2757-55 Toulouse St · New Orleans, LA 70119

$175,000

None bd · None ba · 1,926 sqft · MultiFamily · 85 Days on market

Fair condition 3,000 sqft lot $91/sqft · 59% below area ↓ 26% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• 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

Prime Mid-City / Bayou St. John Location with High Rental Potential! Perfectly positioned just steps from the Lafitte Greenway in the highly desirable Mid-City/Bayou St. John neighborhood (70119), this property offers endless opportunities for both investors and owner-occupants. Enjoy unbeatable walkable access to neighborhood staples like Whole Foods Market, Parkway Bakery & Tavern, local eateries, banking, and dining. Located in a vibrant corridor with active neighborhood revitalization, updated homes, and custom new construction nearby.

Key facts

• Walkable access
• Updated homes
• 3,000 sq ft lot

Tags

• HIGH RENTAL POTENTIAL
• WALKABLE ACCESS
• UPDATED HOMES
• CUSTOM NEW CONSTRUCTION

What this means for you Summary

Snapshot

• This is a multifamily listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $852 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 4.3% 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 soft (-0.2%/yr); 565 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $2,609/mo this rent would consume 59% of the median local household income ($53k/yr) — 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 $5k 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 $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.49% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.86%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $422,444
• List price: $175,000
• Delta: -58.57%
• 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%)	8mo	$224,000	$113	69
5023 25 S Liberty St	0.68mi	5/3.0	1,900 (-1%)	2mo	$295,000	$155	65
1428-1430 Chartres St	0.62mi	4/3.0	2,011 (+4%)	6mo	$556,000	$276	59
930 32 St Ann St	0.39mi	4/4.0	2,070 (+8%)	13mo	$575,000	$278	59
1820 22 Dauphine St	0.69mi	2/3.0	1,908 (-1%)	10mo	$725,000	$380	58
326 28 Seguin St	0.64mi	4/2.0	2,061 (+7%)	3mo	$299,000	$145	56
511 13 Pelican Ave	0.60mi	3/2.0	1,776 (-8%)	5mo	$345,000	$194	55
1135 Ursulines Ave	0.64mi	3/2.0	1,757 (-9%)	2mo	$440,000	$250	54
1932-34 Dauphine St	0.72mi	3/3.0	1,990 (+3%)	10mo	$625,000	$314	52
1124-1126 Henriette Delille St	0.66mi	4/2.0	2,071 (+8%)	6mo	$157,000	$76	51
1128-1130 Henriette Delille St	0.67mi	4/2.0	2,020 (+5%)	12mo	$157,000	$78	50
505 07 Seguin St	0.72mi	4/2.0	1,657 (-14%)	14mo	$299,000	$180	31

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: 9.8%
• Equity multiple: 1.37×
• Total profit: $18,280
• Equity at exit: $26,093

10-year hold

• IRR: 16.3%
• Equity multiple: 2.15×
• Total profit: $56,377
• Equity at exit: $15,131

Cash invested: $49,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 30 active · 19 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $399,900 ($196/sqft)
• Median days on market: 16 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: +11.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70119

• Home prices YoY: -34.8%
• Rents YoY: -0.2%
• Active inventory: 565
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,609 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $852

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 62%

Sensitivity live

Price	-10% $973	-5% $912	+0% $852	+5% $791	+10% $731
Rent	-10% $646	-5% $749	+0% $852	+5% $955	+10% $1,058
Rate	-1.0pp $940	-0.5pp $896	base $852	+0.5pp $806	+1.0pp $760

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: $43,750
• Closing costs: $5,250
• Club membership (one-time): —
• 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	152d	1	0.08mi
331 Decatur St Unit 3B New Orleans, LA	3.0	2.0	1300	$3,300	$2.54	10d	1	0.15mi
331 Decatur St Unit 3A New Orleans, LA	4.0	2.0	1300	$4,200	$3.23	10d	1	0.15mi
324 Chartres St Unit B New Orleans, LA	2.0	2.0	1750	$2,000	$1.14	37d	1	0.19mi
324 Chartres St Unit B New Orleans, LA	2.0	2.0	1750	$2,000	$1.14	10d	1	0.19mi
324 Chartres St Unit B New Orleans, LA	2.0	2.0	1750	$2,000	$1.14	123d	1	0.19mi
232 Decatur St Unit 3D New Orleans, LA	2.0	2.0	1268	$2,900	$2.29	184d	1	0.19mi
229 N Peters St Unit 301 New Orleans, LA	2.0	1.0	1080	$1,850	$1.71	158d	1	0.20mi
807 Decatur St #3 New Orleans, LA	2.0	1.5	1295	$2,500	$1.93	45d	1	0.20mi
807 Decatur St #3 New Orleans, LA	2.0	1.5	1295	$2,500	$1.93	10d	1	0.20mi
807 Decatur St #2 New Orleans, LA	2.0	1.5	1325	$3,600	$2.72	184d	1	0.20mi
515 Saint Ann St Unit 3 New Orleans, LA	3.0	2.0	1644	$3,600	$2.19	185d	1	0.20mi
531 Bienville St Unit 3 New Orleans, LA	2.0	2.0	1239	$3,700	$2.99	164d	1	0.20mi
531 Bienville St New Orleans, LA	2.0	2.0	1239	$3,700	$2.99	11d	1	0.20mi
811 Decatur St Unit 3 New Orleans, LA	2.0	2.0	1230	$2,500	$2.03	46d	1	0.21mi
811 Decatur St Unit 3 New Orleans, LA	2.0	2.0	1230	$2,500	$2.03	133d	1	0.21mi
811 Decatur St New Orleans, LA	2.0	2.0	1230	$2,500	$2.03	11d	1	0.21mi
527 Saint Ann St Unit 3 New Orleans, LA	3.0	2.0	1687	$3,300	$1.96	133d	1	0.21mi
516 Bienville St Unit 507 New Orleans, LA	2.0	2.0	1100	$2,450	$2.23	164d	1	0.21mi
516 Bienville St Apt 406 New Orleans, LA	2.0	2.0	1162	$3,500	$3.01	10d	1	0.21mi
627 St Peter New Orleans, LA	2.0	2.5	2174	$5,500	$2.53	164d	1	0.22mi
309 Chartres St Unit F New Orleans, LA	2.0	2.5	1557	$2,995	$1.92	138d	1	0.22mi
751 Chartres St New Orleans, LA	2.0–3.0	2.0	1461	$3,450	$2.36	184d	1	0.22mi
623 Royal St Unit 3 New Orleans, LA	2.0	2.0	1130	$2,295	$2.03	164d	1	0.23mi
215 Decatur St Unit 405 New Orleans, LA	2.0	2.5	1650	$3,450	$2.09	184d	1	0.23mi
215 Decatur St New Orleans, LA	2.0	2.5	1650	$3,450	$2.09	11d	1	0.23mi
215 Decatur St Unit 405 New Orleans, LA	2.0	2.5	1650	$3,450	$2.09	38d	1	0.23mi
207 N Peters St Unit 9 New Orleans, LA	2.0	2.0	1230	$2,300	$1.87	108d	1	0.23mi
207 N Peters St Unit 4 New Orleans, LA	2.0	2.0	1230	$2,200	$1.79	10d	1	0.23mi
711 Royal St Unit C New Orleans, LA	2.0	2.0	1500	$2,300	$1.53	112d	1	0.25mi
711 Royal St Unit C New Orleans, LA	2.0	2.0	1500	$2,300	$1.53	20d	1	0.25mi
711 Royal St Unit C New Orleans, LA	2.0	2.0	1500	$2,300	$1.53	10d	1	0.25mi
221 Chartres St Unit 208 New Orleans, LA	2.0	2.0	1250	$2,631	$2.10	10d	1	0.26mi
221 Chartres St New Orleans, LA	2.0	2.0	1250	$2,631	$2.10	2d	1	0.26mi
915 Decatur St New Orleans, LA	2.0	2.0	1500	$2,175	$1.45	11d	1	0.28mi
915 Decatur St Unit F New Orleans, LA	2.0	2.0	1500	$2,175	$1.45	164d	1	0.28mi
824 Royal St Unit G New Orleans, LA	2.0	2.0	2080	$3,300	$1.59	184d	1	0.29mi
910 Chartres St Unit 3B New Orleans, LA	2.0	2.0	1388	$3,000	$2.16	123d	1	0.30mi
910 Chartres St Unit 3B New Orleans, LA	2.0	2.0	1358	$3,000	$2.21	26d	1	0.30mi
910 Chartres St Unit 3B New Orleans, LA	2.0	2.0	1358	$3,000	$2.21	10d	1	0.30mi

Property features AI

Exterior

• Parking: No designated parking
• Home design: Duplex (2 units)
• Construction: Frame construction with wood sidingComposition roof
• Exterior features: PorchFencing: Other

Interior

• Heating & cooling: No heatingNo cooling
• Interior features: No central heatingNo central cooling

Listing history 50 events

1. 2026-11-06
   days on market $175,000 Active 85 DOM
2. 2026-11-05
   days on market $175,000 Active 84 DOM
3. 2026-11-04
   days on market $175,000 Active 83 DOM
4. 2026-11-02
   days on market $175,000 Active 81 DOM
5. 2026-11-01
   days on market $175,000 Active 80 DOM
6. 2026-10-31
   days on market $175,000 Active 79 DOM
7. 2026-10-30
   days on market $175,000 Active 78 DOM
8. 2026-10-29
   days on market $175,000 Active 77 DOM
9. 2026-10-28
   days on market $175,000 Active 76 DOM
10. 2026-10-27
    days on market $175,000 Active 75 DOM
11. 2026-10-26
    days on market $175,000 Active 74 DOM
12. 2026-10-26
    days on market $175,000 Active 73 DOM
13. 2026-10-24
    days on market $175,000 Active 72 DOM
14. 2026-10-23
    days on market $175,000 Active 71 DOM
15. 2026-10-22
    days on market $175,000 Active 70 DOM
16. 2026-10-21
    days on market $175,000 Active 69 DOM
17. 2026-10-20
    days on market $175,000 Active 68 DOM
18. 2026-10-19
    days on market $175,000 Active 67 DOM
19. 2026-10-18
    days on market $175,000 Active 66 DOM
20. 2026-10-17
    days on market $175,000 Active 65 DOM
21. 2026-10-16
    days on market $175,000 Active 64 DOM
22. 2026-10-15
    days on market $175,000 Active 63 DOM
23. 2026-10-14
    days on market $175,000 Active 62 DOM
24. 2026-10-13
    days on market $175,000 Active 61 DOM
25. 2026-10-12
    days on market $175,000 Active 60 DOM
26. 2026-10-11
    days on market $175,000 Active 59 DOM
27. 2026-10-10
    days on market $175,000 Active 58 DOM
28. 2026-10-09
    days on market $175,000 Active 57 DOM
29. 2026-10-08
    days on market $175,000 Active 56 DOM
30. 2026-10-07
    days on market $175,000 Active 55 DOM
31. 2026-10-06
    days on market $175,000 Active 54 DOM
32. 2026-10-05
    days on market $175,000 Active 53 DOM
33. 2026-10-04
    days on market $175,000 Active 52 DOM
34. 2026-10-04
    days on market $175,000 Active 51 DOM
35. 2026-10-02
    days on market $175,000 Active 50 DOM
36. 2026-10-01
    days on market $175,000 Active 49 DOM
37. 2026-09-30
    days on market $175,000 Active 48 DOM
38. 2026-09-29
    days on market $175,000 Active 47 DOM
39. 2026-09-28
    days on market $175,000 Active 46 DOM
40. 2026-09-27
    days on market $175,000 Active 45 DOM
41. 2026-09-25
    days on market $175,000 Active 43 DOM
42. 2026-09-24
    days on market $175,000 Active 42 DOM
43. 2026-09-23
    days on market $175,000 Active 41 DOM
44. 2026-09-22
    days on market $175,000 Active 40 DOM
45. 2026-09-21
    days on market $175,000 Active 39 DOM
46. 2026-09-20
    days on market $175,000 Active 38 DOM
47. 2026-09-19
    days on market $175,000 Active 37 DOM
48. 2026-09-18
    days on market $175,000 Active 36 DOM
49. 2026-09-17
    days on market $175,000 Active 35 DOM
50. 2026-09-16
    days on market $175,000 Active 34 DOM

ⓘ 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: $31,307
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,505
• − Management: −$2,505
• − Depreciation: −$5,091
• Taxable income: $7,904
• Est. tax owed @ 24.0%: −$1,897
• After-tax cash flow: $8,323/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 Est. rehab $48,150–$86,670 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Mary Bethune Elementary Literature/technology F LA #415/646 Nat'l #32,000/41,679 High Mcdonogh #35 College Preparatory School

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

A Composite livability gradescore 81/100

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 · 513,025 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: 13% of renters

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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%

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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%
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 0%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Exterior

• Parking: No designated parking
• Home design: Duplex (2 units)
• Construction: Frame construction with wood sidingComposition roof
• Exterior features: PorchFencing: Other

Interior

• Heating & cooling: No heatingNo cooling
• Interior features: No central heatingNo central cooling

Price history

-25.5% since first listed

3 events — show timeline

• 2026-08-13 Listed $175,000 AcadianaMLS
• 2025-04-15 Listed $195,000 AcadianaMLS
• 2024-05-09 Price Changed $235,000 GSREIN