2413 S Derbigny St · New Orleans, LA 70125

$99,000

4 bd · 2.0 ba · 1,128 sqft · SingleFamily public records · 182 Days on market

Built 1946 1,981 sqft lot $88/sqft · 50% below area Est $181k · 45% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

FORMER DOUBLE CONVERTED TO A SINGLE. HAS BEEN VACANT FOR OVER 6 MONTHS, NEEDS WORK.

Key facts

• 1,981 sq ft lot
• Built 1946
• Listed 182 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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 flat; 219 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 39% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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 + 0.7% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 22y 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 $427/mo; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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 1946 — 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 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: 2.00% ✓
• Cap rate: 17.04%
• Cash-on-cash: 38.38%
• DSCR: 2.71
• GRM: 4.2

CMA / ARV

• ARV (median comp): $180,673
• List price: $99,000
• Delta: -45.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2604 S Dorgenois St	0.49mi	3/2.0 (-1)	1,104 (-2%)	7mo	$80,000	$72	63
3025 Toledano St	0.28mi	3/2.0 (-1)	1,239 (+10%)	14mo	$105,000	$85	54
2308 Magnolia St	0.30mi	3/2.0 (-1)	1,023 (-9%)	15mo	$199,000	$195	53
2516 Delachaise St	0.67mi	3/2.0 (-1)	1,183 (+5%)	11mo	$104,000	$88	47
2130 1st St	0.65mi	3/2.0 (-1)	1,080 (-4%)	15mo	$170,000	$157	45
3702 Toledano St	0.50mi	3/2.0 (-1)	1,285 (+14%)	12mo	$240,000	$187	39
2824 Milan St	0.68mi	3/2.0 (-1)	1,200 (+6%)	21mo	$275,525	$230	35

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.33×
• Total profit: $9,124
• Equity at exit: $14,761

10-year hold

• IRR: 15.2%
• Equity multiple: 2.06×
• Total profit: $29,492
• Equity at exit: $8,560

Cash invested: $27,720 (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 70125

• Home prices YoY: -16.3%
• Rents YoY: 0.7%
• Active inventory: 219
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,983 high
• Mortgage (P&I): −$519
• Tax from tax record: −$120 /mo · $1,435/yr
• Insurance: −$41
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $460

Break-even live

Break-even rent $1,401

Max offer price $99,000

Occupancy floor 72%

Sensitivity live

Price	-10% $516	-5% $488	+0% $460	+5% $432	+10% $404
Rent	-10% $303	-5% $382	+0% $460	+5% $538	+10% $617
Rate	-1.0pp $510	-0.5pp $485	base $460	+0.5pp $434	+1.0pp $408

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3108 Second St New Orleans, LA	3.0	3.0	1216	$2,100	$1.73	4d	1	0.07mi
3122 2nd St New Orleans, LA	3.0	3.0	1206	$2,075	$1.72	24d	1	0.08mi
3120 Second St New Orleans, LA	3.0	3.0	1256	$2,050	$1.63	24d	1	0.08mi
2341 S Roman St Unit U New Orleans, LA	3.0	2.0	1000	$1,850	$1.85	24d	1	0.09mi
3204 2nd St New Orleans, LA	3.0	2.0	850	$1,295	$1.52	24d	1	0.11mi
2628 S Derbigny St New Orleans, LA	3.0	1.0	900	$1,500	$1.67	4d	1	0.15mi
3218 Jackson Ave New Orleans, LA	3.0	2.0	1267	$1,750	$1.38	24d	1	0.19mi
3322 Third St New Orleans, LA	3.0	2.0	950	$1,450	$1.53	24d	1	0.21mi
2620 S Galvez St Apt 2B New Orleans, LA	3.0	1.0	1000	$1,100	$1.10	18d	1	0.28mi
2833 S Derbigny St New Orleans, LA	3.0	2.0	1500	$1,795	$1.20	24d	1	0.28mi
2722 Martin L King Bl New Orleans, LA	3.0	2.5	1350	$1,800	$1.33	24d	1	0.32mi
2606 S Miro St New Orleans, LA	3.0	2.0	1450	$2,016	$1.39	24d	1	0.34mi
3230 Toledano St New Orleans, LA	3.0	2.0	950	$1,750	$1.84	24d	1	0.37mi
3632 First St Unit A New Orleans, LA	3.0	2.0	950	$1,850	$1.95	13d	1	0.37mi
3632 First St Unit B New Orleans, LA	3.0	2.0	950	$1,750	$1.84	13d	1	0.37mi
3617 Fourth St Unit A New Orleans, LA	3.0	2.0	1225	$1,995	$1.63	18d	1	0.39mi
2526 Martin Luther King Junior Blvd New Orleans, LA	3.0	2.0	1200	$2,200	$1.83	4d	1	0.42mi
3208 Louisiana Avenue Pkwy New Orleans, LA	3.0	2.0	1391	$1,900	$1.37	18d	1	0.42mi
1614 Rev John Raphael Jr Way New Orleans, LA	3.0	2.0	1000	$1,500	$1.50	24d	1	0.50mi
2123 S Liberty St Unit 2125 New Orleans, LA	3.0	2.0	1500	$2,100	$1.40	4d	1	0.51mi
3514 S Miro St New Orleans, LA	3.0	2.0	1230	$1,950	$1.59	18d	1	0.53mi
3511 S Miro St New Orleans, LA	3.0	1.0	802	$1,000	$1.25	24d	1	0.53mi
2318 Martin Luther King Junior Blvd New Orleans, LA	3.0	2.0	1400	$1,700	$1.21	24d	1	0.55mi
2225 2nd St New Orleans, LA	3.0	2.0	1100	$1,800	$1.64	24d	1	0.56mi
3435 Magnolia St New Orleans, LA	3.0	1.0	1050	$1,500	$1.43	24d	1	0.58mi
2717 Loyola Ave New Orleans, LA	3.0	2.0	1232	$2,300	$1.87	24d	1	0.62mi
2717 Loyola Ave New Orleans, LA	3.0	2.0	1250	$2,300	$1.84	3d	1	0.62mi
4206 S Derbigny St New Orleans, LA	3.0	1.0	1300	$1,600	$1.23	24d	1	0.63mi
3829 General Taylor St New Orleans, LA	3.0	1.0	1000	$1,300	$1.30	24d	1	0.63mi
2119 Josephine St New Orleans, LA	3.0	1.0	1017	$950	$0.93	22d	1	0.64mi
2539 Amelia St New Orleans, LA	3.0	2.0	1296	$2,200	$1.70	24d	1	0.65mi
4305 S Johnson St Unit 4305 New Orleans, LA	3.0	1.0	1175	$1,595	$1.36	13d	1	0.66mi
2102 Josephine St New Orleans, LA	4.0	2.0	1286	$2,100	$1.63	24d	1	0.66mi
2107 Fourth St New Orleans, LA	3.0	1.0	1292	$1,775	$1.37	18d	1	0.67mi
2032 Saint Andrew St New Orleans, LA	3.0	2.0	1035	$1,830	$1.77	18d	1	0.69mi
2535 Marengo St New Orleans, LA	3.0	1.0	1300	$1,200	$0.92	15d	1	0.74mi
1915 Philip St New Orleans, LA	3.0	1.5	1300	$2,450	$1.88	24d	1	0.75mi
2733 Danneel St New Orleans, LA	4.0	2.0	1350	$1,775	$1.31	24d	1	0.76mi
2232 Amelia St New Orleans, LA	3.0	2.0	900	$1,800	$2.00	18d	1	0.83mi
4611 S Claiborne Ave Unit 4609 New Orleans, LA	3.0	2.0	1200	$1,995	$1.66	24d	1	0.91mi

Listing history 30 events

1. 2026-06-05
   days on market $99,000 Active 182 DOM
2. 2026-06-03
   days on market $99,000 Active 181 DOM
3. 2026-06-02
   days on market $99,000 Active 180 DOM
4. 2026-06-01
   days on market $99,000 Active 179 DOM
5. 2026-05-31
   days on market $99,000 Active 178 DOM
6. 2025-12-04
   listed $99,000 Active 83-char remark

   Show marketing remark (83 chars)

   FORMER DOUBLE CONVERTED TO A SINGLE. HAS BEEN VACANT FOR OVER 6 MONTHS, NEEDS WORK.

7. 2025-12-04
   listed $99,000 Active 83-char remark

   Show marketing remark (83 chars)

   FORMER DOUBLE CONVERTED TO A SINGLE. HAS BEEN VACANT FOR OVER 6 MONTHS, NEEDS WORK.

8. 2021-03-01
   soldstatus $102,129 Closed
9. 2021-02-22
   status Pending
10. 2021-02-01
    status Active
11. 2021-01-28
    status Pending
12. 2021-01-11
    listed $99,000
13. 2021-01-11
    listed $99,000 Active
14. 2018-09-08
    historical
15. 2018-08-03
    status Active
16. 2018-07-26
    status Under Contract
17. 2018-06-27
    listed $79,900 Active
18. 2018-06-27
    listed $79,900
19. 2011-11-11
    listed $69,000
20. 2011-11-11
    listed $84,500
21. 2011-11-11
    listed $69,000
22. 2011-11-11
    listed $84,500
23. 2011-05-11
    listed $89,000
24. 2011-05-11
    listed $99,900
25. 2011-05-11
    listed $89,000
26. 2011-05-11
    listed $99,900
27. 2007-05-10
    soldstatus $128,000
28. 2005-02-23
    soldstatus $30,000
29. 2004-11-30
    listed $34,900
30. 2004-11-30
    listed $34,900

ⓘ 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: $1,435 · $120/mo
• Projected year-2 tax: $1,435 · $120/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 AE · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 20 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: $23,798
• − Mortgage interest: −$5,546
• − Property taxes: −$1,435
• − Insurance: −$5,614
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$2,880
• Taxable income: $4,516
• Est. tax owed @ 24.0%: −$1,084
• After-tax cash flow: $4,438/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): 17,821
• Household income: $61,174
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 1270.0

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 0.63)
• Race & ethnicity: Black 51% White 32% Hispanic / Latino 9% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 1% Chinese 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: ▼ -49.68%
• Current HPI: 255.5998
• Rent YoY: ▲ 0.73%
• 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

+183.7% since first listed

25 events — show timeline

• 2025-12-04 Listed $99,000 AcadianaMLS
• 2025-12-04 Listed $99,000 GSREIN
• 2021-03-01 Sold (MLS) $102,129 GSREIN
• 2021-02-22 Pending — GSREIN
• 2021-02-01 Relisted — GSREIN
• 2021-01-28 Pending — GSREIN
• 2021-01-11 Listed $99,000 GSREIN
• 2021-01-11 Listed $99,000 AcadianaMLS
• 2018-09-08 Listing Removed — GSREIN
• 2018-08-03 Relisted — GSREIN
• 2018-07-26 Pending — GSREIN
• 2018-06-27 Listed $79,900 AcadianaMLS
• 2018-06-27 Listed $79,900 GSREIN
• 2011-11-11 Listed $84,500 GSREIN
• 2011-11-11 Listed $69,000 GSREIN
• 2011-11-11 Listed $84,500 AcadianaMLS
• 2011-11-11 Listed $69,000 AcadianaMLS
• 2011-05-11 Listed $99,900 GSREIN
• 2011-05-11 Listed $89,000 GSREIN
• 2011-05-11 Listed $99,900 AcadianaMLS
• 2011-05-11 Listed $89,000 AcadianaMLS
• 2007-05-10 Sold (Public Records) $128,000 Public Records
• 2005-02-23 Sold (MLS) $30,000 GSREIN
• 2004-11-30 Listed $34,900 AcadianaMLS
• 2004-11-30 Listed $34,900 GSREIN

Property tax history

+1.8%/yr

Latest (2026): $1,435 · +1.1% YoY. Source: county tax records.