5010 St. Claude Ave · New Orleans, LA 70117

$250,000

4 bd · 2.0 ba · 2,592 sqft · SingleFamily public records · 468 Days on market

Built 1989 $96/sqft · 12% below area Est $282k · 11% 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 +28.5/30.0
• ARV discount +12.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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

This well maintained home sits on a large piece of land next to another home, providing a unique opportunity for those seeking income producing property. These two properties can be purchased as a Multifamily situation. Generous living spaces and sits on a large piece of land with another property. providing a great opportunity to purchase two properties in excellent condition. Move in ready and ready to income generate. Don't miss this incredible opportunity.

Key facts

• 3 parking spots
• Built 1989
• Listed 468 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $753 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,114/mo this rent would consume 82% of the median local household income ($46k/yr) (locally 1988% 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 $2k of loan paydown is wiped out by about $8k 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 + 2.5% rent growth), your $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 468 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask is 12400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 468 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.25% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.05%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (median comp): $282,180
• List price: $250,000
• Delta: -11.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 Kentucky St	0.52mi	3/2.0 (-1)	2,439 (-6%)	3mo	$148,000	$61	58
1400 Egania St	0.28mi	3/3.0 (-1)	2,440 (-6%)	16mo	$210,000	$86	55
4826 Dauphine St	0.27mi	3/2.5 (-1)	2,211 (-15%)	11mo	$390,000	$176	46
632 Deslonde St	0.33mi	4/3.5	2,206 (-15%)	12mo	$655,000	$297	43
826 France St	0.75mi	4/4.0	2,364 (-9%)	3mo	$825,000	$349	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: 2.2%
• Equity multiple: 1.08×
• Total profit: $5,901
• Equity at exit: $37,276

10-year hold

• IRR: 11.3%
• Equity multiple: 1.87×
• Total profit: $60,585
• Equity at exit: $21,615

Cash invested: $70,000 (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 70117

• Rents YoY: 2.5%
• Active inventory: 581
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,114 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$225 /mo · $2,703/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $753

Break-even live

Break-even rent $2,161

Max offer price $250,000

Occupancy floor 71%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1323 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	3d	1	0.97mi
1325 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	3d	1	0.97mi
1325 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	3d	1	0.97mi
3400 Royal St New Orleans, LA	4.0	3.5	3300	$6,900	$2.09	43d	1	1.17mi
639 Desire St New Orleans, LA	3.0	2.5	2687	$5,500	$2.05	19d	1	1.18mi
3221 Saint Claude Ave New Orleans, LA	3.0	1.0	1900	$1,650	$0.87	23d	1	1.24mi
3134 Burgundy St New Orleans, LA	3.0	2.0	1887	$2,900	$1.54	23d	1	1.34mi
1835 Louisa St New Orleans, LA	3.0	2.5	1800	$2,350	$1.31	3d	1	1.40mi
1231 Feliciana St New Orleans, LA	3.0	2.5	1869	$2,750	$1.47	43d	1	1.44mi
1019 Center St Arabi, LA	5.0	3.0	1973	$5,888	$2.98	1d	1	1.44mi
1239 Center St Arabi, LA	4.0	2.0	1922	$3,500	$1.82	2d	1	1.47mi

Listing history 28 events

1. 2026-06-18
   days on market $250,000 Active 468 DOM
2. 2026-06-17
   days on market $250,000 Active 467 DOM
3. 2026-06-16
   days on market $250,000 Active 466 DOM
4. 2026-06-15
   days on market $250,000 Active 465 DOM
5. 2026-06-13
   days on market $250,000 Active 463 DOM
6. 2026-06-10
   days on market $250,000 Active 460 DOM
7. 2026-06-09
   days on market $250,000 Active 459 DOM
8. 2026-06-08
   days on market $250,000 Active 458 DOM
9. 2026-06-07
   days on market $250,000 Active 457 DOM
10. 2026-06-05
    days on market $250,000 Active 454 DOM
11. 2026-06-03
    days on market $250,000 Active 453 DOM
12. 2026-06-02
    days on market $250,000 Active 452 DOM
13. 2026-06-01
    days on market $250,000 Active 451 DOM
14. 2026-05-31
    days on market $250,000 Active 450 DOM
15. 2025-09-08
    historical $2,000
16. 2025-08-04
    price $250,000 464-char remark

    Show marketing remark (464 chars)

    This well maintained home sits on a large piece of land next to another home, providing a unique opportunity for those seeking income producing property. These two properties can be purchased as a Multifamily situation. Generous living spaces and sits on a large piece of land with another property. providing a great opportunity to purchase two properties in excellent condition. Move in ready and ready to income generate. Don't miss this incredible opportunity.

17. 2025-08-04
    price $255,000 464-char remark

    Show marketing remark (464 chars)

    This well maintained home sits on a large piece of land next to another home, providing a unique opportunity for those seeking income producing property. These two properties can be purchased as a Multifamily situation. Generous living spaces and sits on a large piece of land with another property. providing a great opportunity to purchase two properties in excellent condition. Move in ready and ready to income generate. Don't miss this incredible opportunity.

18. 2025-08-04
    price $250,000

    Show marketing remark (464 chars)

    This well maintained home sits on a large piece of land next to another home, providing a unique opportunity for those seeking income producing property. These two properties can be purchased as a Multifamily situation. Generous living spaces and sits on a large piece of land with another property. providing a great opportunity to purchase two properties in excellent condition. Move in ready and ready to income generate. Don't miss this incredible opportunity.

19. 2025-08-04
    price $255,000

    Show marketing remark (464 chars)

    This well maintained home sits on a large piece of land next to another home, providing a unique opportunity for those seeking income producing property. These two properties can be purchased as a Multifamily situation. Generous living spaces and sits on a large piece of land with another property. providing a great opportunity to purchase two properties in excellent condition. Move in ready and ready to income generate. Don't miss this incredible opportunity.

20. 2025-06-15
    price $275,000 464-char remark

    Show marketing remark (464 chars)

    This well maintained home sits on a large piece of land next to another home, providing a unique opportunity for those seeking income producing property. These two properties can be purchased as a Multifamily situation. Generous living spaces and sits on a large piece of land with another property. providing a great opportunity to purchase two properties in excellent condition. Move in ready and ready to income generate. Don't miss this incredible opportunity.

21. 2025-06-15
    price $275,000

    Show marketing remark (464 chars)

    This well maintained home sits on a large piece of land next to another home, providing a unique opportunity for those seeking income producing property. These two properties can be purchased as a Multifamily situation. Generous living spaces and sits on a large piece of land with another property. providing a great opportunity to purchase two properties in excellent condition. Move in ready and ready to income generate. Don't miss this incredible opportunity.

22. 2025-05-22
    listed $2,000
23. 2025-03-08
    listed $598,000 Active
24. 2025-03-07
    listed $299,000 Active 464-char remark

    Show marketing remark (464 chars)

    This well maintained home sits on a large piece of land next to another home, providing a unique opportunity for those seeking income producing property. These two properties can be purchased as a Multifamily situation. Generous living spaces and sits on a large piece of land with another property. providing a great opportunity to purchase two properties in excellent condition. Move in ready and ready to income generate. Don't miss this incredible opportunity.

25. 2025-03-07
    listed $299,000 Active

    Show marketing remark (464 chars)

    This well maintained home sits on a large piece of land next to another home, providing a unique opportunity for those seeking income producing property. These two properties can be purchased as a Multifamily situation. Generous living spaces and sits on a large piece of land with another property. providing a great opportunity to purchase two properties in excellent condition. Move in ready and ready to income generate. Don't miss this incredible opportunity.

26. 2025-03-07
    listed $250,000 Active

    Show marketing remark (464 chars)

    This well maintained home sits on a large piece of land next to another home, providing a unique opportunity for those seeking income producing property. These two properties can be purchased as a Multifamily situation. Generous living spaces and sits on a large piece of land with another property. providing a great opportunity to purchase two properties in excellent condition. Move in ready and ready to income generate. Don't miss this incredible opportunity.

27. 2024-04-11
    price $295,000
28. 2024-03-01
    listed $295,000

ⓘ 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: $2,703 · $225/mo
• Projected year-2 tax: $2,703 · $225/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: $37,368
• − Mortgage interest: −$14,004
• − Property taxes: −$2,703
• − Insurance: −$2,048
• − Repairs & maintenance: −$2,989
• − Management: −$2,989
• − Depreciation: −$7,273
• Taxable income: $5,362
• Est. tax owed @ 24.0%: −$1,287
• After-tax cash flow: $7,751/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

-99.3% since first listed

14 events — show timeline

• 2025-09-08 Rental Removed $2,000 GSREIN
• 2025-08-04 Price Changed $250,000 AcadianaMLS
• 2025-08-04 Price Changed $255,000 AcadianaMLS
• 2025-08-04 Price Changed $250,000 GSREIN
• 2025-08-04 Price Changed $255,000 GSREIN
• 2025-06-15 Price Changed $275,000 AcadianaMLS
• 2025-06-15 Price Changed $275,000 GSREIN
• 2025-05-22 Listed for Rent $2,000 GSREIN
• 2025-03-08 Listed $598,000 AcadianaMLS
• 2025-03-07 Listed $250,000 AcadianaMLS
• 2025-03-07 Listed $299,000 GSREIN
• 2025-03-07 Listed $299,000 AcadianaMLS
• 2024-04-11 Price Changed $295,000 GSREIN
• 2024-03-01 Listed $295,000 AcadianaMLS

Property tax history

+2.0%/yr

Latest (2026): $2,703 · -0.4% YoY. Source: county tax records.