2117-19 Danneel St · New Orleans, LA 70113

$264,999

6 bd · 2.0 ba · 2,064 sqft · SingleFamily · 17 Days on market

Good condition 3,484 sqft lot $128/sqft · 27% below area Est $365k · 27% under

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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 +16.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +1.6/10.0

Listing remarks

Historic New Orleans Shotgun Double featuring Victorian Architectural Embellishments in the Heart of the City. Ideally located just off the vibrant O. C. Haley Corridor and Jackson Avenue. A majestic 100+ year old oak tree graces the front of the property, providing abundant shade and timeless New Orleans charm. Enjoy the convenience of being only five blocks from St. Charles Avenue, with easy access to the streetcar, bus lines, and Mardi Gras parade routes. You're also within close distance to the CBD and Lower Garden District, home to some of New Orleans' finest restaurants, bars, and entertainment. Each unit features separate utility meters, in-unit laundry, and energy-efficient windows

Key facts

• Majestic oak tree
• Flood zone x
• In unit laundry

Tags

• MAJESTIC OAK TREE
• SEPARATE UTILITY METERS
• IN UNIT LAUNDRY
• ENERGY EFFICIENT WINDOWS
• FULLY FENCED CONCRETE BACKYARD
• FLOOD ZONE X

Property features AI

Finance

• Other: Located near Jackson, S. Saratoga, and Josephine streets

Exterior

• Parking: No designated parking
• Home design: Duplex with 2 total units; Structure includes Unit 1 and Unit 2
• Exterior features: Fencing (other); Composition roof; Additional roof materials

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (4.4% below list).
• Recommended offer: $253k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 fast (+6.0%/yr); 137 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,534/mo this rent would consume 77% 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 $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Orleans County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 6.0% rent growth), your $74k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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.
• 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 $253,442 (4.4% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.76%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $364,571
• List price: $264,999
• Delta: -27.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1600 Reverend John Raphael Jr Way	0.31mi	5/2.0 (-1)	2,012 (-2%)	24mo	$115,000	$57	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 26.6%
• Equity multiple: 3.14×
• Total profit: $158,879
• Equity at exit: $238,732

10-year hold

• IRR: 24.2%
• Equity multiple: 7.48×
• Total profit: $480,710
• Equity at exit: $514,835

Cash invested: $74,200 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,534 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $104

Break-even live

Break-even rent $2,402

Max offer price $264,999

Occupancy floor 91%

Sensitivity live

Price	-10% $288	-5% $196	+0% $104	+5% $13	+10% $-79
Rent	-10% $-96	-5% $4	+0% $104	+5% $205	+10% $305
Rate	-1.0pp $238	-0.5pp $172	base $104	+0.5pp $36	+1.0pp $-34

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
822 Howard Ave Unit 1272354P New Orleans, LA	1.0–5.0	1.0–4.0	1749	$11,882	$6.79	2d	3	0.67mi
1050 Annunciation St Unit 1272355P New Orleans, LA	2.0–5.0	2.0–4.0	1544	$4,490	$2.91	4d	3	0.94mi
822 Perdido St Unit 1272370P New Orleans, LA	1.0–5.0	1.0–5.0	1447	$7,361	$5.09	4d	4	1.09mi
3112 Upperline St New Orleans, LA	5.0	3.5	2800	$3,650	$1.30	24d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $264,999 Active 17 DOM
2. 2026-06-17
   days on market $264,999 Active 16 DOM
3. 2026-06-16
   days on market $264,999 Active 15 DOM
4. 2026-06-15
   days on market $264,999 Active 14 DOM
5. 2026-06-13
   days on market $264,999 Active 12 DOM
6. 2026-06-10
   days on market $264,999 Active 9 DOM
7. 2026-06-09
   days on market $264,999 Active 8 DOM
8. 2026-06-08
   days on market $264,999 Active 7 DOM
9. 2026-06-07
   days on market $264,999 Active 6 DOM
10. 2026-06-05
    days on market $264,999 Active 3 DOM
11. 2026-06-03
    days on market $264,999 Active 2 DOM
12. 2026-06-02
    days on marketlisting id $264,999 Active 1 DOM
13. 2026-05-31
    days on market $264,999 Active 70 DOM
14. 2026-05-07
    status Active 1388-char remark
15. 2026-04-27
    status Pending 1388-char remark
16. 2026-03-11
    listed $269,999 Active 1388-char remark
17. 2026-01-10
    price $279,000
18. 2025-08-08
    listed $289,000 Active
19. 2024-07-28
    listed $320,000
20. 2012-05-22
    listed $139,000
21. 2009-07-13
    listed $143,000
22. 2003-04-15
    listed $69,500

ⓘ 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 · 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,413
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$2,122
• − Repairs & maintenance: −$2,433
• − Management: −$2,433
• − Depreciation: −$7,709
• Taxable loss: −$3,104
• Est. tax savings @ 24.0%: +$745
• After-tax cash flow: $1,998/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

The property is in good condition with no major repairs needed. Painting and landscaping improvements can further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Painting can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters.
• Both Landscaping improvements — Landscaping can improve the curb appeal and add value to the property by making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Painting can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Landscaping can improve the curb appeal and add value to the property by making it more attractive to potential buyers and 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): 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

+281.3% since first listed

11 events — show timeline

• 2026-06-01 Listed $264,999 AcadianaMLS
• 2026-05-28 Price Changed $264,999 AcadianaMLS
• 2026-05-07 Relisted — AcadianaMLS
• 2026-04-27 Pending — AcadianaMLS
• 2026-03-11 Listed $269,999 AcadianaMLS
• 2026-01-10 Price Changed $279,000 AcadianaMLS
• 2025-08-08 Listed $289,000 AcadianaMLS
• 2024-07-28 Listed $320,000 AcadianaMLS
• 2012-05-22 Listed $139,000 AcadianaMLS
• 2009-07-13 Listed $143,000 AcadianaMLS
• 2003-04-15 Listed $69,500 AcadianaMLS