811 Tricou St · New Orleans, LA 70117

$134,999

3 bd · 1.5 ba · 1,107 sqft · SingleFamily public records · 15 Days on market

Built 1965 $122/sqft · 38% below area Est $219k · 38% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.1/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME TO A GREAT OPPORTUNITY IN THE HEART OF HOLY CROSS! GREAT FOR 1ST TIME HOMEBUYERS OR SAVVY INVESTORS! THIS 3 BEDROOM, 1.5 BATH HOME OFFERS AMAZING VALUE-OWN IT FOR LESS THAN RENT OR ADD IT TO YOUR INVESTMENT PORTFOLIO. LOCATED IN THE DESIRABLE HOLY CROSS NEIGHBORHOOD, THIS PROPERTY FEATURES A FULLY FENCED FRONT AND BACK YARD, IDEAL FOR KIDS, PETS OR OUTDOOR LIVING. ENJOY RELAXING MORNINGS ON THE WELCOMING FRONT PORCH. INSIDE, THERE'S PLENTY OF POTENTIAL TO MAKE IT YOUR OWN-JUST ADD YOUR PERSONAL TOUCH TO BRING IT TO EXCELLENT CONDITION. WHETHER YOU'RE LOOKING TO SETTLE INTO YOUR 1ST HOME OR EXPAND YOUR RENTAL HOLDINGS, THIS IS AN OPPORTUNITY YOU DON'T WANT TO MISS!

Key facts

• Built 1965
• Listed 15 days

Tags

• WELCOMING FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 (+2.5%/yr); 581 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 43% of the median local income ($46k/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 $933 of loan paydown is wiped out by about $4k 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 15 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y ago; this cycle's ask is 7614% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $22k; list at $135k implies a 514% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $132,974 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.71%
• DSCR: 1.57
• GRM: 6.9

CMA / ARV

• ARV (median comp): $218,824
• List price: $134,999
• Delta: -38.31%
• 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
1426 Tupelo St	0.48mi	3/2.0	1,104 (-0%)	4mo	$100,000	$91	72
5220 Chartres St	0.69mi	3/1.0	1,130 (+2%)	0mo	$199,000	$176	62
407 Center St	0.67mi	3/1.0	1,124 (+2%)	7mo	$145,000	$129	58
1026 Gordon St	0.28mi	2/2.0 (-1)	1,220 (+10%)	11mo	$135,000	$111	54
1301 Lamanche St	0.50mi	3/2.0	1,178 (+6%)	14mo	$60,000	$51	52
723 Andry St	0.57mi	3/2.0	1,154 (+4%)	15mo	$62,500	$54	52
6315 Alhambra St	0.33mi	2/2.0 (-1)	1,237 (+12%)	8mo	$165,000	$133	51
1314 Lamanche St	0.54mi	4/1.0 (+1)	1,036 (-6%)	8mo	$45,000	$43	51
1400 Mehle St	0.49mi	3/2.0	1,208 (+9%)	13mo	$210,000	$174	49
430 Lebeau St	0.55mi	2/2.0 (-1)	996 (-10%)	4mo	$228,000	$229	47
1043 Lebeau St	0.55mi	3/2.0	1,250 (+13%)	9mo	$135,000	$108	44
405 Center St	0.67mi	3/1.5	1,019 (-8%)	18mo	$160,000	$157	40

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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,395
• Equity at exit: $20,129

10-year hold

• IRR: 8.2%
• Equity multiple: 1.61×
• Total profit: $22,952
• Equity at exit: $11,672

Cash invested: $37,800 (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 70117

• Rents YoY: 2.5%
• Active inventory: 581
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,627 high
• Mortgage (P&I): −$708
• Tax from tax record: −$121 /mo · $1,452/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $334

Break-even live

Break-even rent $1,205

Max offer price $134,999

Occupancy floor 74%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 Delery St Unit 716 New Orleans, LA	2.0	1.0	900	$1,200	$1.33	24d	1	0.04mi
6530 Royal St Arabi, LA	2.0	2.0	860	$1,550	$1.80	44d	1	0.18mi
6608 Dauphine St Arabi, LA	2.0	1.0	989	$1,395	$1.41	10d	1	0.21mi
6608 Dauphine St Unit 6608 Arabi, LA	2.0	1.0	989	$1,325	$1.34	3d	1	0.21mi
6038 N Rampart St New Orleans, LA	3.0	2.0	1080	$1,795	$1.66	24d	1	0.21mi
6019 Royal St New Orleans, LA	2.0	1.0	790	$1,200	$1.52	24d	1	0.21mi
1015 Government St Unit 11 Arabi, LA	2.0	1.0	720	$999	$1.39	44d	1	0.24mi
6002 Saint Claude Ave New Orleans, LA	2.0	2.0	965	$1,275	$1.32	21d	1	0.31mi
1201 Gordon St New Orleans, LA	3.0	2.5	1367	$1,900	$1.39	17d	1	0.37mi
5805 Saint Claude Ave New Orleans, LA	2.0	1.0	800	$1,200	$1.50	24d	1	0.41mi
1334 Tricou St New Orleans, LA	2.0	1.0	1117	$1,500	$1.34	21d	1	0.41mi
1333 Angela Ave Arabi, LA	3.0	2.0	1090	$1,850	$1.70	3d	1	0.46mi
1420 Delery St New Orleans, LA	2.0	1.0	900	$1,250	$1.39	12d	1	0.47mi
438 Friscoville Ave Arabi, LA	3.0	2.0	1500	$3,200	$2.13	3d	1	0.48mi
616 Lebeau St Unit A Arabi, LA	2.0	1.0	1205	$1,650	$1.37	44d	1	0.49mi
906 Flood St New Orleans, LA	3.0	3.0	1174	$1,700	$1.45	2d	1	0.52mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	3d	1	0.53mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1178	$1,600	$1.36	24d	1	0.53mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	3d	1	0.53mi
5450 Burgundy St New Orleans, LA	2.0	1.0	1474	$1,250	$0.85	24d	1	0.53mi
713 Community St Arabi, LA	2.0	1.0	850	$1,200	$1.41	3d	1	0.56mi
713 Community St Arabi, LA	2.0	1.0	850	$1,200	$1.41	3d	1	0.56mi
5434 Chartres St New Orleans, LA	2.0	1.0	800	$1,150	$1.44	24d	1	0.56mi
1314 Lamanche St New Orleans, LA	4.0	1.0	1300	$2,100	$1.62	16d	1	0.57mi
18 Saint Claude Ct New Orleans, LA	3.0	1.0	864	$1,200	$1.39	12d	1	0.58mi
5461 Saint Claude Ave New Orleans, LA	4.0	2.0	1250	$2,350	$1.88	24d	1	0.58mi
5459 Saint Claude Ave Unit 5461 New Orleans, LA	4.0	2.0	1454	$2,350	$1.62	24d	1	0.58mi
1327 Fats Domino Ave Unit A New Orleans, LA	3.0	2.0	1200	$1,900	$1.58	3d	1	0.61mi
1327 Fats Domino Ave Unit B New Orleans, LA	4.0	2.0	1200	$2,200	$1.83	16d	1	0.61mi
505 Center St Unit A Arabi, LA	3.0	1.0	811	$1,300	$1.60	44d	1	0.62mi
1714 Tricou St New Orleans, LA	3.0	2.0	1271	$1,900	$1.49	24d	1	0.68mi
1414 Alexander Ave Unit B Arabi, LA	2.0	2.0	1000	$1,600	$1.60	44d	1	0.70mi
5900 N Derbigny St Unit 1 New Orleans, LA	3.0	2.0	1000	$1,950	$1.95	3d	1	0.70mi
5109 Burgundy St New Orleans, LA	2.0	1.0	1122	$1,474	$1.31	17d	1	0.77mi
617 Forstall St New Orleans, LA	3.0	2.0	1262	$2,200	$1.74	3d	1	0.77mi
1449 Andry St New Orleans, LA	2.0	1.0	833	$1,300	$1.56	24d	1	0.78mi
1824 Saint Maurice Ave New Orleans, LA	4.0	2.0	1500	$1,500	$1.00	24d	1	0.79mi
1422 Andry St New Orleans, LA	3.0	2.0	1100	$1,400	$1.27	3d	1	0.79mi
816 Forstall St New Orleans, LA	3.0	1.0	850	$1,600	$1.88	24d	1	0.80mi
918 Forstall St New Orleans, LA	2.0	1.0	800	$2,290	$2.86	24d	1	0.80mi

Listing history 32 events

1. 2026-06-18
   days on market $134,999 Active 15 DOM
2. 2026-06-17
   days on market $134,999 Active 14 DOM
3. 2026-06-16
   days on market $134,999 Active 13 DOM
4. 2026-06-15
   days on market $134,999 Active 12 DOM
5. 2026-06-13
   days on market $134,999 Active 10 DOM
6. 2026-06-10
   days on market $134,999 Active 7 DOM
7. 2026-06-09
   days on market $134,999 Active 6 DOM
8. 2026-06-08
   days on market $134,999 Active 5 DOM
9. 2026-06-07
   days on market $134,999 Active 4 DOM
10. 2026-06-03
    pricedays on marketlisting id $134,999 Active 1 DOM
11. 2026-06-02
    days on market $135,000 Active 365 DOM
12. 2026-06-01
    days on market $135,000 Active 364 DOM
13. 2026-05-31
    days on market $135,000 Active 363 DOM
14. 2026-04-08
    historical $1,600
15. 2026-03-09
    price $1,600
16. 2026-02-06
    listed $1,750
17. 2026-02-06
    historical $1,750
18. 2026-02-04
    listed $1,750

    Show marketing remark (680 chars)

    WELCOME TO A GREAT OPPORTUNITY IN THE HEART OF HOLY CROSS! GREAT FOR 1ST TIME HOMEBUYERS OR SAVVY INVESTORS! THIS 3 BEDROOM, 1.5 BATH HOME OFFERS AMAZING VALUE-OWN IT FOR LESS THAN RENT OR ADD IT TO YOUR INVESTMENT PORTFOLIO. LOCATED IN THE DESIRABLE HOLY CROSS NEIGHBORHOOD, THIS PROPERTY FEATURES A FULLY FENCED FRONT AND BACK YARD, IDEAL FOR KIDS, PETS OR OUTDOOR LIVING. ENJOY RELAXING MORNINGS ON THE WELCOMING FRONT PORCH. INSIDE, THERE'S PLENTY OF POTENTIAL TO MAKE IT YOUR OWN-JUST ADD YOUR PERSONAL TOUCH TO BRING IT TO EXCELLENT CONDITION. WHETHER YOU'RE LOOKING TO SETTLE INTO YOUR 1ST HOME OR EXPAND YOUR RENTAL HOLDINGS, THIS IS AN OPPORTUNITY YOU DON'T WANT TO MISS!

19. 2026-02-04
    price $135,000 680-char remark

    Show marketing remark (680 chars)

    WELCOME TO A GREAT OPPORTUNITY IN THE HEART OF HOLY CROSS! GREAT FOR 1ST TIME HOMEBUYERS OR SAVVY INVESTORS! THIS 3 BEDROOM, 1.5 BATH HOME OFFERS AMAZING VALUE-OWN IT FOR LESS THAN RENT OR ADD IT TO YOUR INVESTMENT PORTFOLIO. LOCATED IN THE DESIRABLE HOLY CROSS NEIGHBORHOOD, THIS PROPERTY FEATURES A FULLY FENCED FRONT AND BACK YARD, IDEAL FOR KIDS, PETS OR OUTDOOR LIVING. ENJOY RELAXING MORNINGS ON THE WELCOMING FRONT PORCH. INSIDE, THERE'S PLENTY OF POTENTIAL TO MAKE IT YOUR OWN-JUST ADD YOUR PERSONAL TOUCH TO BRING IT TO EXCELLENT CONDITION. WHETHER YOU'RE LOOKING TO SETTLE INTO YOUR 1ST HOME OR EXPAND YOUR RENTAL HOLDINGS, THIS IS AN OPPORTUNITY YOU DON'T WANT TO MISS!

20. 2026-02-04
    price $135,000 680-char remark

    Show marketing remark (680 chars)

    WELCOME TO A GREAT OPPORTUNITY IN THE HEART OF HOLY CROSS! GREAT FOR 1ST TIME HOMEBUYERS OR SAVVY INVESTORS! THIS 3 BEDROOM, 1.5 BATH HOME OFFERS AMAZING VALUE-OWN IT FOR LESS THAN RENT OR ADD IT TO YOUR INVESTMENT PORTFOLIO. LOCATED IN THE DESIRABLE HOLY CROSS NEIGHBORHOOD, THIS PROPERTY FEATURES A FULLY FENCED FRONT AND BACK YARD, IDEAL FOR KIDS, PETS OR OUTDOOR LIVING. ENJOY RELAXING MORNINGS ON THE WELCOMING FRONT PORCH. INSIDE, THERE'S PLENTY OF POTENTIAL TO MAKE IT YOUR OWN-JUST ADD YOUR PERSONAL TOUCH TO BRING IT TO EXCELLENT CONDITION. WHETHER YOU'RE LOOKING TO SETTLE INTO YOUR 1ST HOME OR EXPAND YOUR RENTAL HOLDINGS, THIS IS AN OPPORTUNITY YOU DON'T WANT TO MISS!

21. 2026-01-05
    price $139,999 680-char remark

    Show marketing remark (680 chars)

    WELCOME TO A GREAT OPPORTUNITY IN THE HEART OF HOLY CROSS! GREAT FOR 1ST TIME HOMEBUYERS OR SAVVY INVESTORS! THIS 3 BEDROOM, 1.5 BATH HOME OFFERS AMAZING VALUE-OWN IT FOR LESS THAN RENT OR ADD IT TO YOUR INVESTMENT PORTFOLIO. LOCATED IN THE DESIRABLE HOLY CROSS NEIGHBORHOOD, THIS PROPERTY FEATURES A FULLY FENCED FRONT AND BACK YARD, IDEAL FOR KIDS, PETS OR OUTDOOR LIVING. ENJOY RELAXING MORNINGS ON THE WELCOMING FRONT PORCH. INSIDE, THERE'S PLENTY OF POTENTIAL TO MAKE IT YOUR OWN-JUST ADD YOUR PERSONAL TOUCH TO BRING IT TO EXCELLENT CONDITION. WHETHER YOU'RE LOOKING TO SETTLE INTO YOUR 1ST HOME OR EXPAND YOUR RENTAL HOLDINGS, THIS IS AN OPPORTUNITY YOU DON'T WANT TO MISS!

22. 2026-01-05
    price $139,999 680-char remark

    Show marketing remark (680 chars)

    WELCOME TO A GREAT OPPORTUNITY IN THE HEART OF HOLY CROSS! GREAT FOR 1ST TIME HOMEBUYERS OR SAVVY INVESTORS! THIS 3 BEDROOM, 1.5 BATH HOME OFFERS AMAZING VALUE-OWN IT FOR LESS THAN RENT OR ADD IT TO YOUR INVESTMENT PORTFOLIO. LOCATED IN THE DESIRABLE HOLY CROSS NEIGHBORHOOD, THIS PROPERTY FEATURES A FULLY FENCED FRONT AND BACK YARD, IDEAL FOR KIDS, PETS OR OUTDOOR LIVING. ENJOY RELAXING MORNINGS ON THE WELCOMING FRONT PORCH. INSIDE, THERE'S PLENTY OF POTENTIAL TO MAKE IT YOUR OWN-JUST ADD YOUR PERSONAL TOUCH TO BRING IT TO EXCELLENT CONDITION. WHETHER YOU'RE LOOKING TO SETTLE INTO YOUR 1ST HOME OR EXPAND YOUR RENTAL HOLDINGS, THIS IS AN OPPORTUNITY YOU DON'T WANT TO MISS!

23. 2025-06-02
    listed $143,000 Active 680-char remark

    Show marketing remark (680 chars)

    WELCOME TO A GREAT OPPORTUNITY IN THE HEART OF HOLY CROSS! GREAT FOR 1ST TIME HOMEBUYERS OR SAVVY INVESTORS! THIS 3 BEDROOM, 1.5 BATH HOME OFFERS AMAZING VALUE-OWN IT FOR LESS THAN RENT OR ADD IT TO YOUR INVESTMENT PORTFOLIO. LOCATED IN THE DESIRABLE HOLY CROSS NEIGHBORHOOD, THIS PROPERTY FEATURES A FULLY FENCED FRONT AND BACK YARD, IDEAL FOR KIDS, PETS OR OUTDOOR LIVING. ENJOY RELAXING MORNINGS ON THE WELCOMING FRONT PORCH. INSIDE, THERE'S PLENTY OF POTENTIAL TO MAKE IT YOUR OWN-JUST ADD YOUR PERSONAL TOUCH TO BRING IT TO EXCELLENT CONDITION. WHETHER YOU'RE LOOKING TO SETTLE INTO YOUR 1ST HOME OR EXPAND YOUR RENTAL HOLDINGS, THIS IS AN OPPORTUNITY YOU DON'T WANT TO MISS!

24. 2025-06-02
    listed $143,000 Active 680-char remark

    Show marketing remark (680 chars)

    WELCOME TO A GREAT OPPORTUNITY IN THE HEART OF HOLY CROSS! GREAT FOR 1ST TIME HOMEBUYERS OR SAVVY INVESTORS! THIS 3 BEDROOM, 1.5 BATH HOME OFFERS AMAZING VALUE-OWN IT FOR LESS THAN RENT OR ADD IT TO YOUR INVESTMENT PORTFOLIO. LOCATED IN THE DESIRABLE HOLY CROSS NEIGHBORHOOD, THIS PROPERTY FEATURES A FULLY FENCED FRONT AND BACK YARD, IDEAL FOR KIDS, PETS OR OUTDOOR LIVING. ENJOY RELAXING MORNINGS ON THE WELCOMING FRONT PORCH. INSIDE, THERE'S PLENTY OF POTENTIAL TO MAKE IT YOUR OWN-JUST ADD YOUR PERSONAL TOUCH TO BRING IT TO EXCELLENT CONDITION. WHETHER YOU'RE LOOKING TO SETTLE INTO YOUR 1ST HOME OR EXPAND YOUR RENTAL HOLDINGS, THIS IS AN OPPORTUNITY YOU DON'T WANT TO MISS!

25. 2025-06-02
    listed $143,000 Active

    Show marketing remark (680 chars)

    WELCOME TO A GREAT OPPORTUNITY IN THE HEART OF HOLY CROSS! GREAT FOR 1ST TIME HOMEBUYERS OR SAVVY INVESTORS! THIS 3 BEDROOM, 1.5 BATH HOME OFFERS AMAZING VALUE-OWN IT FOR LESS THAN RENT OR ADD IT TO YOUR INVESTMENT PORTFOLIO. LOCATED IN THE DESIRABLE HOLY CROSS NEIGHBORHOOD, THIS PROPERTY FEATURES A FULLY FENCED FRONT AND BACK YARD, IDEAL FOR KIDS, PETS OR OUTDOOR LIVING. ENJOY RELAXING MORNINGS ON THE WELCOMING FRONT PORCH. INSIDE, THERE'S PLENTY OF POTENTIAL TO MAKE IT YOUR OWN-JUST ADD YOUR PERSONAL TOUCH TO BRING IT TO EXCELLENT CONDITION. WHETHER YOU'RE LOOKING TO SETTLE INTO YOUR 1ST HOME OR EXPAND YOUR RENTAL HOLDINGS, THIS IS AN OPPORTUNITY YOU DON'T WANT TO MISS!

26. 2022-06-25
    price $149,999
27. 2022-03-20
    listed $149,999
28. 2000-11-06
    soldstatus $22,000
29. 2000-11-06
    soldstatus $22,000
30. 2000-01-27
    listed $21,250
31. 2000-01-27
    listed $21,250
32. 1987-08-31
    soldstatus $42,500

ⓘ 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: $1,452 · $121/mo
• Projected year-2 tax: $1,452 · $121/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 X (shaded) · 60% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,530
• − Mortgage interest: −$7,562
• − Property taxes: −$1,452
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$3,927
• Taxable income: $1,991
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $3,531/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): 25,652
• Household income: $45,764
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1988.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 30% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 5% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -177.22%
• Current HPI: 184.6061
• Rent YoY: ▲ 2.49%
• 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

-96.2% since first listed

19 events — show timeline

• 2026-04-08 Rental Removed $1,600 GSREIN
• 2026-03-09 Price Changed $1,600 GSREIN
• 2026-02-06 Listed for Rent $1,750 GSREIN
• 2026-02-06 Rental Removed $1,750 RAAMLS
• 2026-02-04 Listed for Rent $1,750 RAAMLS
• 2026-02-04 Price Changed $135,000 AcadianaMLS
• 2026-02-04 Price Changed $135,000 GSREIN
• 2026-01-05 Price Changed $139,999 AcadianaMLS
• 2026-01-05 Price Changed $139,999 GSREIN
• 2025-06-02 Listed $143,000 AcadianaMLS
• 2025-06-02 Listed $143,000 GSREIN
• 2025-06-02 Listed $143,000 AcadianaMLS
• 2022-06-25 Price Changed $149,999 GSREIN
• 2022-03-20 Listed $149,999 AcadianaMLS
• 2000-11-06 Sold (Public Records) $22,000 Public Records
• 2000-11-06 Sold (MLS) $22,000 GSREIN
• 2000-01-27 Listed $21,250 GSREIN
• 2000-01-27 Listed $21,250 AcadianaMLS
• 1987-08-31 Sold (Public Records) $42,500 Public Records

Property tax history

+1.9%/yr

Latest (2026): $1,452 · +1.1% YoY. Source: county tax records.