kitchen with 48" maple cabinets, stone counters, SS kitchen appliances. Great storage. Intimate and quiet building in the convenient Lafayette Square Historic Dist. surrounded by neighborhood amenities and dining options. 1 block to Poydras Street and Rouse’s Market and a short walk to all of the events at the Superdome and Arena.

21. 2026-01-05
    price $529,000 829-char remark

    Show marketing remark (835 chars)

    Elegant Warehouse Loft Living! Top floor residence with in-demand architectural features located adjacent to the Virgin Hotel with deeded garage parking! Brand new building roof completed and paid for. Over 1328sf of tastefully designed space that offers a flexible floorplan and living options on 1 level. Original warehouse features like wide plank heart pine floors and exposed brick walls. Oversized plan allows for an easy addition of a 2nd bedroom/study. Double insulated windows. Open kitchen with 48" maple cabinets, stone counters, SS kitchen appliances. Great storage. Intimate and quiet building in the convenient Lafayette Square Historic Dist. surrounded by neighborhood amenities and dining options. 1 block to Poydras Street and Rouse’s Market and a short walk to all of the events at the Superdome and Arena.

22. 2026-01-05
    price $529,000 835-char remark

    Show marketing remark (835 chars)

    Elegant Warehouse Loft Living! Top floor residence with in-demand architectural features located adjacent to the Virgin Hotel with deeded garage parking! Brand new building roof completed and paid for. Over 1328sf of tastefully designed space that offers a flexible floorplan and living options on 1 level. Original warehouse features like wide plank heart pine floors and exposed brick walls. Oversized plan allows for an easy addition of a 2nd bedroom/study. Double insulated windows. Open kitchen with 48" maple cabinets, stone counters, SS kitchen appliances. Great storage. Intimate and quiet building in the convenient Lafayette Square Historic Dist. surrounded by neighborhood amenities and dining options. 1 block to Poydras Street and Rouse’s Market and a short walk to all of the events at the Superdome and Arena.

23. 2025-09-29
    listed $549,900 Active 829-char remark

    Show marketing remark (835 chars)

    Elegant Warehouse Loft Living! Top floor residence with in-demand architectural features located adjacent to the Virgin Hotel with deeded garage parking! Brand new building roof completed and paid for. Over 1328sf of tastefully designed space that offers a flexible floorplan and living options on 1 level. Original warehouse features like wide plank heart pine floors and exposed brick walls. Oversized plan allows for an easy addition of a 2nd bedroom/study. Double insulated windows. Open kitchen with 48" maple cabinets, stone counters, SS kitchen appliances. Great storage. Intimate and quiet building in the convenient Lafayette Square Historic Dist. surrounded by neighborhood amenities and dining options. 1 block to Poydras Street and Rouse’s Market and a short walk to all of the events at the Superdome and Arena.

24. 2025-09-29
    listed $549,900 Active 835-char remark

    Show marketing remark (835 chars)

    Elegant Warehouse Loft Living! Top floor residence with in-demand architectural features located adjacent to the Virgin Hotel with deeded garage parking! Brand new building roof completed and paid for. Over 1328sf of tastefully designed space that offers a flexible floorplan and living options on 1 level. Original warehouse features like wide plank heart pine floors and exposed brick walls. Oversized plan allows for an easy addition of a 2nd bedroom/study. Double insulated windows. Open kitchen with 48" maple cabinets, stone counters, SS kitchen appliances. Great storage. Intimate and quiet building in the convenient Lafayette Square Historic Dist. surrounded by neighborhood amenities and dining options. 1 block to Poydras Street and Rouse’s Market and a short walk to all of the events at the Superdome and Arena.

25. 2024-08-15
    listed $559,000 Active
26. 2024-08-07
    price $559,000
27. 2024-07-26
    price $549,000
28. 2024-04-01
    listed $559,000
29. 2023-10-04
    listed $615,000
30. 2000-09-21
    soldstatus $197,000

ⓘ 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: $2,989 · $249/mo
• Projected year-2 tax: $2,989 · $249/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 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,121
• − Mortgage interest: −$28,002
• − Property taxes: −$2,989
• − Insurance: −$3,297
• − Repairs & maintenance: −$2,810
• − Management: −$2,810
• − HOA: −$7,248
• − Depreciation: −$14,543
• Taxable loss: −$26,577
• Est. tax savings @ 24.0%: +$6,379
• After-tax cash flow: $-10,868/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): 9,387
• Household income: $39,333
• Rent vs Own: 75.4% rent · 24.6% own
• Severe rent burden: 714.0

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 0.57)
• Race & ethnicity: Black 61% White 20% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 2% Portuguese 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1% Vietnamese 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: ▲ 65.92%
• Current HPI: 229.3968
• Rent YoY: ▲ 5.98%
• 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

+153.8% since first listed

16 events — show timeline

• 2026-03-17 Price Changed $499,900 AcadianaMLS
• 2026-03-17 Price Changed $499,900 GSREIN
• 2026-02-04 Price Changed $519,500 AcadianaMLS
• 2026-02-04 Price Changed $519,500 GSREIN
• 2026-02-01 Relisted — GSREIN
• 2026-02-01 Listing Removed — GSREIN
• 2026-01-05 Price Changed $529,000 AcadianaMLS
• 2026-01-05 Price Changed $529,000 GSREIN
• 2025-09-29 Listed $549,900 GSREIN
• 2025-09-29 Listed $549,900 AcadianaMLS
• 2024-08-15 Listed $559,000 AcadianaMLS
• 2024-08-07 Price Changed $559,000 GSREIN
• 2024-07-26 Price Changed $549,000 GSREIN
• 2024-04-01 Listed $559,000 AcadianaMLS
• 2023-10-04 Listed $615,000 AcadianaMLS
• 2000-09-21 Sold (Public Records) $197,000 Public Records

Property tax history

-0.8%/yr

Latest (2026): $2,989 · +1.0% YoY. Source: county tax records.