2757-55 Toulouse St · New Orleans, LA 70119

$195,000

None bd · None ba · 1,926 sqft · MultiFamily · 431 Days on market

Fair condition 3,000 sqft lot $101/sqft · 54% below area ↓ 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
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 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

CONVENIENTLY LOCATED JUST OFF THE LAFITTE GREENWAY, SOLIDLY IN THE MIDCITY/ST. JOHN VILLAGE NEIGHBORHOOD. MANY HOMES ARE IMPROVED OR BEING IMPROVED ALSO NEW BUILDS ARE OCCURRING WHERE LOTS AREAVAILABLE. THE WHOLE FOODS MARKET, PARKWAY BAKERY AND TAVERN, OTHER RESTAURANTS, BANKS, AND ALSO FAST-FOOD EATERIES ARE AVAILABLE IN THE NEIGHBORHOOD. ESTIMATED RENT IS $1500-$1600 PER SIDE MAKING THIS A GOOD INVESTMENT FOR INVESTORS OR LIVE IN THIS DESIRIBLE NEIGHBORHOOD AND HAVE ASSISTANCE WITH YOUR MORTGAG EPAYMENT.

Key facts

• 3,000 sq ft lot
• Listed 430 days

What this means for you Summary

Snapshot

• This is a multifamily listed at $195k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $993 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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 soft (-0.2%/yr); 381 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); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,963/mo this rent would consume 67% of the median local household income ($53k/yr) (locally 3381% 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 + 0.0% rent growth), your $55k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 431 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 431 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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: 1.52% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.82%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (median comp): $422,136
• List price: $195,000
• Delta: -53.81%
• 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
6004 06 Dauphine Sq	0.43mi	6/2.0	1,976 (+3%)	4mo	$224,000	$113	72
1428-1430 Chartres St	0.62mi	4/3.0	2,011 (+4%)	2mo	$556,000	$276	63
930 32 St Ann St	0.39mi	4/4.0	2,070 (+8%)	8mo	$575,000	$278	62
1820 22 Dauphine St	0.69mi	2/3.0	1,908 (-1%)	6mo	$725,000	$380	62
511 13 Pelican Ave	0.60mi	3/2.0	1,776 (-8%)	1mo	$345,000	$194	58
5428 30 Dauphine St	0.46mi	4/2.0	1,775 (-8%)	10mo	$185,000	$104	57
1932-34 Dauphine St	0.72mi	3/3.0	1,990 (+3%)	6mo	$625,000	$314	56
1124-1126 Henriette Delille St	0.66mi	4/2.0	2,071 (+8%)	2mo	$157,000	$76	55
1128-1130 Henriette Delille St	0.67mi	4/2.0	2,020 (+5%)	8mo	$157,000	$78	54
4708 10 Burgundy St	0.51mi	4/3.0	2,165 (+12%)	12mo	$435,000	$201	46
505 07 Seguin St	0.72mi	4/2.0	1,657 (-14%)	10mo	$299,000	$180	35
930 32 Kerlerec St	0.71mi	3/3.0	1,674 (-13%)	12mo	$502,000	$300	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.42×
• Total profit: $23,007
• Equity at exit: $29,075

10-year hold

• IRR: 17.5%
• Equity multiple: 2.25×
• Total profit: $68,097
• Equity at exit: $16,860

Cash invested: $54,600 (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 70119

• Home prices YoY: -34.8%
• Rents YoY: -0.2%
• Active inventory: 381
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,963 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $993

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,128	-5% $1,060	+0% $993	+5% $926	+10% $858
Rent	-10% $759	-5% $876	+0% $993	+5% $1,110	+10% $1,227
Rate	-1.0pp $1,091	-0.5pp $1,043	base $993	+0.5pp $942	+1.0pp $891

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
535 Decatur St Unit 3 New Orleans, LA	3.0	2.0	1600	$2,800	$1.75	13d	1	0.08mi
324 Chartres St Unit B New Orleans, LA	2.0	2.0	1750	$2,250	$1.29	18d	1	0.19mi
232 Decatur St Unit 3D New Orleans, LA	2.0	2.0	1268	$2,900	$2.29	45d	1	0.19mi
807 Decatur St #2 New Orleans, LA	2.0	1.5	1325	$3,600	$2.72	45d	1	0.20mi
515 Saint Ann St Unit 3 New Orleans, LA	3.0	2.0	1644	$3,600	$2.19	45d	1	0.20mi
531 Bienville St Unit 3 New Orleans, LA	2.0	2.0	1239	$3,700	$2.99	25d	1	0.20mi
811 Decatur St Unit 3 New Orleans, LA	2.0	2.0	1230	$2,800	$2.28	45d	1	0.21mi
527 Saint Ann St Unit 3 New Orleans, LA	3.0	2.0	1687	$3,500	$2.07	45d	1	0.21mi
627 St Peter New Orleans, LA	2.0	2.5	2174	$5,500	$2.53	25d	1	0.22mi
609 Royal St Unit D New Orleans, LA	1.0	1.0	1431	$2,200	$1.54	13d	1	0.22mi
751 Chartres St New Orleans, LA	2.0–3.0	2.0	1461	$2,610	$1.79	45d	1	0.22mi
215 Decatur St Unit 405 New Orleans, LA	2.0	2.5	1650	$3,450	$2.09	45d	1	0.23mi
915 Decatur St Unit F New Orleans, LA	2.0	2.0	1500	$2,175	$1.45	25d	1	0.28mi
824 Royal St Unit G New Orleans, LA	2.0	2.0	2080	$3,300	$1.59	45d	1	0.29mi
910 Chartres St Unit 3B New Orleans, LA	2.0	2.0	1388	$3,100	$2.23	25d	1	0.30mi
841 Royal St Unit 3A New Orleans, LA	2.0	2.0	1266	$3,995	$3.16	45d	1	0.32mi
810 Bienville St New Orleans, LA	1.0–3.0	1.0–2.0	995	$2,058	$2.07	4d	9	0.37mi
433 Gravier St Unit 1 New Orleans, LA	2.0	2.0	1400	$4,000	$2.86	45d	1	0.41mi
431 Gravier St Unit 2 New Orleans, LA	2.0	2.0	2100	$4,000	$1.90	45d	1	0.41mi
431 Gravier St Ste 4 New Orleans, LA	3.0	2.0	2100	$3,700	$1.76	45d	1	0.41mi
2 Canal St #2008 New Orleans, LA	2.0	2.5	1533	$9,300	$6.07	17d	1	0.42mi
2 Canal St #2008 New Orleans, LA	2.0	2.5	1533	$9,000	$5.87	4d	1	0.42mi
939 Iberville St New Orleans, LA	1.0–3.0	1.0	1502	$3,100	$2.06	13d	7	0.44mi
734 Ursulines Ave New Orleans, LA	3.0	2.0	1340	$2,800	$2.09	45d	1	0.46mi
618 N Rampart St #204 New Orleans, LA	3.0	2.5	1904	$4,500	$2.36	45d	1	0.48mi
800 Gravier St Unit 1272312P New Orleans, LA	2.0–4.0	2.0–4.0	1673	$2,349	$1.40	15d	2	0.51mi
1011 Canal St Unit 1513926P New Orleans, LA	1.0–4.0	1.0–4.0	1016	$9,602	$9.45	3d	2	0.52mi
210 Baronne St New Orleans, LA	1.0–2.0	1.0–2.5	1530	$5,000	$3.27	3d	26	0.54mi
925 Common St New Orleans, LA	2.0	1.0–2.5	840	$2,450	$2.92	4d	44	0.57mi
323 Morgan St New Orleans, LA	2.0	2.5	2000	$3,600	$1.80	18d	1	0.59mi
323 Morgan St Unit C New Orleans, LA	2.0	2.0	2000	$3,200	$1.60	45d	1	0.59mi
323 Morgan St Apt E New Orleans, LA	2.0	2.5	2000	$3,600	$1.80	45d	1	0.59mi
323 Morgan St Unit G New Orleans, LA	2.0	2.5	1700	$2,500	$1.47	45d	1	0.60mi
909 Gravier St New Orleans, LA	1.0–2.0	1.0–2.0	1076	$5,276	$4.90	3d	11	0.60mi
419 Carondelet St Unit PHB New Orleans, LA	3.0	2.5	2546	$5,700	$2.24	4d	1	0.62mi
822 Perdido St Unit 1272370P New Orleans, LA	1.0–5.0	1.0–5.0	1447	$3,201	$2.21	4d	4	0.62mi
700 S Peters St #316 New Orleans, LA	2.0	2.0	1250	$3,250	$2.60	45d	1	0.66mi
817 Esplanade Ave Unit 1A New Orleans, LA	2.0	2.5	1586	$4,000	$2.52	4d	1	0.67mi
1021 Henriette Delille St New Orleans, LA	3.0	2.0	2012	$2,250	$1.12	18d	1	0.67mi
1022 Barracks St New Orleans, LA	1.0–2.0	1.0–2.0	1233	$4,400	$3.57	45d	1	0.68mi

Listing history 17 events

1. 2026-06-21
   days on market $195,000 Active 431 DOM
2. 2026-06-18
   days on market $195,000 Active 428 DOM
3. 2026-06-17
   days on market $195,000 Active 427 DOM
4. 2026-06-16
   days on market $195,000 Active 426 DOM
5. 2026-06-15
   days on market $195,000 Active 425 DOM
6. 2026-06-13
   days on market $195,000 Active 423 DOM
7. 2026-06-10
   days on market $195,000 Active 420 DOM
8. 2026-06-09
   days on market $195,000 Active 419 DOM
9. 2026-06-08
   days on market $195,000 Active 418 DOM
10. 2026-06-07
    days on market $195,000 Active 417 DOM
11. 2026-06-05
    days on market $195,000 Active 414 DOM
12. 2026-06-03
    days on market $195,000 Active 413 DOM
13. 2026-06-02
    days on market $195,000 Active 412 DOM
14. 2026-06-01
    days on market $195,000 Active 411 DOM
15. 2026-05-31
    days on market $195,000 Active 410 DOM
16. 2025-04-15
    listed $195,000 Active 512-char remark

    Show marketing remark (512 chars)

    CONVENIENTLY LOCATED JUST OFF THE LAFITTE GREENWAY, SOLIDLY IN THE MIDCITY/ST. JOHN VILLAGE NEIGHBORHOOD. MANY HOMES ARE IMPROVED OR BEING IMPROVED ALSO NEW BUILDS ARE OCCURRING WHERE LOTS AREAVAILABLE. THE WHOLE FOODS MARKET, PARKWAY BAKERY AND TAVERN, OTHER RESTAURANTS, BANKS, AND ALSO FAST-FOOD EATERIES ARE AVAILABLE IN THE NEIGHBORHOOD. ESTIMATED RENT IS $1500-$1600 PER SIDE MAKING THIS A GOOD INVESTMENT FOR INVESTORS OR LIVE IN THIS DESIRIBLE NEIGHBORHOOD AND HAVE ASSISTANCE WITH YOUR MORTGAG EPAYMENT.

17. 2024-05-09
    price $235,000

ⓘ 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 5/10 Major FEMA zone X · 24% 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,553
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,844
• − Management: −$2,844
• − Depreciation: −$5,673
• Taxable income: $9,369
• Est. tax owed @ 24.0%: −$2,249
• After-tax cash flow: $9,667/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 · 7 photos

Fair 45/100 Moderate rehab

The property requires significant repairs and updates to improve its condition and increase its value.

Repairs flagged

• Major Overgrown vegetation — Safety hazard and poor curb appeal
• Major Debris removal — Safety hazard and poor curb appeal
• Major Flooring replacement — Worn-out and outdated
• Major Bathroom fixtures replacement — Old and outdated
• Major Kitchen cabinets and countertops replacement — Old and outdated

Value-add opportunities

• Both Landscaping and yard maintenance — Improves curb appeal and property value
• Both Kitchen and bathroom updates — Modernizes the property and increases its value
• Both HVAC system upgrade — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Overgrown vegetation · Safety hazard and poor curb appeal	Major	$15,000–50,000
Debris removal · Safety hazard and poor curb appeal	Major	$15,000–50,000
Flooring replacement · Worn-out and outdated	Major	$15,000–50,000
Bathroom fixtures replacement · Old and outdated	Major	$15,000–50,000
Kitchen cabinets and countertops replacement · Old and outdated	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Landscaping and yard maintenance — Improves curb appeal and property value ↑
• Both Kitchen and bathroom updates — Modernizes the property and increases its value ↑
• Both HVAC system upgrade — Improves comfort and energy efficiency ↑

ⓘ 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): 37,253
• Household income: $53,143
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 3381.0

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 0.64)
• Race & ethnicity: Black 44% White 40% Two or more races 10% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Slovak 2% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 0%

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: ▼ -135.38%
• Current HPI: 253.1929
• Rent YoY: ▼ -0.20%
• 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

-17.0% since first listed

2 events — show timeline

• 2025-04-15 Listed $195,000 AcadianaMLS
• 2024-05-09 Price Changed $235,000 GSREIN