716-718 Delery St · New Orleans, LA 70117

$210,000

4 bd · 2.0 ba · 1,800 sqft · MultiFamily · 149 Days on market

Built 1955 Good condition 3,720 sqft lot $117/sqft · 17% above area Est $179k · 17% 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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• 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 (5+ Unit). Listing-text estimate: 2 units. 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

Investors opportunity! Old Holy Cross neighborhood across the street from Historic Jackson Barracks. Start collecting rent immediately. This charming double shotgun style offers an opportunity for both owner occupants and investors. Each units offer 2 bedrooms, 1 bath, living room, and a spacious eat in kitchen. The backyard offers a new wood fenced in courtyard. Each unit has a detached 10 x 6 rear storage shed with washer and dryer hookups. Walking distance to the levee, just 4 miles to the French Quarter, 10 miles to the New Orleans CBD. Flood zone X. Unit 718 is tenant occupied. Please do not disturb.

Key facts

• Double shotgun style
• 3,720 sq ft lot
• Built 1955

Tags

• HISTORIC JACKSON BARRACKS
• DOUBLE SHOTGUN STYLE
• NEW WOOD FENCED IN COURTYARD
• DETACHED REAR STORAGE SHED
• WASHER AND DRYER HOOKUPS
• WALKING DISTANCE TO THE LEVEE

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive. Per door: $338/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,777/mo this rent would consume 73% 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 $1k of loan paydown is wiped out by about $6k 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 $59k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 6y 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 1955 — 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 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 1955 — 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: 1.32% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.15%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $179,325
• List price: $210,000
• Delta: 17.11%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5717 19 Royal St	0.35mi	4/2.0	1,716 (-5%)	14mo	$175,000	$102	65
5443 45 Douglas St	0.56mi	3/2.0 (-1)	1,770 (-2%)	14mo	$210,000	$119	55
1001 3 Gordon St	0.31mi	4/2.0	1,580 (-12%)	22mo	$170,000	$108	47
410-12 Community St	0.55mi	4/3.0	1,958 (+9%)	18mo	$270,000	$138	41
539 41 Angela St	0.42mi	3/3.0 (-1)	2,030 (+13%)	11mo	$215,000	$106	41

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $7,698
• Equity at exit: $31,312

10-year hold

• IRR: 12.5%
• Equity multiple: 1.96×
• Total profit: $56,729
• Equity at exit: $18,157

Cash invested: $58,800 (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 70117

• Rents YoY: 2.5%
• Active inventory: 581
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,777 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $676

Break-even live

Break-even rent $1,921

Max offer price $210,000

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,776
Total (2 units)			$2,777

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6900 Royal St Arabi, LA	3.0	2.0	1579	$5,888	$3.73	2d	1	0.33mi
438 Friscoville Ave Arabi, LA	3.0	2.0	1500	$3,200	$2.13	2d	1	0.43mi
1201 Gordon St New Orleans, LA	3.0	2.5	1367	$1,900	$1.39	16d	1	0.44mi
1019 Center St Arabi, LA	5.0	3.0	1973	$5,888	$2.98	1d	1	0.62mi
1314 Lamanche St New Orleans, LA	4.0	1.0	1300	$2,100	$1.62	15d	1	0.63mi
5461 Saint Claude Ave New Orleans, LA	4.0	2.0	1250	$2,350	$1.88	23d	1	0.63mi
5459 Saint Claude Ave Unit 5461 New Orleans, LA	4.0	2.0	1454	$2,350	$1.62	23d	1	0.63mi
1714 Tricou St New Orleans, LA	3.0	2.0	1271	$1,900	$1.49	23d	1	0.74mi
1239 Center St Arabi, LA	4.0	2.0	1922	$3,500	$1.82	2d	1	0.75mi
617 Forstall St New Orleans, LA	3.0	2.0	1262	$2,200	$1.74	3d	1	0.79mi
619 Reynes St New Orleans, LA	3.0	2.0	1318	$2,100	$1.59	15d	1	0.85mi
1824 Saint Maurice Ave New Orleans, LA	4.0	2.0	1500	$1,500	$1.00	23d	1	0.86mi
1901 Tupelo St New Orleans, LA	3.0	2.5	1568	$2,300	$1.47	3d	1	0.89mi
1511 Schnell Dr Arabi, LA	4.0	3.0	1700	$1,850	$1.09	3d	1	0.98mi
2012 Esteban St Arabi, LA	3.0	2.0	1466	$2,500	$1.71	10d	1	1.01mi
1529 Schnell Dr Arabi, LA	3.0	2.5	1736	$2,600	$1.50	1d	1	1.04mi
309 Fawn Dr Arabi, LA	3.0	2.5	1745	$2,500	$1.43	1d	1	1.23mi
7532 Patricia St Arabi, LA	4.0	3.0	2099	$2,200	$1.05	43d	1	1.25mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	2d	1	1.26mi
7532 Patricia St Arabi, LA	3.0	2.0	1850	$1,900	$1.03	1d	1	1.26mi
103 Danny Dr New Orleans, LA	4.0	2.0	2040	$2,400	$1.18	23d	1	1.37mi
424 Chinchilla Dr Arabi, LA	3.0	2.0	1735	$3,500	$2.02	15d	1	1.42mi
2001 Saint Nick Dr New Orleans, LA	4.0	2.5	2400	$2,300	$0.96	23d	1	1.45mi
3441 Catalina Dr New Orleans, LA	5.0	2.0	1610	$2,450	$1.52	11d	1	1.49mi

Listing history 35 events

1. 2026-06-18
   days on market $210,000 Active 149 DOM
2. 2026-06-17
   days on market $210,000 Active 148 DOM
3. 2026-06-16
   days on market $210,000 Active 147 DOM
4. 2026-06-15
   days on market $210,000 Active 146 DOM
5. 2026-06-13
   days on market $210,000 Active 144 DOM
6. 2026-06-10
   days on market $210,000 Active 141 DOM
7. 2026-06-09
   days on market $210,000 Active 140 DOM
8. 2026-06-08
   days on market $210,000 Active 139 DOM
9. 2026-06-07
   days on market $210,000 Active 138 DOM
10. 2026-06-05
    days on market $210,000 Active 135 DOM
11. 2026-06-03
    days on market $210,000 Active 134 DOM
12. 2026-06-02
    days on market $210,000 Active 133 DOM
13. 2026-06-01
    days on market $210,000 Active 132 DOM
14. 2026-05-31
    days on market $210,000 Active 131 DOM
15. 2026-04-23
    price $210,000 612-char remark

    Show marketing remark (612 chars)

    Investors opportunity! Old Holy Cross neighborhood across the street from Historic Jackson Barracks. Start collecting rent immediately. This charming double shotgun style offers an opportunity for both owner occupants and investors. Each units offer 2 bedrooms, 1 bath, living room, and a spacious eat in kitchen. The backyard offers a new wood fenced in courtyard. Each unit has a detached 10 x 6 rear storage shed with washer and dryer hookups. Walking distance to the levee, just 4 miles to the French Quarter, 10 miles to the New Orleans CBD. Flood zone X. Unit 718 is tenant occupied. Please do not disturb.

16. 2026-04-23
    price $210,000 612-char remark

    Show marketing remark (612 chars)

    Investors opportunity! Old Holy Cross neighborhood across the street from Historic Jackson Barracks. Start collecting rent immediately. This charming double shotgun style offers an opportunity for both owner occupants and investors. Each units offer 2 bedrooms, 1 bath, living room, and a spacious eat in kitchen. The backyard offers a new wood fenced in courtyard. Each unit has a detached 10 x 6 rear storage shed with washer and dryer hookups. Walking distance to the levee, just 4 miles to the French Quarter, 10 miles to the New Orleans CBD. Flood zone X. Unit 718 is tenant occupied. Please do not disturb.

17. 2026-01-20
    listed $215,000 Active 612-char remark

    Show marketing remark (612 chars)

    Investors opportunity! Old Holy Cross neighborhood across the street from Historic Jackson Barracks. Start collecting rent immediately. This charming double shotgun style offers an opportunity for both owner occupants and investors. Each units offer 2 bedrooms, 1 bath, living room, and a spacious eat in kitchen. The backyard offers a new wood fenced in courtyard. Each unit has a detached 10 x 6 rear storage shed with washer and dryer hookups. Walking distance to the levee, just 4 miles to the French Quarter, 10 miles to the New Orleans CBD. Flood zone X. Unit 718 is tenant occupied. Please do not disturb.

18. 2026-01-20
    listed $215,000 Active 612-char remark

    Show marketing remark (612 chars)

    Investors opportunity! Old Holy Cross neighborhood across the street from Historic Jackson Barracks. Start collecting rent immediately. This charming double shotgun style offers an opportunity for both owner occupants and investors. Each units offer 2 bedrooms, 1 bath, living room, and a spacious eat in kitchen. The backyard offers a new wood fenced in courtyard. Each unit has a detached 10 x 6 rear storage shed with washer and dryer hookups. Walking distance to the levee, just 4 miles to the French Quarter, 10 miles to the New Orleans CBD. Flood zone X. Unit 718 is tenant occupied. Please do not disturb.

19. 2025-09-11
    price $215,000
20. 2025-09-11
    price $215,000
21. 2025-08-01
    listed $225,000 Active
22. 2025-07-08
    price $225,000
23. 2025-07-08
    price $225,000
24. 2025-04-01
    historical $1,200
25. 2025-01-31
    price $229,000
26. 2025-01-30
    listed $229,000 Active
27. 2024-11-30
    listed $1,200
28. 2024-11-29
    historical $1,200
29. 2024-10-15
    listed $230,000 Active
30. 2024-05-30
    price $1,200
31. 2024-05-15
    listed $1,250
32. 2024-05-03
    listed $230,000 Active
33. 2024-02-15
    listed $250,000
34. 2023-11-07
    listed $262,000
35. 2020-05-03
    listed $198,500

ⓘ 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 8/10 Severe FEMA zone X (shaded) · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 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: $33,324
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,847
• − Repairs & maintenance: −$2,666
• − Management: −$2,666
• − Depreciation: −$6,109
• Taxable income: $5,122
• Est. tax owed @ 24.0%: −$1,229
• After-tax cash flow: $6,884/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 · 13 photos

Good 75/100 Cosmetic rehab

This double shotgun-style home in the Old Holy Cross neighborhood is in good condition with minor repairs needed. It offers a good investment opportunity for both owner-occupants and investors.

Repairs flagged

• Minor Kitchen appliances — Standard appliances may need replacement over time.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics, attracting both buyers and renters.
• Both Landscaping improvements — A well-maintained yard can increase the home's curb appeal and attract more potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Standard appliances may need replacement over time.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics, attracting both buyers and renters. ↑
• Both Landscaping improvements — A well-maintained yard can increase the home's curb appeal and attract more potential buyers or renters. ↑

ⓘ 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): 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

+5.8% since first listed

21 events — show timeline

• 2026-04-23 Price Changed $210,000 AcadianaMLS
• 2026-04-23 Price Changed $210,000 GSREIN
• 2026-01-20 Listed $215,000 GSREIN
• 2026-01-20 Listed $215,000 AcadianaMLS
• 2025-09-11 Price Changed $215,000 AcadianaMLS
• 2025-09-11 Price Changed $215,000 GSREIN
• 2025-08-01 Listed $225,000 AcadianaMLS
• 2025-07-08 Price Changed $225,000 AcadianaMLS
• 2025-07-08 Price Changed $225,000 GSREIN
• 2025-04-01 Rental Removed $1,200 RENTSPREE
• 2025-01-31 Price Changed $229,000 GSREIN
• 2025-01-30 Listed $229,000 AcadianaMLS
• 2024-11-30 Listed for Rent $1,200 RENTSPREE
• 2024-11-29 Rental Removed $1,200 GSREIN
• 2024-10-15 Listed $230,000 AcadianaMLS
• 2024-05-30 Price Changed $1,200 GSREIN
• 2024-05-15 Listed for Rent $1,250 GSREIN
• 2024-05-03 Listed $230,000 AcadianaMLS
• 2024-02-15 Listed $250,000 AcadianaMLS
• 2023-11-07 Listed $262,000 AcadianaMLS
• 2020-05-03 Listed $198,500 AcadianaMLS