7516-18 Willow St · New Orleans, LA 70118

$375,000

3 bd · 3.0 ba · 1,825 sqft · MultiFamily public records · 55 Days on market

Built 1915 $205/sqft · 5% below area Est $396k · 5% under

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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).

• Cash flow +15.3/30.0
• ARV discount +9.9/15.0
• DSCR +4.7/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• 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

Located just a half-block from Willow Charter School and minutes from Tulane and Loyola, this updated double offers an ideal opportunity for homeowners or investors. The larger unit features 3 bedrooms, 2 bathrooms, an open living and dining area, and an updated kitchen with granite countertops and included appliances. The second unit is a spacious 1-bedroom, 1-bath layout with its own kitchen and living room, great for rental income, Airbnb, or extended family. Both units feature HVAC systems that are just 3 years old, new roof (2020), wood floors in the main areas, updated systems, and in-unit laundry. Large backyard with patio, plus off-street utility space for bikes or storage. Each side is separately metered. With a lot size of 30 x 150 and located in a high-demand rental area, this double is a great fit for longterm rentals or Airbnb hosts.

Key facts

• Wood floors
• Hvac systems
• In-unit laundry

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• HVAC SYSTEMS
• NEW ROOF
• WOOD FLOORS
• IN-UNIT LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $73 ($879/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 $339k (9.5% below list).
• Recommended offer: $339k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Zoned schools: Benjamin Franklin Elem. Math And Science (math 12% / reading 23%, grade F, #479 of 646 statewide, top 75%, 747 students, 98% FRL, charter) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 279 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,394/mo this rent would consume 64% of the median local household income ($64k/yr) (locally 2237% 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 $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 29y ago; this cycle's ask has dropped $40k (10%) 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 1915 — 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 $339,400 (9.5% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.91% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 9.2

CMA / ARV

• ARV (median comp): $396,255
• List price: $375,000
• Delta: -5.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7516-18 Willow St	0.00mi	4/3.0 (+1)	1,825 (0%)	0mo	$360,000	$197	95
1824-26 Burdette St	0.37mi	2/2.0 (-1)	1,713 (-6%)	2mo	$385,000	$225	62
1716-18 Fern St	0.35mi	4/2.0 (+1)	1,750 (-4%)	12mo	$379,000	$217	58
7700 02 Spruce St	0.42mi	4/2.0 (+1)	1,900 (+4%)	11mo	$260,000	$137	56
8319 21 Birch St	0.58mi	4/2.0 (+1)	1,750 (-4%)	4mo	$339,000	$194	53
2625 27 Calhoun St	0.52mi	4/2.0 (+1)	1,996 (+9%)	1mo	$372,500	$187	50
1825 27 Cambronne St	0.65mi	4/2.0 (+1)	1,950 (+7%)	2mo	$350,000	$179	48
6208 S Rocheblave St	0.72mi	4/4.0 (+1)	2,000 (+10%)	0mo	$402,500	$201	41
6204 S Rocheblave St	0.73mi	4/4.0 (+1)	2,000 (+10%)	0mo	$402,500	$201	41
3224 26 Calhoun St	0.68mi	2/2.0 (-1)	1,600 (-12%)	4mo	$360,000	$225	35
8415 17 Willow St	0.62mi	2/2.0 (-1)	1,632 (-11%)	13mo	$349,000	$214	34
3241 43 Calhoun St	0.71mi	2/2.0 (-1)	1,578 (-14%)	3mo	$305,500	$194	32

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 · 0.97% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.40×
• Total profit: $-62,834
• Equity at exit: $55,914

10-year hold

• IRR: -13.6%
• Equity multiple: 0.28×
• Total profit: $-75,228
• Equity at exit: $32,423

Cash invested: $105,000 (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 70118

• Rents YoY: 1.0%
• Active inventory: 279
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $3,394 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$419 /mo · $5,025/yr
• Insurance: −$156
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$713
• Net cashflow: $73

Break-even live

Break-even rent $3,301

Max offer price $375,000

Occupancy floor 93%

Sensitivity live

Price	-10% $286	-5% $179	+0% $73	+5% $-33	+10% $-139
Rent	-10% $-195	-5% $-61	+0% $73	+5% $207	+10% $341
Rate	-1.0pp $262	-0.5pp $169	base $73	+0.5pp $-24	+1.0pp $-123

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

Units	Beds	Baths	Est. rent
1× unit	3	2	$1,817
1× unit	1	1	$1,576
Total (2 units)			$3,394

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1431 Pine St New Orleans, LA	3.0	1.0	1270	$3,000	$2.36	5d	1	0.13mi
7625 Oak St New Orleans, LA	3.0	1.0	1400	$1,900	$1.36	25d	1	0.14mi
7701 Jeannette St Unit D New Orleans, LA	3.0	3.0	1710	$2,800	$1.64	45d	1	0.14mi
7201 Willow St Unit B New Orleans, LA	3.0	2.0	1300	$3,000	$2.31	19d	1	0.15mi
1300 Broadway St New Orleans, LA	3.0	2.5	1747	$3,000	$1.72	45d	1	0.15mi
1438 Broadway St Unit A New Orleans, LA	3.0	1.0	1739	$3,000	$1.73	19d	1	0.16mi
1438 Broadway St Unit B New Orleans, LA	3.0	1.0	1500	$1,800	$1.20	19d	1	0.16mi
7721 Oak St New Orleans, LA	3.0	2.0	1344	$2,700	$2.01	45d	1	0.17mi
7329 Birch St New Orleans, LA	3.0	2.0	1538	$2,350	$1.53	23d	1	0.17mi
1530 Broadway St New Orleans, LA	3.0	2.0	1475	$3,900	$2.64	12d	2	0.20mi
1511 Broadway St Unit B New Orleans, LA	3.0	2.0	1280	$1,595	$1.25	21d	1	0.21mi
7817 Birch St New Orleans, LA	2.0	1.0	1300	$1,500	$1.15	5d	1	0.25mi
1131 Fern St New Orleans, LA	4.0	2.0	2427	$3,600	$1.48	19d	1	0.25mi
7522 Freret St New Orleans, LA	3.0	2.0	1257	$2,850	$2.27	19d	1	0.26mi
7000 Jeannette St New Orleans, LA	3.0	3.0	2390	$3,250	$1.36	5d	1	0.26mi
1700 Broadway St New Orleans, LA	4.0	2.0	1500	$3,600	$2.40	19d	1	0.27mi
1003 Pine St New Orleans, LA	4.0	2.0	1538	$3,500	$2.28	45d	1	0.27mi
1031 Broadway St New Orleans, LA	4.0	2.0	1750	$4,400	$2.51	19d	1	0.28mi
938 Adams St New Orleans, LA	3.0	2.0	1600	$3,000	$1.88	19d	1	0.28mi
931 Pine St New Orleans, LA	4.0	2.0	1450	$6,600	$4.55	45d	1	0.30mi
929 Lowerline St Unit B New Orleans, LA	3.0	1.0	1350	$2,400	$1.78	19d	1	0.30mi
1801 Pine St New Orleans, LA	2.0	1.0	1340	$2,800	$2.09	5d	1	0.31mi
7417 Burthe St Unit 1B New Orleans, LA	3.0	2.0	1250	$1,571	$1.26	19d	1	0.31mi
7616 Cohn St Unit A New Orleans, LA	3.0	2.5	1492	$3,300	$2.21	19d	1	0.34mi
1827 Pine St New Orleans, LA	2.0	1.0	1436	$2,400	$1.67	25d	1	0.35mi
1030 Short St Unit D New Orleans, LA	3.0	1.0	2000	$3,000	$1.50	25d	1	0.36mi
810 Pine St New Orleans, LA	4.0	1.5	2000	$3,200	$1.60	45d	1	0.38mi
808 Pine St New Orleans, LA	4.0	1.5	2000	$3,200	$1.60	45d	1	0.38mi
7817 Maple St Unit upper New Orleans, LA	2.0	1.0	1500	$1,675	$1.12	25d	1	0.42mi
2014 Lowerline St New Orleans, LA	3.0	1.5	1600	$2,850	$1.78	16d	1	0.44mi
7733 Hampson St New Orleans, LA	3.0	2.5	1833	$2,600	$1.42	19d	1	0.45mi
7729 Hampson ST	3.0	2.0	1800	$2,300	$1.28	5d	1	0.46mi
2010 Broadway St New Orleans, LA	4.0	2.0	1600	$2,400	$1.50	25d	1	0.46mi
629 Lowerline St New Orleans, LA	3.0	2.0	1500	$3,500	$2.33	25d	1	0.48mi
1517 Dante St New Orleans, LA	3.0	1.0	1500	$1,700	$1.13	19d	1	0.51mi
624 Broadway St New Orleans, LA	3.0	2.0	2000	$1,800	$0.90	25d	1	0.51mi
2436 Calhoun St New Orleans, LA	2.0	1.0	1246	$2,200	$1.77	19d	1	0.51mi
2438 Calhoun St New Orleans, LA	3.0	1.0	1246	$3,000	$2.41	19d	1	0.51mi
2432 Calhoun St Unit A New Orleans, LA	3.0	2.0	1983	$4,400	$2.22	23d	1	0.52mi
2738 Calhoun St New Orleans, LA	4.0	2.0	1900	$4,800	$2.53	5d	1	0.52mi

Listing history 35 events

1. 2026-05-07
   status Pending 858-char remark

   Show marketing remark (858 chars)

   Located just a half-block from Willow Charter School and minutes from Tulane and Loyola, this updated double offers an ideal opportunity for homeowners or investors. The larger unit features 3 bedrooms, 2 bathrooms, an open living and dining area, and an updated kitchen with granite countertops and included appliances. The second unit is a spacious 1-bedroom, 1-bath layout with its own kitchen and living room, great for rental income, Airbnb, or extended family. Both units feature HVAC systems that are just 3 years old, new roof (2020), wood floors in the main areas, updated systems, and in-unit laundry. Large backyard with patio, plus off-street utility space for bikes or storage. Each side is separately metered. With a lot size of 30 x 150 and located in a high-demand rental area, this double is a great fit for longterm rentals or Airbnb hosts.

2. 2026-05-07
   status Pending 858-char remark

   Show marketing remark (858 chars)

   Located just a half-block from Willow Charter School and minutes from Tulane and Loyola, this updated double offers an ideal opportunity for homeowners or investors. The larger unit features 3 bedrooms, 2 bathrooms, an open living and dining area, and an updated kitchen with granite countertops and included appliances. The second unit is a spacious 1-bedroom, 1-bath layout with its own kitchen and living room, great for rental income, Airbnb, or extended family. Both units feature HVAC systems that are just 3 years old, new roof (2020), wood floors in the main areas, updated systems, and in-unit laundry. Large backyard with patio, plus off-street utility space for bikes or storage. Each side is separately metered. With a lot size of 30 x 150 and located in a high-demand rental area, this double is a great fit for longterm rentals or Airbnb hosts.

3. 2026-04-27
   status Active 858-char remark

   Show marketing remark (858 chars)

   Located just a half-block from Willow Charter School and minutes from Tulane and Loyola, this updated double offers an ideal opportunity for homeowners or investors. The larger unit features 3 bedrooms, 2 bathrooms, an open living and dining area, and an updated kitchen with granite countertops and included appliances. The second unit is a spacious 1-bedroom, 1-bath layout with its own kitchen and living room, great for rental income, Airbnb, or extended family. Both units feature HVAC systems that are just 3 years old, new roof (2020), wood floors in the main areas, updated systems, and in-unit laundry. Large backyard with patio, plus off-street utility space for bikes or storage. Each side is separately metered. With a lot size of 30 x 150 and located in a high-demand rental area, this double is a great fit for longterm rentals or Airbnb hosts.

4. 2026-04-27
   status Active 858-char remark

   Show marketing remark (858 chars)

   Located just a half-block from Willow Charter School and minutes from Tulane and Loyola, this updated double offers an ideal opportunity for homeowners or investors. The larger unit features 3 bedrooms, 2 bathrooms, an open living and dining area, and an updated kitchen with granite countertops and included appliances. The second unit is a spacious 1-bedroom, 1-bath layout with its own kitchen and living room, great for rental income, Airbnb, or extended family. Both units feature HVAC systems that are just 3 years old, new roof (2020), wood floors in the main areas, updated systems, and in-unit laundry. Large backyard with patio, plus off-street utility space for bikes or storage. Each side is separately metered. With a lot size of 30 x 150 and located in a high-demand rental area, this double is a great fit for longterm rentals or Airbnb hosts.

5. 2026-04-14
   status Pending 858-char remark

   Show marketing remark (858 chars)

   Located just a half-block from Willow Charter School and minutes from Tulane and Loyola, this updated double offers an ideal opportunity for homeowners or investors. The larger unit features 3 bedrooms, 2 bathrooms, an open living and dining area, and an updated kitchen with granite countertops and included appliances. The second unit is a spacious 1-bedroom, 1-bath layout with its own kitchen and living room, great for rental income, Airbnb, or extended family. Both units feature HVAC systems that are just 3 years old, new roof (2020), wood floors in the main areas, updated systems, and in-unit laundry. Large backyard with patio, plus off-street utility space for bikes or storage. Each side is separately metered. With a lot size of 30 x 150 and located in a high-demand rental area, this double is a great fit for longterm rentals or Airbnb hosts.

6. 2026-04-14
   status Pending 858-char remark

   Show marketing remark (858 chars)

   Located just a half-block from Willow Charter School and minutes from Tulane and Loyola, this updated double offers an ideal opportunity for homeowners or investors. The larger unit features 3 bedrooms, 2 bathrooms, an open living and dining area, and an updated kitchen with granite countertops and included appliances. The second unit is a spacious 1-bedroom, 1-bath layout with its own kitchen and living room, great for rental income, Airbnb, or extended family. Both units feature HVAC systems that are just 3 years old, new roof (2020), wood floors in the main areas, updated systems, and in-unit laundry. Large backyard with patio, plus off-street utility space for bikes or storage. Each side is separately metered. With a lot size of 30 x 150 and located in a high-demand rental area, this double is a great fit for longterm rentals or Airbnb hosts.

7. 2026-04-06
   price $375,000 858-char remark

   Show marketing remark (858 chars)

   Located just a half-block from Willow Charter School and minutes from Tulane and Loyola, this updated double offers an ideal opportunity for homeowners or investors. The larger unit features 3 bedrooms, 2 bathrooms, an open living and dining area, and an updated kitchen with granite countertops and included appliances. The second unit is a spacious 1-bedroom, 1-bath layout with its own kitchen and living room, great for rental income, Airbnb, or extended family. Both units feature HVAC systems that are just 3 years old, new roof (2020), wood floors in the main areas, updated systems, and in-unit laundry. Large backyard with patio, plus off-street utility space for bikes or storage. Each side is separately metered. With a lot size of 30 x 150 and located in a high-demand rental area, this double is a great fit for longterm rentals or Airbnb hosts.

8. 2026-04-06
   price $375,000 858-char remark

   Show marketing remark (858 chars)

   Located just a half-block from Willow Charter School and minutes from Tulane and Loyola, this updated double offers an ideal opportunity for homeowners or investors. The larger unit features 3 bedrooms, 2 bathrooms, an open living and dining area, and an updated kitchen with granite countertops and included appliances. The second unit is a spacious 1-bedroom, 1-bath layout with its own kitchen and living room, great for rental income, Airbnb, or extended family. Both units feature HVAC systems that are just 3 years old, new roof (2020), wood floors in the main areas, updated systems, and in-unit laundry. Large backyard with patio, plus off-street utility space for bikes or storage. Each side is separately metered. With a lot size of 30 x 150 and located in a high-demand rental area, this double is a great fit for longterm rentals or Airbnb hosts.

9. 2026-03-13
   price $400,000 858-char remark

   Show marketing remark (858 chars)

   Located just a half-block from Willow Charter School and minutes from Tulane and Loyola, this updated double offers an ideal opportunity for homeowners or investors. The larger unit features 3 bedrooms, 2 bathrooms, an open living and dining area, and an updated kitchen with granite countertops and included appliances. The second unit is a spacious 1-bedroom, 1-bath layout with its own kitchen and living room, great for rental income, Airbnb, or extended family. Both units feature HVAC systems that are just 3 years old, new roof (2020), wood floors in the main areas, updated systems, and in-unit laundry. Large backyard with patio, plus off-street utility space for bikes or storage. Each side is separately metered. With a lot size of 30 x 150 and located in a high-demand rental area, this double is a great fit for longterm rentals or Airbnb hosts.

10. 2026-03-13
    price $400,000 858-char remark

    Show marketing remark (858 chars)

    Located just a half-block from Willow Charter School and minutes from Tulane and Loyola, this updated double offers an ideal opportunity for homeowners or investors. The larger unit features 3 bedrooms, 2 bathrooms, an open living and dining area, and an updated kitchen with granite countertops and included appliances. The second unit is a spacious 1-bedroom, 1-bath layout with its own kitchen and living room, great for rental income, Airbnb, or extended family. Both units feature HVAC systems that are just 3 years old, new roof (2020), wood floors in the main areas, updated systems, and in-unit laundry. Large backyard with patio, plus off-street utility space for bikes or storage. Each side is separately metered. With a lot size of 30 x 150 and located in a high-demand rental area, this double is a great fit for longterm rentals or Airbnb hosts.

11. 2026-02-28
    listed $415,000 Active 858-char remark

    Show marketing remark (858 chars)

    Located just a half-block from Willow Charter School and minutes from Tulane and Loyola, this updated double offers an ideal opportunity for homeowners or investors. The larger unit features 3 bedrooms, 2 bathrooms, an open living and dining area, and an updated kitchen with granite countertops and included appliances. The second unit is a spacious 1-bedroom, 1-bath layout with its own kitchen and living room, great for rental income, Airbnb, or extended family. Both units feature HVAC systems that are just 3 years old, new roof (2020), wood floors in the main areas, updated systems, and in-unit laundry. Large backyard with patio, plus off-street utility space for bikes or storage. Each side is separately metered. With a lot size of 30 x 150 and located in a high-demand rental area, this double is a great fit for longterm rentals or Airbnb hosts.

12. 2026-02-28
    listed $415,000 Active 858-char remark

    Show marketing remark (858 chars)

    Located just a half-block from Willow Charter School and minutes from Tulane and Loyola, this updated double offers an ideal opportunity for homeowners or investors. The larger unit features 3 bedrooms, 2 bathrooms, an open living and dining area, and an updated kitchen with granite countertops and included appliances. The second unit is a spacious 1-bedroom, 1-bath layout with its own kitchen and living room, great for rental income, Airbnb, or extended family. Both units feature HVAC systems that are just 3 years old, new roof (2020), wood floors in the main areas, updated systems, and in-unit laundry. Large backyard with patio, plus off-street utility space for bikes or storage. Each side is separately metered. With a lot size of 30 x 150 and located in a high-demand rental area, this double is a great fit for longterm rentals or Airbnb hosts.

13. 2026-01-03
    price $415,000
14. 2026-01-03
    price $415,000
15. 2025-11-16
    price $429,000
16. 2025-11-13
    price $429,000
17. 2025-08-22
    price $445,000
18. 2025-08-22
    price $445,000
19. 2025-06-26
    listed $459,000 Active
20. 2021-12-16
    soldstatus $435,000
21. 2021-11-11
    listed $425,000
22. 2005-05-12
    soldstatus $280,000
23. 2005-04-12
    listed $285,000
24. 2005-04-12
    listed $285,000
25. 2001-06-01
    soldstatus $175,000
26. 2001-05-25
    soldstatus $175,000
27. 2001-04-06
    listed $179,000
28. 2001-04-06
    listed $179,000
29. 1999-06-30
    soldstatus $152,000
30. 1999-04-16
    listed $157,000
31. 1999-04-16
    listed $157,000
32. 1998-02-25
    soldstatus $77,000
33. 1997-12-20
    listed $80,000
34. 1997-12-20
    listed $80,000
35. 1989-06-19
    soldstatus $15,000

ⓘ 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: $5,025 · $419/mo
• Projected year-2 tax: $5,025 · $419/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: $40,728
• − Mortgage interest: −$21,006
• − Property taxes: −$5,025
• − Insurance: −$2,672
• − Repairs & maintenance: −$3,258
• − Management: −$3,258
• − Depreciation: −$10,909
• Taxable loss: −$5,401
• Est. tax savings @ 24.0%: +$1,296
• After-tax cash flow: $2,175/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): 36,072
• Household income: $63,750
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2237.0

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 0.65)
• Race & ethnicity: White 47% Black 34% Hispanic / Latino 11% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Italian 2% Romanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 86% English-only · Spanish 7% French/Haitian/Cajun 2% Other Indo-European 2%

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: ▼ -210.46%
• Current HPI: 282.9629
• Rent YoY: ▲ 0.97%
• 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

+2400.0% since first listed

35 events — show timeline

• 2026-05-07 Pending — AcadianaMLS
• 2026-05-07 Pending — GSREIN
• 2026-04-27 Relisted — AcadianaMLS
• 2026-04-27 Relisted — GSREIN
• 2026-04-14 Pending — AcadianaMLS
• 2026-04-14 Pending — GSREIN
• 2026-04-06 Price Changed $375,000 AcadianaMLS
• 2026-04-06 Price Changed $375,000 GSREIN
• 2026-03-13 Price Changed $400,000 AcadianaMLS
• 2026-03-13 Price Changed $400,000 GSREIN
• 2026-02-28 Listed $415,000 GSREIN
• 2026-02-28 Listed $415,000 AcadianaMLS
• 2026-01-03 Price Changed $415,000 AcadianaMLS
• 2026-01-03 Price Changed $415,000 GSREIN
• 2025-11-16 Price Changed $429,000 AcadianaMLS
• 2025-11-13 Price Changed $429,000 GSREIN
• 2025-08-22 Price Changed $445,000 AcadianaMLS
• 2025-08-22 Price Changed $445,000 GSREIN
• 2025-06-26 Listed $459,000 AcadianaMLS
• 2021-12-16 Sold (Public Records) $435,000 Public Records
• 2021-11-11 Listed $425,000 AcadianaMLS
• 2005-05-12 Sold (MLS) $280,000 GSREIN
• 2005-04-12 Listed $285,000 AcadianaMLS
• 2005-04-12 Listed $285,000 GSREIN
• 2001-06-01 Sold (Public Records) $175,000 Public Records
• 2001-05-25 Sold (MLS) $175,000 GSREIN
• 2001-04-06 Listed $179,000 AcadianaMLS
• 2001-04-06 Listed $179,000 GSREIN
• 1999-06-30 Sold (MLS) $152,000 GSREIN
• 1999-04-16 Listed $157,000 GSREIN
• 1999-04-16 Listed $157,000 AcadianaMLS
• 1998-02-25 Sold (MLS) $77,000 GSREIN
• 1997-12-20 Listed $80,000 GSREIN
• 1997-12-20 Listed $80,000 AcadianaMLS
• 1989-06-19 Sold (Public Records) $15,000 Public Records

Property tax history

+3.2%/yr

Latest (2026): $5,025 · +1.1% YoY. Source: county tax records.