629 Forstall St · New Orleans, LA 70117

$105,000

4 bd · 2.0 ba · 1,158 sqft · MultiFamily public records · 229 Days on market

Built 1950 1,559 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

Key facts

• New appliances
• Inside laundry room
• New hvac system

Tags

• NEW HVAC SYSTEM
• INSIDE LAUNDRY ROOM
• NEW APPLIANCES
• MINUTES FROM DOWNTOWN

Property features AI

Finance

• Other: Not specified
• Financial info: Not specified
• HOA & community: Not specified

Exterior

• Parking: Not specified
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation
• Construction: Shingle roof; Built in a prior year (exact year not provided)
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 26 x 60

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: Two full bathrooms
• Heating & cooling: Heating available; Cooling available
• Interior features: Five total rooms; Very good condition
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $105k.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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); 581 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 $1,932/mo this rent would consume 51% 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y ago; this cycle's ask has dropped $55k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.84% ✓
• Cap rate: 14.66%
• Cash-on-cash: 29.88%
• DSCR: 2.33
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $56,742
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4905-4907 Dauphine St	0.19mi	4/2.0	1,228 (+6%)	21mo	$60,000	$49	63

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: 20.6%
• Equity multiple: 1.83×
• Total profit: $24,499
• Equity at exit: $15,656

10-year hold

• IRR: 28.4%
• Equity multiple: 3.46×
• Total profit: $72,364
• Equity at exit: $9,078

Cash invested: $29,400 (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: 581
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,932 high
• Mortgage (P&I): −$551
• Tax from tax record: −$200 /mo · $2,402/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $666

Break-even live

Break-even rent $1,090

Max offer price $105,000

Occupancy floor 61%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
617 Forstall St New Orleans, LA	3.0	2.0	1262	$2,200	$1.74	3d	1	0.02mi
619 Reynes St New Orleans, LA	3.0	2.0	1318	$2,100	$1.59	16d	1	0.04mi
816 Forstall St New Orleans, LA	3.0	1.0	850	$1,600	$1.88	24d	1	0.12mi
906 Flood St New Orleans, LA	3.0	3.0	1174	$1,700	$1.45	2d	1	0.33mi
18 Saint Claude Ct New Orleans, LA	3.0	1.0	864	$1,200	$1.39	12d	1	0.37mi
5459 Saint Claude Ave Unit 5461 New Orleans, LA	4.0	2.0	1454	$2,350	$1.62	24d	1	0.44mi
5461 Saint Claude Ave New Orleans, LA	4.0	2.0	1250	$2,350	$1.88	24d	1	0.45mi
1422 Andry St New Orleans, LA	3.0	2.0	1100	$1,400	$1.27	3d	1	0.60mi
1327 Fats Domino Ave Unit A New Orleans, LA	3.0	2.0	1200	$1,900	$1.58	3d	1	0.64mi
1327 Fats Domino Ave Unit B New Orleans, LA	4.0	2.0	1200	$2,200	$1.83	16d	1	0.64mi
1314 Lamanche St New Orleans, LA	4.0	1.0	1300	$2,100	$1.62	16d	1	0.65mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1178	$1,600	$1.36	24d	1	0.65mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	3d	1	0.65mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	3d	1	0.65mi
6038 N Rampart St New Orleans, LA	3.0	2.0	1080	$1,795	$1.66	24d	1	0.66mi
1201 Gordon St New Orleans, LA	3.0	2.5	1367	$1,900	$1.39	17d	1	0.72mi
4317 Urquhart St New Orleans, LA	3.0	2.0	1300	$1,650	$1.27	24d	1	0.80mi
4318 1/2 N Robertson St New Orleans, LA	3.0	1.0	1250	$1,150	$0.92	3d	1	0.87mi
4318 N Robertson St New Orleans, LA	3.0	1.0	1250	$1,150	$0.92	3d	1	0.88mi
4021 St Claude Ave New Orleans, LA	4.0	2.0	1016	$1,275	$1.25	3d	1	0.89mi
1835 Andry St New Orleans, LA	3.0	2.0	918	$1,800	$1.96	24d	1	0.91mi
5900 N Derbigny St Unit 1 New Orleans, LA	3.0	2.0	1000	$1,950	$1.95	3d	1	0.94mi
4230 N Claiborne Ave New Orleans, LA	3.0	2.5	1296	$1,750	$1.35	24d	1	0.96mi
1200 Southlawn Blvd New Orleans, LA	3.0	2.0	950	$1,725	$1.82	24d	1	0.99mi
1925 Alabo St Unit A New Orleans, LA	3.0	2.0	1199	$1,500	$1.25	21d	1	1.07mi
701 Behrman Ave New Orleans, LA	3.0	2.0	1368	$2,300	$1.68	3d	1	1.08mi
1714 Tricou St New Orleans, LA	3.0	2.0	1271	$1,900	$1.49	24d	1	1.11mi
1628 Bartholomew St New Orleans, LA	3.0	2.0	1050	$1,600	$1.52	24d	1	1.13mi
1333 Angela Ave Arabi, LA	3.0	2.0	1090	$1,850	$1.70	3d	1	1.14mi
1824 Saint Maurice Ave New Orleans, LA	4.0	2.0	1500	$1,500	$1.00	24d	1	1.16mi
4222 N Johnson St New Orleans, LA	3.0	2.0	1100	$1,895	$1.72	24d	1	1.19mi
438 Friscoville Ave Arabi, LA	3.0	2.0	1500	$3,200	$2.13	3d	1	1.19mi
4217 N Johnson St New Orleans, LA	3.0	2.0	904	$1,650	$1.83	24d	1	1.22mi
1437 Gallier St New Orleans, LA	3.0	2.0	1451	$1,875	$1.29	21d	1	1.25mi
5618 N Tonti St New Orleans, LA	3.0	2.0	1128	$1,550	$1.37	24d	1	1.25mi
807 Whitney Ave Unit 1 New Orleans, LA	3.0	2.0	1262	$1,500	$1.19	3d	1	1.31mi
1108 Sumner St New Orleans, LA	3.0	1.5	1197	$1,500	$1.25	12d	1	1.32mi
505 Center St Unit A Arabi, LA	3.0	1.0	811	$1,300	$1.60	44d	1	1.38mi
1622 Jo Ann Pl New Orleans, LA	3.0	1.5	1301	$1,500	$1.15	2d	1	1.40mi
1421 Numa St Unit 1421 New Orleans, LA	3.0	2.0	861	$1,400	$1.63	24d	1	1.46mi

Listing history 50 events

1. 2026-06-18
   days on market $105,000 Active 229 DOM
2. 2026-06-17
   days on market $105,000 Active 228 DOM
3. 2026-06-16
   days on market $105,000 Active 227 DOM
4. 2026-06-15
   days on market $105,000 Active 226 DOM
5. 2026-06-13
   days on market $105,000 Active 224 DOM
6. 2026-06-10
   days on market $105,000 Active 221 DOM
7. 2026-06-09
   days on market $105,000 Active 220 DOM
8. 2026-06-08
   days on market $105,000 Active 219 DOM
9. 2026-06-07
   days on market $105,000 Active 218 DOM
10. 2026-06-05
    days on market $105,000 Active 215 DOM
11. 2026-06-03
    days on market $105,000 Active 214 DOM
12. 2026-06-02
    days on market $105,000 Active 213 DOM
13. 2026-06-01
    days on market $105,000 Active 212 DOM
14. 2026-05-31
    days on market $105,000 Active 211 DOM
15. 2026-05-22
    status Active 332-char remark

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

16. 2026-05-22
    status Active

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

17. 2026-04-21
    status Pending 332-char remark

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

18. 2026-04-21
    status Pending

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

19. 2026-04-14
    price $110,000 332-char remark

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

20. 2026-04-14
    price $110,000

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

21. 2026-04-08
    price $125,000 332-char remark

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

22. 2026-04-08
    price $125,000

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

23. 2026-03-06
    price $130,000 332-char remark

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

24. 2026-03-06
    price $130,000

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

25. 2026-02-04
    price $135,000 332-char remark

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

26. 2026-02-04
    price $135,000

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

27. 2026-01-05
    price $140,000 332-char remark

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

28. 2026-01-05
    price $140,000

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

29. 2025-12-03
    price $145,000 332-char remark

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

30. 2025-12-03
    price $145,000

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

31. 2025-11-25
    price $155,000 332-char remark

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

32. 2025-11-25
    price $155,000

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

33. 2025-10-21
    price $157,500 332-char remark

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

34. 2025-10-21
    price $157,500

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

35. 2025-09-29
    listed $160,000 Active 332-char remark

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

36. 2025-09-29
    listed $160,000 Active

    Show marketing remark (332 chars)

    A charming 2 bedroom 2 bathroom home located in the the historic Holy Cross Neighborhood. 1,145 Sq ft of living space, this home features a bright and open layout with modern convivences, including new HVAC system, inside laundry room, and new appliances. This is a short distance to the Mississippi levee and minutes from Downtown.

37. 2023-07-29
    price $208,000
38. 2023-06-21
    price $215,000
39. 2023-04-26
    listed $208,000
40. 2021-05-07
    soldstatus $200,000
41. 2021-05-06
    historical
42. 2021-04-30
    soldstatus $200,000 Closed
43. 2021-03-31
    status Pending
44. 2021-03-23
    price $200,000
45. 2021-02-17
    price $175,000
46. 2020-11-24
    listed $189,999 Active
47. 2020-11-24
    listed $200,000
48. 2020-10-12
    listed $190,000
49. 2020-10-01
    price $190,000
50. 2020-09-15
    price $209,999

ⓘ 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: $2,402 · $200/mo
• Projected year-2 tax: $2,402 · $200/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) · 75% 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: $23,188
• − Mortgage interest: −$5,882
• − Property taxes: −$2,402
• − Insurance: −$1,322
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$3,055
• Taxable income: $6,817
• Est. tax owed @ 24.0%: −$1,636
• After-tax cash flow: $6,350/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

+368.1% since first listed

39 events — show timeline

• 2026-05-22 Relisted — AcadianaMLS
• 2026-05-22 Relisted — GSREIN
• 2026-04-21 Pending — AcadianaMLS
• 2026-04-21 Pending — GSREIN
• 2026-04-14 Price Changed $110,000 AcadianaMLS
• 2026-04-14 Price Changed $110,000 GSREIN
• 2026-04-08 Price Changed $125,000 AcadianaMLS
• 2026-04-08 Price Changed $125,000 GSREIN
• 2026-03-06 Price Changed $130,000 AcadianaMLS
• 2026-03-06 Price Changed $130,000 GSREIN
• 2026-02-04 Price Changed $135,000 AcadianaMLS
• 2026-02-04 Price Changed $135,000 GSREIN
• 2026-01-05 Price Changed $140,000 AcadianaMLS
• 2026-01-05 Price Changed $140,000 GSREIN
• 2025-12-03 Price Changed $145,000 AcadianaMLS
• 2025-12-03 Price Changed $145,000 GSREIN
• 2025-11-25 Price Changed $155,000 AcadianaMLS
• 2025-11-25 Price Changed $155,000 GSREIN
• 2025-10-21 Price Changed $157,500 AcadianaMLS
• 2025-10-21 Price Changed $157,500 GSREIN
• 2025-09-29 Listed $160,000 GSREIN
• 2025-09-29 Listed $160,000 AcadianaMLS
• 2023-07-29 Price Changed $208,000 GSREIN
• 2023-06-21 Price Changed $215,000 GSREIN
• 2023-04-26 Listed $208,000 AcadianaMLS
• 2021-05-07 Sold (Public Records) $200,000 Public Records
• 2021-05-06 Listing Removed — GSREIN
• 2021-04-30 Sold (MLS) $200,000 GSREIN
• 2021-03-31 Pending — GSREIN
• 2021-03-23 Price Changed $200,000 GSREIN
• 2021-02-17 Price Changed $175,000 GSREIN
• 2020-11-24 Listed $200,000 AcadianaMLS
• 2020-11-24 Listed $189,999 GSREIN
• 2020-10-12 Listed $190,000 AcadianaMLS
• 2020-10-01 Price Changed $190,000 GSREIN
• 2020-09-15 Price Changed $209,999 GSREIN
• 2019-12-12 Price Changed $214,999 GSREIN
• 2019-11-13 Listed $190,000 AcadianaMLS
• 1984-01-31 Sold (Public Records) $23,500 Public Records

Property tax history

+27.0%/yr

Latest (2026): $2,402 · -0.4% YoY. Source: county tax records.