1747 49 N Miro St · New Orleans, LA 70119

$265,000

7 bd · 3.0 ba · 1,560 sqft · MultiFamily public records · 161 Days on market

Built 1953 $170/sqft · 49% above area Est $357k · 26% 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 +2.5/5.0
• Condition / age +2.5/5.0
• 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: 3 units. confirmed

Listing remarks MLS

Income Producing Tri-plex in demand area,near to French Quarter,Fairgrounds,bus lines, shopping areas,restaurants, some rents are low for location, long term tenant.Tenants pay electric & gas all units. Owner pays water for 2 upstairs units.4 bedroom downstairs pays own water. Roof one year old. Tenant occupied units need 24 hrs to show

Key facts

• Recently vacant unit
• One year old roof
• Built 1953

Tags

• INCOME PRODUCING TRI-PLEX
• RECENTLY VACANT UNIT
• ONE YEAR OLD ROOF

🏷️ Possibly a rental listed for sale. The $265,000 price doesn't fit this home's estimated sale value (~$357,495) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1-bath units multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $583/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $265k).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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.
• 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); 381 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).

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 + 0.0% rent growth), your $74k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $138k; list at $265k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.63% ✓
• Cap rate: 14.51%
• Cash-on-cash: 29.36%
• DSCR: 2.31
• GRM: 5.1

CMA / ARV

• ARV (median comp): $357,495
• List price: $265,000
• Delta: -25.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2622 Frenchmen St	0.62mi	6/2.0 (-1)	1,750 (+12%)	16mo	$122,150	$70	28

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: 19.2%
• Equity multiple: 1.75×
• Total profit: $55,737
• Equity at exit: $39,512

10-year hold

• IRR: 25.5%
• Equity multiple: 2.93×
• Total profit: $142,876
• Equity at exit: $22,912

Cash invested: $74,200 (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: 15.3×

Monthly cashflow live

• Estimated rent: $4,319 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$97 /mo · $1,161/yr
• Insurance: −$110
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$907
• Net cashflow: $1,749

Break-even live

Break-even rent $2,105

Max offer price $265,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,899	-5% $1,824	+0% $1,749	+5% $1,674	+10% $1,599
Rent	-10% $1,407	-5% $1,578	+0% $1,749	+5% $1,919	+10% $2,090
Rate	-1.0pp $1,882	-0.5pp $1,816	base $1,749	+0.5pp $1,680	+1.0pp $1,610

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,320
Total (3 units)			$4,319

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2317 N Rampart St Unit 1272378P New Orleans, LA	3.0–6.0	2.0–4.0	1581	$8,133	$5.14	5d	2	1.11mi

Listing history 32 events

1. 2026-06-21
   days on market $265,000 Active 161 DOM
2. 2026-06-18
   days on market $265,000 Active 158 DOM
3. 2026-06-17
   days on market $265,000 Active 157 DOM
4. 2026-06-16
   days on market $265,000 Active 156 DOM
5. 2026-06-15
   days on market $265,000 Active 155 DOM
6. 2026-06-13
   days on market $265,000 Active 153 DOM
7. 2026-06-10
   days on market $265,000 Active 150 DOM
8. 2026-06-09
   days on market $265,000 Active 149 DOM
9. 2026-06-08
   days on market $265,000 Active 148 DOM
10. 2026-06-07
    days on market $265,000 Active 147 DOM
11. 2026-06-05
    days on market $265,000 Active 144 DOM
12. 2026-06-03
    days on market $265,000 Active 143 DOM
13. 2026-06-02
    days on market $265,000 Active 142 DOM
14. 2026-06-01
    days on market $265,000 Active 141 DOM
15. 2026-05-31
    days on market $265,000 Active 140 DOM
16. 2026-05-17
    price $265,000 342-char remark

    Show marketing remark (350 chars)

    Income Producing Tri-plex in demand area, near to French Quarter, Fairgrounds, bus lines, shopping areas, restaurants, some rents are low for location, long term tenant. Tenants pay electric & gas all units. Owner pays water for 2 upstairs units. 4 bedroom downstairs pays own water. Roof one year old. Tenant occupied units need 24 hrs to show

17. 2026-05-17
    price $265,000 350-char remark

    Show marketing remark (350 chars)

    Income Producing Tri-plex in demand area, near to French Quarter, Fairgrounds, bus lines, shopping areas, restaurants, some rents are low for location, long term tenant. Tenants pay electric & gas all units. Owner pays water for 2 upstairs units. 4 bedroom downstairs pays own water. Roof one year old. Tenant occupied units need 24 hrs to show

18. 2026-02-02
    price $284,900 342-char remark

    Show marketing remark (342 chars)

    Income Producing Tri-plex in demand area,near to French Quarter,Fairgrounds,bus lines, shopping areas,restaurants, some rents are low for location, long term tenant.Tenants pay electric & gas all units. Owner pays water for 2 upstairs units.4 bedroom downstairs pays own water. Roof one year old. Tenant occupied units need 24 hrs to show

19. 2026-01-30
    price $284,900 350-char remark

    Show marketing remark (350 chars)

    Income Producing Tri-plex in demand area, near to French Quarter, Fairgrounds, bus lines, shopping areas, restaurants, some rents are low for location, long term tenant. Tenants pay electric & gas all units. Owner pays water for 2 upstairs units. 4 bedroom downstairs pays own water. Roof one year old. Tenant occupied units need 24 hrs to show

20. 2026-01-08
    listed $289,900 Active 342-char remark

    Show marketing remark (350 chars)

    Income Producing Tri-plex in demand area, near to French Quarter, Fairgrounds, bus lines, shopping areas, restaurants, some rents are low for location, long term tenant. Tenants pay electric & gas all units. Owner pays water for 2 upstairs units. 4 bedroom downstairs pays own water. Roof one year old. Tenant occupied units need 24 hrs to show

21. 2026-01-08
    listed $289,900 Active 350-char remark

    Show marketing remark (350 chars)

    Income Producing Tri-plex in demand area, near to French Quarter, Fairgrounds, bus lines, shopping areas, restaurants, some rents are low for location, long term tenant. Tenants pay electric & gas all units. Owner pays water for 2 upstairs units. 4 bedroom downstairs pays own water. Roof one year old. Tenant occupied units need 24 hrs to show

22. 2015-06-16
    historical
23. 2015-05-13
    listed $147,000 Active
24. 2010-06-02
    listed $159,000
25. 2010-06-02
    listed $168,000
26. 2010-06-02
    listed $168,000
27. 2010-06-02
    listed $159,000
28. 2004-03-12
    soldstatus $138,500
29. 2003-11-07
    listed $140,000
30. 2003-11-07
    listed $140,000
31. 1993-10-28
    soldstatus $15,000
32. 1992-04-02
    soldstatus $20,000

ⓘ 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: $1,161 · $97/mo
• Projected year-2 tax: $1,458 · $121/mo
• Expected delta: +$296/yr (+$25/mo · 25.5%)

ⓘ 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 · 21 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: $51,828
• − Mortgage interest: −$14,844
• − Property taxes: −$1,161
• − Insurance: −$2,122
• − Repairs & maintenance: −$4,146
• − Management: −$4,146
• − Depreciation: −$7,709
• Taxable income: $17,699
• Est. tax owed @ 24.0%: −$4,248
• After-tax cash flow: $16,736/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): 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

+1225.0% since first listed

17 events — show timeline

• 2026-05-17 Price Changed $265,000 AcadianaMLS
• 2026-05-17 Price Changed $265,000 GSREIN
• 2026-02-02 Price Changed $284,900 AcadianaMLS
• 2026-01-30 Price Changed $284,900 GSREIN
• 2026-01-08 Listed $289,900 GSREIN
• 2026-01-08 Listed $289,900 AcadianaMLS
• 2015-06-16 Listing Removed — GSREIN
• 2015-05-13 Listed $147,000 GSREIN
• 2010-06-02 Listed $159,000 GSREIN
• 2010-06-02 Listed $168,000 GSREIN
• 2010-06-02 Listed $168,000 AcadianaMLS
• 2010-06-02 Listed $159,000 AcadianaMLS
• 2004-03-12 Sold (MLS) $138,500 GSREIN
• 2003-11-07 Listed $140,000 GSREIN
• 2003-11-07 Listed $140,000 AcadianaMLS
• 1993-10-28 Sold (Public Records) $15,000 Public Records
• 1992-04-02 Sold (Public Records) $20,000 Public Records

Property tax history

+1.5%/yr

Latest (2026): $1,161 · +1.1% YoY. Source: county tax records.