2110 Jackson Ave · New Orleans, LA 70113

$80,000

1 bd · 1.0 ba · 0 sqft · SingleFamily public records · 258 Days on market

Built 1965 2,178 sqft lot ↓ 17% since listing

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

2110 Jackson Ave, Mixed Use Commercial building, formerly a barbershop, offers tremendous potential for investors or entrepreneurs seeking a project in the vibrant Garden District. The property is in need of updates and renovation, making it an ideal opportunity to customize the space to suit various commercial or residential uses. With its original features, including high ceilings and spacious rooms, the building provides a solid foundation for creative transformation. The property's prime location on Jackson Ave puts it within easy reach of local businesses, restaurants, and cultural attractions, offering great visibility and foot traffic for a future commercial venture. Key Features: Former barbershop, suitable for commercial or residential conversion Requires updates and renovation throughout High ceilings and spacious rooms with original details Potential for a wide range of uses, from business to personal residence This property is an excellent investment opportunity for those looking to revitalize a historic space in one of New Orleans' most desirable neighborhoods.

Key facts

• Historic space
• Foot traffic
• Spacious rooms

Tags

• HIGH CEILINGS
• SPACIOUS ROOMS
• PRIME LOCATION
• GREAT VISIBILITY
• FOOT TRAFFIC
• HISTORIC SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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 rising fast (+6.0%/yr); 137 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 41% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($553 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.69% ✓
• Cap rate: 14.19%
• Cash-on-cash: 28.19%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (median comp): $310,957
• List price: $80,000
• Delta: -74.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2226 First St	0.13mi	2/2.0 (+1)	1,600	8mo	$285,000	$178	66
2818 Saint Andrew St	0.39mi	2/1.0 (+1)	984	8mo	$90,000	$91	57
2617 Danneel St	0.31mi	2/1.5 (+1)	1,098	12mo	$165,000	$150	56
2317 Seminole Pl	0.68mi	2/1.0 (+1)	828	0mo	$97,000	$117	51
2113 Harmony St	0.54mi	2/2.0 (+1)	1,016	10mo	$289,000	$284	45
1729 Prytania St	0.61mi	2/2.5 (+1)	2,016	5mo	$585,000	$290	44
2831 Baronne St	0.50mi	2/2.0 (+1)	1,191	16mo	$304,000	$255	42
3321 Baronne St	0.72mi	2/1.0 (+1)	1,158	9mo	$230,000	$199	42
1629 Washington Ave #211	0.54mi	2/2.0 (+1)	915	16mo	$290,000	$317	40
1308 S Prieur St	0.74mi	2/1.0 (+1)	612	18mo	$70,000	$114	33
1726 Toledano St	0.71mi	2/2.0 (+1)	1,446	23mo	$399,000	$276	26
2501 Amelia St	0.73mi	2/2.5 (+1)	1,611	22mo	$360,000	$223	24

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: 47.4%
• Equity multiple: 4.63×
• Total profit: $81,261
• Equity at exit: $72,070

10-year hold

• IRR: 42.5%
• Equity multiple: 10.93×
• Total profit: $222,503
• Equity at exit: $155,422

Cash invested: $22,400 (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 70113

• Rents YoY: 6.0%
• Active inventory: 137
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$420
• Tax from tax record: −$87 /mo · $1,041/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $526

Break-even live

Break-even rent $683

Max offer price $80,000

Occupancy floor 56%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2127 Simon Bolivar Ave New Orleans, LA	2.0	1.0	625	$1,800	$2.88	16d	1	0.04mi
2013 S Liberty St Apt 202 New Orleans, LA	2.0	1.0	750	$1,075	$1.43	11d	1	0.14mi
2013 S Liberty St Unit 304 New Orleans, LA	2.0	1.0	700	$1,095	$1.56	14d	1	0.14mi
2223 Saint Andrew St New Orleans, LA	1.0	1.0	800	$1,250	$1.56	23d	1	0.16mi
2135 2nd St New Orleans, LA	1.0	1.0	580	$1,200	$2.07	3d	3	0.17mi
2227 Second St New Orleans, LA	2.0	2.0	1100	$1,900	$1.73	23d	1	0.17mi
2001 Reverend John Raphael Junior Way Unit 2003 New Orleans, LA	1.0	1.0	750	$1,175	$1.57	21d	1	0.18mi
2003 Rev John Raphael Jr Way New Orleans, LA	1.0	1.0	750	$1,175	$1.57	23d	1	0.18mi
2429 Josephine St New Orleans, LA	1.0	1.0	600	$950	$1.58	23d	1	0.19mi
2503 First St New Orleans, LA	2.0	1.0	741	$1,200	$1.62	2d	1	0.23mi
2503 First St New Orleans, LA	2.0	1.0	741	$1,200	$1.62	3d	1	0.23mi
2103 Baronne St Apt 1D New Orleans, LA	2.0	1.0	615	$1,450	$2.36	3d	1	0.23mi
2429 Freret St New Orleans, LA	2.0	1.0	725	$1,300	$1.79	3d	1	0.26mi
1848 Felicity St New Orleans, LA	2.0	1.0	1000	$1,300	$1.30	16d	1	0.27mi
2329 Felicity St New Orleans, LA	1.0	1.0	717	$1,175	$1.64	23d	1	0.28mi
1527 Reverend John Raphael Junior Way Unit A New Orleans, LA	1.0	1.0	700	$1,175	$1.68	3d	1	0.28mi
1527 Reverend John Raphael Junior Way Unit A New Orleans, LA	1.0	1.0	700	$1,175	$1.68	11d	1	0.28mi
1827 Baronne St Unit C New Orleans, LA	2.0	1.0	876	$1,450	$1.66	23d	1	0.28mi
2605 Danneel St Unit A New Orleans, LA	2.0	1.0	830	$1,350	$1.63	23d	1	0.29mi
2222 Fourth St New Orleans, LA	2.0	1.5	937	$1,550	$1.65	23d	1	0.30mi
2220 4th St New Orleans, LA	1.0	1.0	937	$1,650	$1.76	23d	1	0.31mi
1715 Jackson Ave Unit B New Orleans, LA	2.0	2.0	1200	$1,850	$1.54	1d	1	0.33mi
2223 Washington Ave New Orleans, LA	2.0	1.0	—	$1,200	—	23d	1	0.34mi
1811 Third St Unit 1811 New Orleans, LA	2.0	1.0	800	$1,450	$1.81	3d	1	0.35mi
1711 Saint Andrew St Unit 1B New Orleans, LA	1.0	1.0	422	$1,100	$2.61	14d	1	0.36mi
2528 Martin Luther King Junior Blvd New Orleans, LA	1.0	1.0	600	$1,200	$2.00	3d	1	0.36mi
2705 Dryades St New Orleans, LA	2.0	1.0	1100	$2,000	$1.82	23d	1	0.37mi
1643 Josephine St New Orleans, LA	1.0–2.0	1.5–2.0	814	$1,645	$2.02	2d	11	0.37mi
1809 Carondelet St New Orleans, LA	2.0	2.0	1086	$2,200	$2.03	23d	1	0.38mi
1809 Carondelet St Unit 1809 New Orleans, LA	2.0	2.0	1086	$2,000	$1.84	3d	1	0.38mi
2316 Washington Ave #101 New Orleans, LA	1.0	1.0	475	$975	$2.05	2d	1	0.38mi
2316 Washington Ave Apt 211 New Orleans, LA	1.0	1.0	475	$975	$2.05	23d	1	0.38mi
2316 Washington Ave Unit 209 New Orleans, LA	1.0	1.0	500	$925	$1.85	23d	1	0.38mi
2808 S Saratoga St New Orleans, LA	1.0	1.0	600	$1,175	$1.96	23d	1	0.38mi
2213 Clara St New Orleans, LA	1.0	1.0	750	$900	$1.20	11d	1	0.38mi
2714 Dryades St Unit A New Orleans, LA	2.0	2.0	919	$1,500	$1.63	3d	1	0.40mi
1824 Martin Luther King Junior Blvd Unit A New Orleans, LA	2.0	1.0	700	$1,400	$2.00	23d	1	0.40mi
1824 Martin Luther King Junior Blvd Unit A New Orleans, LA	2.0	1.0	600	$1,400	$2.33	1d	1	0.40mi
1618 Philip St New Orleans, LA	2.0	2.0	1200	$1,950	$1.62	23d	1	0.40mi
2233 Saint Charles Ave New Orleans, LA	2.0	1.0–2.0	637	$1,760	$2.76	1d	1	0.40mi

Listing history 20 events

1. 2026-06-18
   days on market $80,000 Active 258 DOM
2. 2026-06-17
   days on market $80,000 Active 257 DOM
3. 2026-06-16
   days on market $80,000 Active 256 DOM
4. 2026-06-15
   days on market $80,000 Active 255 DOM
5. 2026-06-13
   days on market $80,000 Active 253 DOM
6. 2026-06-10
   days on market $80,000 Active 250 DOM
7. 2026-06-09
   days on market $80,000 Active 249 DOM
8. 2026-06-08
   days on market $80,000 Active 248 DOM
9. 2026-06-07
   days on market $80,000 Active 247 DOM
10. 2026-06-05
    days on market $80,000 Active 244 DOM
11. 2026-06-03
    days on market $80,000 Active 243 DOM
12. 2026-06-02
    days on market $80,000 Active 242 DOM
13. 2026-06-01
    days on market $80,000 Active 241 DOM
14. 2026-05-31
    days on market $80,000 Active 240 DOM
15. 2026-02-04
    price $95,000 1090-char remark

    Show marketing remark (1096 chars)

    2110 Jackson Ave, Mixed Use Commercial building, formerly a barbershop, offers tremendous potential for investors or entrepreneurs seeking a project in the vibrant Garden District. The property is in need of updates and renovation, making it an ideal opportunity to customize the space to suit various commercial or residential uses. With its original features, including high ceilings and spacious rooms, the building provides a solid foundation for creative transformation. The property's prime location on Jackson Ave puts it within easy reach of local businesses, restaurants, and cultural attractions, offering great visibility and foot traffic for a future commercial venture. Key Features: Former barbershop, suitable for commercial or residential conversion Requires updates and renovation throughout High ceilings and spacious rooms with original details Potential for a wide range of uses, from business to personal residence This property is an excellent investment opportunity for those looking to revitalize a historic space in one of New Orleans’ most desirable neighborhoods.

16. 2026-02-04
    price $95,000 1096-char remark

    Show marketing remark (1096 chars)

    2110 Jackson Ave, Mixed Use Commercial building, formerly a barbershop, offers tremendous potential for investors or entrepreneurs seeking a project in the vibrant Garden District. The property is in need of updates and renovation, making it an ideal opportunity to customize the space to suit various commercial or residential uses. With its original features, including high ceilings and spacious rooms, the building provides a solid foundation for creative transformation. The property's prime location on Jackson Ave puts it within easy reach of local businesses, restaurants, and cultural attractions, offering great visibility and foot traffic for a future commercial venture. Key Features: Former barbershop, suitable for commercial or residential conversion Requires updates and renovation throughout High ceilings and spacious rooms with original details Potential for a wide range of uses, from business to personal residence This property is an excellent investment opportunity for those looking to revitalize a historic space in one of New Orleans’ most desirable neighborhoods.

17. 2025-10-15
    price $100,000 1090-char remark

    Show marketing remark (1096 chars)

    2110 Jackson Ave, Mixed Use Commercial building, formerly a barbershop, offers tremendous potential for investors or entrepreneurs seeking a project in the vibrant Garden District. The property is in need of updates and renovation, making it an ideal opportunity to customize the space to suit various commercial or residential uses. With its original features, including high ceilings and spacious rooms, the building provides a solid foundation for creative transformation. The property's prime location on Jackson Ave puts it within easy reach of local businesses, restaurants, and cultural attractions, offering great visibility and foot traffic for a future commercial venture. Key Features: Former barbershop, suitable for commercial or residential conversion Requires updates and renovation throughout High ceilings and spacious rooms with original details Potential for a wide range of uses, from business to personal residence This property is an excellent investment opportunity for those looking to revitalize a historic space in one of New Orleans’ most desirable neighborhoods.

18. 2025-10-15
    price $100,000 1096-char remark

    Show marketing remark (1096 chars)

    2110 Jackson Ave, Mixed Use Commercial building, formerly a barbershop, offers tremendous potential for investors or entrepreneurs seeking a project in the vibrant Garden District. The property is in need of updates and renovation, making it an ideal opportunity to customize the space to suit various commercial or residential uses. With its original features, including high ceilings and spacious rooms, the building provides a solid foundation for creative transformation. The property's prime location on Jackson Ave puts it within easy reach of local businesses, restaurants, and cultural attractions, offering great visibility and foot traffic for a future commercial venture. Key Features: Former barbershop, suitable for commercial or residential conversion Requires updates and renovation throughout High ceilings and spacious rooms with original details Potential for a wide range of uses, from business to personal residence This property is an excellent investment opportunity for those looking to revitalize a historic space in one of New Orleans’ most desirable neighborhoods.

19. 2025-10-01
    listed $115,000 Active 1090-char remark

    Show marketing remark (1096 chars)

    2110 Jackson Ave, Mixed Use Commercial building, formerly a barbershop, offers tremendous potential for investors or entrepreneurs seeking a project in the vibrant Garden District. The property is in need of updates and renovation, making it an ideal opportunity to customize the space to suit various commercial or residential uses. With its original features, including high ceilings and spacious rooms, the building provides a solid foundation for creative transformation. The property's prime location on Jackson Ave puts it within easy reach of local businesses, restaurants, and cultural attractions, offering great visibility and foot traffic for a future commercial venture. Key Features: Former barbershop, suitable for commercial or residential conversion Requires updates and renovation throughout High ceilings and spacious rooms with original details Potential for a wide range of uses, from business to personal residence This property is an excellent investment opportunity for those looking to revitalize a historic space in one of New Orleans’ most desirable neighborhoods.

20. 2025-10-01
    listed $115,000 Active 1096-char remark

    Show marketing remark (1096 chars)

    2110 Jackson Ave, Mixed Use Commercial building, formerly a barbershop, offers tremendous potential for investors or entrepreneurs seeking a project in the vibrant Garden District. The property is in need of updates and renovation, making it an ideal opportunity to customize the space to suit various commercial or residential uses. With its original features, including high ceilings and spacious rooms, the building provides a solid foundation for creative transformation. The property's prime location on Jackson Ave puts it within easy reach of local businesses, restaurants, and cultural attractions, offering great visibility and foot traffic for a future commercial venture. Key Features: Former barbershop, suitable for commercial or residential conversion Requires updates and renovation throughout High ceilings and spacious rooms with original details Potential for a wide range of uses, from business to personal residence This property is an excellent investment opportunity for those looking to revitalize a historic space in one of New Orleans’ most desirable neighborhoods.

ⓘ 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: $1,041 · $87/mo
• Projected year-2 tax: $1,041 · $87/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,189
• − Mortgage interest: −$4,481
• − Property taxes: −$1,041
• − Insurance: −$400
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$2,327
• Taxable income: $5,350
• Est. tax owed @ 24.0%: −$1,284
• After-tax cash flow: $5,030/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

-17.4% since first listed

6 events — show timeline

• 2026-02-04 Price Changed $95,000 AcadianaMLS
• 2026-02-04 Price Changed $95,000 GBRMLS
• 2025-10-15 Price Changed $100,000 AcadianaMLS
• 2025-10-15 Price Changed $100,000 GBRMLS
• 2025-10-01 Listed $115,000 GBRMLS
• 2025-10-01 Listed $115,000 AcadianaMLS

Property tax history

+0.8%/yr

Latest (2018): $1,041 · +4.7% YoY. Source: county tax records.