1874 Industry St · New Orleans, LA 70119

$166,000

3 bd · 2.0 ba · 1,036 sqft · SingleFamily public records · 180 Days on market

Built 1930 3,645 sqft lot $160/sqft · 18% above area Est $201k · 17% under

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Why this score? — see what drove the C 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.8/10.0
• 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

Listing remarks MLS

Precious 4bd/2bth home nestled in the heart of the historic 7th ward district of downtown New Orleans. Just minutes away from the fairgrounds and French Quarter; just 4 blocks from renowned St. Augustine High School and within walking distance to many K-12 schools, this home offers exceptional convenience. Walk to Jazz Fest, Bayou Road, numerous Seventh Ward music venues, and only a 5-minute drive to the French Quarter and top local restaurants, with quick access to Interstate 10! This home features classic New Orleans wrought iron porch railings and iron security doors. Large living room opens to formal dining and spacious kitchen with tons of storage cabinets and counter prep space. Generous primary bedroom has ensuite with walk-in shower and single vanity. Secondary bedrooms offer large closets. Oversized guest bathroom features a tub/shower combo. The 4th bedroom could be used as a second den, office, or playroom. Laminate and tiles floors throughout. Off street parking. Fully fenced yard with shed/workshop. Newer HVAC unit! Roof 15yrs old. New microwave. * Highly motivated Seller, will entertain all offers! * A MUST SEE! Make it yours today!

Key facts

• Spacious kitchen
• Iron security doors
• Large living room

Tags

• HISTORIC 7TH WARD DISTRICT
• IRON SECURITY DOORS
• LARGE LIVING ROOM
• SPACIOUS KITCHEN
• OVERSIZED GUEST BATHROOM
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $166k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (2.4% below list).
• Recommended offer: $146k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 soft (-0.2%/yr); 381 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 37% of the median local income ($53k/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 $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.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $15k; list at $166k implies a 1007% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — 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 $146,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (median comp): $201,181
• List price: $166,000
• Delta: -17.49%
• 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
1744 Duels St	0.21mi	3/1.0	1,141 (+10%)	1mo	$138,000	$121	69
2633 New Orleans St	0.14mi	3/1.0	925 (-11%)	12mo	$45,000	$49	61
2227 D'abadie St	0.59mi	3/2.0	1,080 (+4%)	7mo	$215,000	$199	60
2215 Mandeville St	0.75mi	3/2.0	1,067 (+3%)	3mo	$85,000	$80	58
1714 Aubry St	0.70mi	3/1.0	1,008 (-3%)	3mo	$73,000	$72	56
3868 Pauger St	0.46mi	2/1.0 (-1)	1,012 (-2%)	15mo	$195,000	$193	53
2037 Saint Anthony St	0.58mi	2/1.0 (-1)	960 (-7%)	4mo	$126,000	$131	48
2436 Republic St	0.40mi	2/2.5 (-1)	1,157 (+12%)	8mo	$258,000	$223	48
1667 Treasure St	0.39mi	2/1.5 (-1)	1,183 (+14%)	8mo	$50,000	$42	44
2116 New Orleans St	0.51mi	2/2.0 (-1)	1,156 (+12%)	15mo	$90,000	$78	39
1714 N Broad St	0.58mi	2/3.0 (-1)	912 (-12%)	10mo	$245,000	$269	35
3400 Mandeville St	0.72mi	2/1.0 (-1)	920 (-11%)	9mo	$65,025	$71	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: -13.1%
• Equity multiple: 0.54×
• Total profit: $-21,320
• Equity at exit: $24,751

10-year hold

• IRR: -9.5%
• Equity multiple: 0.49×
• Total profit: $-23,595
• Equity at exit: $14,353

Cash invested: $46,480 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,620 high
• Mortgage (P&I): −$871
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $162

Break-even live

Break-even rent $1,415

Max offer price $166,000

Occupancy floor 85%

Sensitivity live

Price	-10% $256	-5% $209	+0% $162	+5% $115	+10% $68
Rent	-10% $34	-5% $98	+0% $162	+5% $226	+10% $290
Rate	-1.0pp $246	-0.5pp $204	base $162	+0.5pp $119	+1.0pp $75

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: $41,500
• Closing costs: $4,980
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1922 Industry St Unit B New Orleans, LA	2.0	2.0	963	$1,325	$1.38	2d	1	0.08mi
1933 Industry St New Orleans, LA	3.0	2.0	1400	$1,595	$1.14	16d	1	0.10mi
2817 Annette St New Orleans, LA	3.0	1.0	1100	$1,350	$1.23	24d	1	0.12mi
1996 Hope St New Orleans, LA	3.0	1.0	910	$1,550	$1.70	4d	1	0.13mi
2338 40 Annette St New Orleans, LA	3.0	1.0	1150	$1,385	$1.20	21d	1	0.17mi
2175 N Broad St New Orleans, LA	2.0	1.0	1500	$1,500	$1.00	16d	1	0.19mi
1739 Duels St New Orleans, LA	2.0	1.0	768	$1,450	$1.89	24d	1	0.19mi
2130 N Broad St Unit 1A New Orleans, LA	2.0	1.0	925	$1,500	$1.62	24d	1	0.19mi
1737 Duels St New Orleans, LA	2.0	1.0	768	$1,450	$1.89	24d	1	0.20mi
2310 George Nick Connor Dr New Orleans, LA	3.0	2.0	1050	$1,600	$1.52	24d	1	0.22mi
2048 Florida Ave New Orleans, LA	2.0	1.0	1200	$2,000	$1.67	18d	1	0.26mi
2514 Saint Anthony St New Orleans, LA	2.0	1.0	850	$1,500	$1.76	3d	1	0.29mi
2514 Saint Anthony St New Orleans, LA	2.0	1.0	850	$1,500	$1.76	4d	1	0.29mi
2510 Saint Anthony St New Orleans, LA	2.0	1.0	850	$1,500	$1.76	3d	1	0.29mi
2510 Saint Anthony St New Orleans, LA	2.0	1.0	850	$1,500	$1.76	4d	1	0.29mi
1868 Benefit St New Orleans, LA	2.0	1.0	700	$1,100	$1.57	24d	1	0.29mi
1816 Benefit St New Orleans, LA	2.0	1.0	1148	$1,300	$1.13	16d	1	0.29mi
2741 Bruxelles St New Orleans, LA	2.0	1.0	732	$1,500	$2.05	4d	1	0.31mi
2741 Bruxelles St New Orleans, LA	2.0	1.0	732	$1,500	$2.05	3d	1	0.31mi
3021 Republic St New Orleans, LA	4.0	2.0	1125	$2,200	$1.96	24d	1	0.32mi
2432 Saint Anthony St New Orleans, LA	2.0	1.0	768	$1,300	$1.69	15d	1	0.32mi
2434 Saint Anthony St New Orleans, LA	2.0	1.0	768	$1,300	$1.69	15d	1	0.33mi
2338 Annette St Unit 1 New Orleans, LA	3.0	1.0	1150	$1,400	$1.22	20d	1	0.35mi
2910 Bruxelles St New Orleans, LA	3.0	2.0	1074	$1,600	$1.49	4d	1	0.36mi
3023 Bruxelles St New Orleans, LA	3.0	1.0	960	$2,200	$2.29	15d	1	0.37mi
2817 Paris Ave New Orleans, LA	3.0	1.0	1018	$1,700	$1.67	21d	1	0.38mi
3110 Pauger St New Orleans, LA	2.0	2.0	992	$1,300	$1.31	24d	1	0.39mi
2305 A P Tureaud Ave Unit 2307 A P Tureaud New Orleans, LA	3.0	2.0	700	$2,112	$3.02	24d	1	0.39mi
2311 Saint Anthony St Unit 1A New Orleans, LA	2.0	1.0	1100	$1,450	$1.32	24d	1	0.43mi
2311 Saint Anthony St Unit 1B New Orleans, LA	2.0	1.0	750	$1,350	$1.80	24d	1	0.43mi
2152 Abundance St Unit 2152 New Orleans, LA	3.0	2.0	1100	$1,599	$1.45	4d	1	0.43mi
2152 Abundance St Unit A New Orleans, LA	3.0	1.0	800	$1,599	$2.00	4d	1	0.43mi
2239 Saint Anthony St New Orleans, LA	2.0	1.0	900	$1,100	$1.22	24d	1	0.45mi
1818 Paul Morphy St Unit B New Orleans, LA	3.0	2.0	1065	$1,800	$1.69	24d	1	0.45mi
2913 St Bernard Ave Unit A New Orleans, LA	2.0	1.0	1000	$1,700	$1.70	24d	1	0.46mi
1506 Treasure St Unit 1506 New Orleans, LA	2.0	1.0	1000	$1,500	$1.50	24d	1	0.48mi
3400 Havana St New Orleans, LA	2.0	2.0	1000	$1,500	$1.50	24d	1	0.49mi
3420 Annette St New Orleans, LA	2.0	1.0	900	$1,200	$1.33	3d	1	0.49mi
2632 Oreilly St New Orleans, LA	3.0	1.5	950	$1,450	$1.53	24d	1	0.49mi
1776 N Miro St New Orleans, LA	2.0	1.0	700	$1,100	$1.57	24d	1	0.50mi

Listing history 13 events

1. 2026-06-10
   days on market $166,000 Active 180 DOM
2. 2026-06-09
   days on market $166,000 Active 179 DOM
3. 2026-06-08
   days on market $166,000 Active 178 DOM
4. 2026-06-07
   days on market $166,000 Active 177 DOM
5. 2026-06-05
   days on market $166,000 Active 174 DOM
6. 2026-06-03
   days on market $166,000 Active 173 DOM
7. 2026-06-02
   days on market $166,000 Active 172 DOM
8. 2026-06-01
   days on market $166,000 Active 171 DOM
9. 2026-05-31
   days on market $166,000 Active 170 DOM
10. 2025-12-12
    listed $166,000 Active 1166-char remark

    Show marketing remark (1162 chars)

    Precious 4bd/2bth home nestled in the heart of the historic 7th ward district of downtown New Orleans. Just minutes away from the fairgrounds and French Quarter; just 4 blocks from renowned St. Augustine High School and within walking distance to many K-12 schools, this home offers exceptional convenience. Walk to Jazz Fest, Bayou Road, numerous Seventh Ward music venues, and only a 5-minute drive to the French Quarter and top local restaurants, with quick access to Interstate 10! This home features classic New Orleans wrought iron porch railings and iron security doors. Large living room opens to formal dining and spacious kitchen with tons of storage cabinets and counter prep space. Generous primary bedroom has ensuite with walk-in shower and single vanity. Secondary bedrooms offer large closets. Oversized guest bathroom features a tub/shower combo. The 4th bedroom could be used as a second den, office, or playroom. Laminate and tiles floors throughout. Off street parking. Fully fenced yard with shed/workshop. Newer HVAC unit! Roof 15yrs old. New microwave. *Highly motivated Seller, will entertain all offers!* A MUST SEE! Make it yours today!

11. 2025-12-12
    listed $166,000 Active 1162-char remark

    Show marketing remark (1162 chars)

    Precious 4bd/2bth home nestled in the heart of the historic 7th ward district of downtown New Orleans. Just minutes away from the fairgrounds and French Quarter; just 4 blocks from renowned St. Augustine High School and within walking distance to many K-12 schools, this home offers exceptional convenience. Walk to Jazz Fest, Bayou Road, numerous Seventh Ward music venues, and only a 5-minute drive to the French Quarter and top local restaurants, with quick access to Interstate 10! This home features classic New Orleans wrought iron porch railings and iron security doors. Large living room opens to formal dining and spacious kitchen with tons of storage cabinets and counter prep space. Generous primary bedroom has ensuite with walk-in shower and single vanity. Secondary bedrooms offer large closets. Oversized guest bathroom features a tub/shower combo. The 4th bedroom could be used as a second den, office, or playroom. Laminate and tiles floors throughout. Off street parking. Fully fenced yard with shed/workshop. Newer HVAC unit! Roof 15yrs old. New microwave. *Highly motivated Seller, will entertain all offers!* A MUST SEE! Make it yours today!

12. 2025-02-15
    listed $166,000 Active
13. 1994-03-21
    soldstatus $15,000

ⓘ 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: $1,337 · $111/mo
• Projected year-2 tax: $1,337 · $111/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 · 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: $19,438
• − Mortgage interest: −$9,299
• − Property taxes: −$1,337
• − Insurance: −$1,628
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$4,829
• Taxable loss: −$765
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $2,128/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

+1006.7% since first listed

4 events — show timeline

• 2025-12-12 Listed $166,000 AcadianaMLS
• 2025-12-12 Listed $166,000 GSREIN
• 2025-02-15 Listed $166,000 AcadianaMLS
• 1994-03-21 Sold (Public Records) $15,000 Public Records

Property tax history

+2.7%/yr

Latest (2026): $1,337 · +1.1% YoY. Source: county tax records.