612 N Rampart St #612 · New Orleans, LA 70112

$225,000

2 bd · 1.0 ba · 941 sqft · Condo · 164 Days on market

Built 1970 Good condition $239/sqft · 46% below area Est $420k · 46% under $327/mo HOA · 17% of rent ↓ 36% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• Appreciation +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• Rent growth +2.7/5.0
• Schools +1.6/10.0
• DSCR +1.3/10.0

Listing remarks MLS

HERE'S THE SWEET SPOT This beautiful, contemporary, and chic ground-floor 2-bedroom, 1-bath condo offers effortless access and everyday comfort in one of New Orleans' most iconic neighborhoods. Inside, enjoy a spacious living and dining area filled with natural light, highlighted by pretty wood floors and clean-lined finishes. The kitchen features granite countertops and stainless appliances, with tile flooring extending through the kitchen, bath, and entry hall. A custom bath and stack washer/dryer add convenience. Step outside and you're just blocks from everything the French Quarter has to offer--world-class dining, music, galleries, and culture. The streetcar stops right outside your front door, making it easy to explore without the car--though you'll love having gated parking for one vehicle, a rare Quarter luxury. Great option as a second home, weekend retreat, or city escape, this condo delivers style, location, and ease. Bonus: The seller is offering $2,500 toward buyer's closing costs and prepaid items for a sale pending on or before February 8, 2026, with a close on or before February 23, 2026. Zoned VCC2

Key facts

• Wood floors
• Ground floor
• Stainless appliances

Tags

• GROUND FLOOR
• SPACIOUS LIVING DINING AREA
• NATURAL LIGHT
• WOOD FLOORS
• GRANITE COUNTERS
• STAINLESS APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-324 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (12.4% below list).
• Recommended offer: $178k (20.8% below list) — sets the bar for cash-flow.

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 flat; 82 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $1,972/mo this rent would consume 122% of the median local household income ($19k/yr) (locally 795% 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 (-1.2%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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 164 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $64k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $178,122 (20.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.88% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.17%
• DSCR: 0.73
• GRM: 9.5

CMA / ARV

• ARV (median comp): $419,867
• List price: $225,000
• Delta: -46.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-1.18% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.32×
• Total profit: $-43,112
• Equity at exit: $52,417

10-year hold

• IRR: -12.3%
• Equity multiple: 0.01×
• Total profit: $-62,367
• Equity at exit: $53,443

Cash invested: $63,000 (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 70112

• Home prices YoY: -0.8%
• Rents YoY: 0.9%
• Active inventory: 82
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,972 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$327
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-324

Break-even live

Break-even rent $2,382

Max offer price $178,122

Occupancy floor —

Sensitivity live

Price	-10% $-168	-5% $-246	+0% $-324	+5% $-402	+10% $-479
Rent	-10% $-480	-5% $-402	+0% $-324	+5% $-246	+10% $-168
Rate	-1.0pp $-211	-0.5pp $-267	base $-324	+0.5pp $-382	+1.0pp $-442

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1022 Toulouse St Unit BC23 New Orleans, LA	2.0	2.0	915	$3,500	$3.83	18d	1	0.08mi
617 Dauphine St #9 New Orleans, LA	2.0	1.0	800	$1,700	$2.12	4d	1	0.12mi
430 Burgundy St New Orleans, LA	2.0	1.0	1000	$2,000	$2.00	25d	1	0.14mi
622 Dauphine St Unit Upper New Orleans, LA	2.0	1.0	800	$1,550	$1.94	25d	1	0.15mi
414 Burgundy St Unit 2 New Orleans, LA	2.0	1.0	1000	$2,200	$2.20	25d	1	0.16mi
1001 Conti St Unit 2B New Orleans, LA	1.0	1.0	600	$1,300	$2.17	5d	1	0.18mi
1026 Dumaine St Unit 3A New Orleans, LA	2.0	1.0	850	$1,250	$1.47	25d	1	0.18mi
1026 Conti St Unit 1 New Orleans, LA	1.0	1.0	720	$1,450	$2.01	25d	1	0.19mi
829 Burgundy St Unit 4 New Orleans, LA	2.0	1.5	750	$1,700	$2.27	25d	1	0.19mi
1014 Dumaine St Unit B New Orleans, LA	1.0	1.5	1100	$3,000	$2.73	45d	1	0.19mi
401 Treme St New Orleans, LA	1.0	1.0	802	$1,312	$1.64	5d	8	0.19mi
936 Conti St #11 New Orleans, LA	2.0	1.5	1070	$2,250	$2.10	25d	1	0.20mi
823 Dauphine St Unit A New Orleans, LA	1.0	1.0	561	$1,900	$3.39	25d	1	0.20mi
823 Dauphine St Unit B New Orleans, LA	1.0	1.0	561	$1,900	$3.39	3d	1	0.20mi
821 Dauphine St Unit C New Orleans, LA	1.0	1.0	1017	$2,500	$2.46	46d	1	0.21mi
1025 Dumaine St Unit 5 New Orleans, LA	2.0	2.0	657	$2,300	$3.50	25d	1	0.21mi
820 Dauphine St New Orleans, LA	1.0	1.0	770	$2,135	$2.77	5d	1	0.24mi
717 Toulouse St Unit 4 New Orleans, LA	1.0	1.0	721	$1,400	$1.94	16d	1	0.26mi
717 Toulouse St Unit 3 New Orleans, LA	1.0	1.0	721	$1,650	$2.29	16d	1	0.26mi
919 Dauphine St Unit 919 New Orleans, LA	1.0	1.0	700	$1,600	$2.29	25d	1	0.27mi
722 Saint Louis St Unit 100 New Orleans, LA	1.0	1.0	980	$1,950	$1.99	5d	1	0.27mi
707 Toulouse St Unit C New Orleans, LA	1.0	1.0	550	$1,050	$1.91	25d	1	0.27mi
707 Toulouse St Unit C New Orleans, LA	1.0	1.0	550	$1,025	$1.86	5d	1	0.27mi
707 Toulouse St Unit C New Orleans, LA	1.0	1.0	550	$1,025	$1.86	3d	1	0.27mi
237 Dauphine St Unit 7 New Orleans, LA	2.0	2.0	1090	$2,350	$2.16	4d	1	0.27mi
918 Dauphine St Unit 5 New Orleans, LA	2.0	1.0	870	$1,900	$2.18	25d	1	0.27mi
918 Dauphine St Unit 1 New Orleans, LA	2.0	1.0	1040	$2,000	$1.92	25d	1	0.27mi
710 Orleans St Unit C New Orleans, LA	1.0	1.0	950	$1,995	$2.10	5d	1	0.27mi
629 Royal St Unit A New Orleans, LA	1.0	1.0	1038	$2,195	$2.11	5d	1	0.28mi
629 Royal St Unit C New Orleans, LA	1.0	1.0	927	$2,350	$2.54	25d	1	0.28mi
933 Dauphine St Unit A New Orleans, LA	1.0	1.0	690	$1,500	$2.17	25d	1	0.28mi
740 Dumaine St New Orleans, LA	1.0	1.0	550	$1,775	$3.23	25d	1	0.29mi
713 Saint Ann St Unit 2C New Orleans, LA	1.0	1.0	760	$1,995	$2.62	25d	1	0.29mi
939 Iberville St New Orleans, LA	1.0–3.0	1.0	1502	$3,100	$2.06	13d	7	0.30mi
810 Bienville St New Orleans, LA	1.0–3.0	1.0–2.0	995	$2,058	$2.07	5d	9	0.30mi
1030 Burgundy St Unit Back House New Orleans, LA	2.0	2.0	850	$2,500	$2.94	19d	1	0.32mi
808 N Robertson St Unit B New Orleans, LA	1.0	1.0	650	$1,050	$1.62	25d	1	0.33mi
1201 Canal St New Orleans, LA	1.0–2.0	1.0–2.0	791	$2,000	$2.53	5d	3	0.33mi
841 Royal St Unit 2A New Orleans, LA	2.0	2.0	1100	$3,500	$3.18	5d	1	0.33mi
1041 Ursulines Ave Unit 104 New Orleans, LA	1.0	1.0	787	$1,790	$2.27	5d	1	0.34mi

HOA detail condo

• Monthly dues: $327 · $3,924/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-21
   days on market $225,000 Active 164 DOM
2. 2026-06-18
   days on market $225,000 Active 161 DOM
3. 2026-06-17
   days on market $225,000 Active 160 DOM
4. 2026-06-16
   pricedays on market $225,000 Active 159 DOM
5. 2026-06-15
   days on market $250,000 Active 158 DOM
6. 2026-06-13
   days on market $250,000 Active 156 DOM
7. 2026-06-10
   days on market $250,000 Active 153 DOM
8. 2026-06-09
   days on market $250,000 Active 152 DOM
9. 2026-06-08
   days on market $250,000 Active 151 DOM
10. 2026-06-07
    days on market $250,000 Active 150 DOM
11. 2026-06-05
    days on market $250,000 Active 147 DOM
12. 2026-06-03
    days on market $250,000 Active 146 DOM
13. 2026-06-02
    days on market $250,000 Active 145 DOM
14. 2026-06-01
    days on market $250,000 Active 144 DOM
15. 2026-05-31
    days on market $250,000 Active 143 DOM
16. 2026-05-06
    price $250,000 1132-char remark

    Show marketing remark (1166 chars)

    HERE'S THE SWEET SPOT This beautiful, contemporary, and chic ground-floor 2-bedroom, 1-bath condo offers effortless access and everyday comfort in one of New Orleans’ most iconic neighborhoods. Inside, enjoy a spacious living and dining area filled with natural light, highlighted by pretty wood floors and clean-lined finishes. The kitchen features granite countertops and stainless appliances, with tile flooring extending through the kitchen, bath, and entry hall. A custom bath and stack washer/dryer add convenience. Step outside and you’re just blocks from everything the French Quarter has to offer—world-class dining, music, galleries, and culture. The streetcar stops right outside your front door, making it easy to explore without the car—though you’ll love having gated parking for one vehicle, a rare Quarter luxury. Great option as a second home, weekend retreat, or city escape, this condo delivers style, location, and ease. Bonus: The seller is offering $2,500 toward buyer’s closing costs and prepaid items for a sale pending on or before February 8, 2026, with a close on or before February 23, 2026. Zoned VCC2

17. 2026-05-06
    price $250,000 1166-char remark

    Show marketing remark (1166 chars)

    HERE'S THE SWEET SPOT This beautiful, contemporary, and chic ground-floor 2-bedroom, 1-bath condo offers effortless access and everyday comfort in one of New Orleans’ most iconic neighborhoods. Inside, enjoy a spacious living and dining area filled with natural light, highlighted by pretty wood floors and clean-lined finishes. The kitchen features granite countertops and stainless appliances, with tile flooring extending through the kitchen, bath, and entry hall. A custom bath and stack washer/dryer add convenience. Step outside and you’re just blocks from everything the French Quarter has to offer—world-class dining, music, galleries, and culture. The streetcar stops right outside your front door, making it easy to explore without the car—though you’ll love having gated parking for one vehicle, a rare Quarter luxury. Great option as a second home, weekend retreat, or city escape, this condo delivers style, location, and ease. Bonus: The seller is offering $2,500 toward buyer’s closing costs and prepaid items for a sale pending on or before February 8, 2026, with a close on or before February 23, 2026. Zoned VCC2

18. 2026-04-08
    price $269,000 1132-char remark

    Show marketing remark (1132 chars)

    HERE'S THE SWEET SPOT This beautiful, contemporary, and chic ground-floor 2-bedroom, 1-bath condo offers effortless access and everyday comfort in one of New Orleans' most iconic neighborhoods. Inside, enjoy a spacious living and dining area filled with natural light, highlighted by pretty wood floors and clean-lined finishes. The kitchen features granite countertops and stainless appliances, with tile flooring extending through the kitchen, bath, and entry hall. A custom bath and stack washer/dryer add convenience. Step outside and you're just blocks from everything the French Quarter has to offer--world-class dining, music, galleries, and culture. The streetcar stops right outside your front door, making it easy to explore without the car--though you'll love having gated parking for one vehicle, a rare Quarter luxury. Great option as a second home, weekend retreat, or city escape, this condo delivers style, location, and ease. Bonus: The seller is offering $2,500 toward buyer's closing costs and prepaid items for a sale pending on or before February 8, 2026, with a close on or before February 23, 2026. Zoned VCC2

19. 2026-04-07
    price $269,000 1166-char remark

    Show marketing remark (1166 chars)

    HERE'S THE SWEET SPOT This beautiful, contemporary, and chic ground-floor 2-bedroom, 1-bath condo offers effortless access and everyday comfort in one of New Orleans’ most iconic neighborhoods. Inside, enjoy a spacious living and dining area filled with natural light, highlighted by pretty wood floors and clean-lined finishes. The kitchen features granite countertops and stainless appliances, with tile flooring extending through the kitchen, bath, and entry hall. A custom bath and stack washer/dryer add convenience. Step outside and you’re just blocks from everything the French Quarter has to offer—world-class dining, music, galleries, and culture. The streetcar stops right outside your front door, making it easy to explore without the car—though you’ll love having gated parking for one vehicle, a rare Quarter luxury. Great option as a second home, weekend retreat, or city escape, this condo delivers style, location, and ease. Bonus: The seller is offering $2,500 toward buyer’s closing costs and prepaid items for a sale pending on or before February 8, 2026, with a close on or before February 23, 2026. Zoned VCC2

20. 2026-04-07
    price $279,000 1132-char remark

    Show marketing remark (1166 chars)

    HERE'S THE SWEET SPOT This beautiful, contemporary, and chic ground-floor 2-bedroom, 1-bath condo offers effortless access and everyday comfort in one of New Orleans’ most iconic neighborhoods. Inside, enjoy a spacious living and dining area filled with natural light, highlighted by pretty wood floors and clean-lined finishes. The kitchen features granite countertops and stainless appliances, with tile flooring extending through the kitchen, bath, and entry hall. A custom bath and stack washer/dryer add convenience. Step outside and you’re just blocks from everything the French Quarter has to offer—world-class dining, music, galleries, and culture. The streetcar stops right outside your front door, making it easy to explore without the car—though you’ll love having gated parking for one vehicle, a rare Quarter luxury. Great option as a second home, weekend retreat, or city escape, this condo delivers style, location, and ease. Bonus: The seller is offering $2,500 toward buyer’s closing costs and prepaid items for a sale pending on or before February 8, 2026, with a close on or before February 23, 2026. Zoned VCC2

21. 2026-04-07
    price $279,000 1166-char remark

    Show marketing remark (1166 chars)

    HERE'S THE SWEET SPOT This beautiful, contemporary, and chic ground-floor 2-bedroom, 1-bath condo offers effortless access and everyday comfort in one of New Orleans’ most iconic neighborhoods. Inside, enjoy a spacious living and dining area filled with natural light, highlighted by pretty wood floors and clean-lined finishes. The kitchen features granite countertops and stainless appliances, with tile flooring extending through the kitchen, bath, and entry hall. A custom bath and stack washer/dryer add convenience. Step outside and you’re just blocks from everything the French Quarter has to offer—world-class dining, music, galleries, and culture. The streetcar stops right outside your front door, making it easy to explore without the car—though you’ll love having gated parking for one vehicle, a rare Quarter luxury. Great option as a second home, weekend retreat, or city escape, this condo delivers style, location, and ease. Bonus: The seller is offering $2,500 toward buyer’s closing costs and prepaid items for a sale pending on or before February 8, 2026, with a close on or before February 23, 2026. Zoned VCC2

22. 2026-04-07
    price $269,000 1132-char remark

    Show marketing remark (1166 chars)

    HERE'S THE SWEET SPOT This beautiful, contemporary, and chic ground-floor 2-bedroom, 1-bath condo offers effortless access and everyday comfort in one of New Orleans’ most iconic neighborhoods. Inside, enjoy a spacious living and dining area filled with natural light, highlighted by pretty wood floors and clean-lined finishes. The kitchen features granite countertops and stainless appliances, with tile flooring extending through the kitchen, bath, and entry hall. A custom bath and stack washer/dryer add convenience. Step outside and you’re just blocks from everything the French Quarter has to offer—world-class dining, music, galleries, and culture. The streetcar stops right outside your front door, making it easy to explore without the car—though you’ll love having gated parking for one vehicle, a rare Quarter luxury. Great option as a second home, weekend retreat, or city escape, this condo delivers style, location, and ease. Bonus: The seller is offering $2,500 toward buyer’s closing costs and prepaid items for a sale pending on or before February 8, 2026, with a close on or before February 23, 2026. Zoned VCC2

23. 2026-04-07
    price $269,000 1166-char remark

    Show marketing remark (1166 chars)

    HERE'S THE SWEET SPOT This beautiful, contemporary, and chic ground-floor 2-bedroom, 1-bath condo offers effortless access and everyday comfort in one of New Orleans’ most iconic neighborhoods. Inside, enjoy a spacious living and dining area filled with natural light, highlighted by pretty wood floors and clean-lined finishes. The kitchen features granite countertops and stainless appliances, with tile flooring extending through the kitchen, bath, and entry hall. A custom bath and stack washer/dryer add convenience. Step outside and you’re just blocks from everything the French Quarter has to offer—world-class dining, music, galleries, and culture. The streetcar stops right outside your front door, making it easy to explore without the car—though you’ll love having gated parking for one vehicle, a rare Quarter luxury. Great option as a second home, weekend retreat, or city escape, this condo delivers style, location, and ease. Bonus: The seller is offering $2,500 toward buyer’s closing costs and prepaid items for a sale pending on or before February 8, 2026, with a close on or before February 23, 2026. Zoned VCC2

24. 2026-03-09
    price $279,000 1132-char remark

    Show marketing remark (1166 chars)

    HERE'S THE SWEET SPOT This beautiful, contemporary, and chic ground-floor 2-bedroom, 1-bath condo offers effortless access and everyday comfort in one of New Orleans’ most iconic neighborhoods. Inside, enjoy a spacious living and dining area filled with natural light, highlighted by pretty wood floors and clean-lined finishes. The kitchen features granite countertops and stainless appliances, with tile flooring extending through the kitchen, bath, and entry hall. A custom bath and stack washer/dryer add convenience. Step outside and you’re just blocks from everything the French Quarter has to offer—world-class dining, music, galleries, and culture. The streetcar stops right outside your front door, making it easy to explore without the car—though you’ll love having gated parking for one vehicle, a rare Quarter luxury. Great option as a second home, weekend retreat, or city escape, this condo delivers style, location, and ease. Bonus: The seller is offering $2,500 toward buyer’s closing costs and prepaid items for a sale pending on or before February 8, 2026, with a close on or before February 23, 2026. Zoned VCC2

25. 2026-03-09
    price $279,000 1166-char remark

    Show marketing remark (1166 chars)

    HERE'S THE SWEET SPOT This beautiful, contemporary, and chic ground-floor 2-bedroom, 1-bath condo offers effortless access and everyday comfort in one of New Orleans’ most iconic neighborhoods. Inside, enjoy a spacious living and dining area filled with natural light, highlighted by pretty wood floors and clean-lined finishes. The kitchen features granite countertops and stainless appliances, with tile flooring extending through the kitchen, bath, and entry hall. A custom bath and stack washer/dryer add convenience. Step outside and you’re just blocks from everything the French Quarter has to offer—world-class dining, music, galleries, and culture. The streetcar stops right outside your front door, making it easy to explore without the car—though you’ll love having gated parking for one vehicle, a rare Quarter luxury. Great option as a second home, weekend retreat, or city escape, this condo delivers style, location, and ease. Bonus: The seller is offering $2,500 toward buyer’s closing costs and prepaid items for a sale pending on or before February 8, 2026, with a close on or before February 23, 2026. Zoned VCC2

26. 2026-01-07
    listed $289,000 Active 1132-char remark

    Show marketing remark (1166 chars)

    HERE'S THE SWEET SPOT This beautiful, contemporary, and chic ground-floor 2-bedroom, 1-bath condo offers effortless access and everyday comfort in one of New Orleans’ most iconic neighborhoods. Inside, enjoy a spacious living and dining area filled with natural light, highlighted by pretty wood floors and clean-lined finishes. The kitchen features granite countertops and stainless appliances, with tile flooring extending through the kitchen, bath, and entry hall. A custom bath and stack washer/dryer add convenience. Step outside and you’re just blocks from everything the French Quarter has to offer—world-class dining, music, galleries, and culture. The streetcar stops right outside your front door, making it easy to explore without the car—though you’ll love having gated parking for one vehicle, a rare Quarter luxury. Great option as a second home, weekend retreat, or city escape, this condo delivers style, location, and ease. Bonus: The seller is offering $2,500 toward buyer’s closing costs and prepaid items for a sale pending on or before February 8, 2026, with a close on or before February 23, 2026. Zoned VCC2

27. 2026-01-07
    listed $289,000 Active 1166-char remark

    Show marketing remark (1166 chars)

    HERE'S THE SWEET SPOT This beautiful, contemporary, and chic ground-floor 2-bedroom, 1-bath condo offers effortless access and everyday comfort in one of New Orleans’ most iconic neighborhoods. Inside, enjoy a spacious living and dining area filled with natural light, highlighted by pretty wood floors and clean-lined finishes. The kitchen features granite countertops and stainless appliances, with tile flooring extending through the kitchen, bath, and entry hall. A custom bath and stack washer/dryer add convenience. Step outside and you’re just blocks from everything the French Quarter has to offer—world-class dining, music, galleries, and culture. The streetcar stops right outside your front door, making it easy to explore without the car—though you’ll love having gated parking for one vehicle, a rare Quarter luxury. Great option as a second home, weekend retreat, or city escape, this condo delivers style, location, and ease. Bonus: The seller is offering $2,500 toward buyer’s closing costs and prepaid items for a sale pending on or before February 8, 2026, with a close on or before February 23, 2026. Zoned VCC2

28. 2022-12-20
    listed $299,000
29. 2022-08-22
    price $310,000
30. 2022-08-19
    price $325,000
31. 2021-08-12
    price $345,000
32. 2021-03-31
    listed $310,000
33. 2020-04-16
    listed $388,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,665
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − HOA: −$3,924
• − Depreciation: −$6,545
• Taxable loss: −$7,694
• Est. tax savings @ 24.0%: +$1,847
• After-tax cash flow: $-2,041/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained, contemporary 2-bedroom condo in the French Quarter is move-in ready and offers a great location with easy access to dining, music, and culture.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can enhance curb appeal and home value
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and attract more buyers
• Both Adding smart home features — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior and interior walls — Fresh paint can enhance curb appeal and home value ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and attract more buyers ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 3,490
• Household income: $19,395
• Rent vs Own: 90.7% rent · 9.3% own
• Severe rent burden: 795.0

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 0.65)
• Race & ethnicity: Black 48% White 32% Asian 9% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 7% Serbian 2% Romanian 1%
• Foreign-born: 12% · China, Canada
• Languages at home: 87% English-only · Spanish 4% Other Indo-European 3% Chinese 3%

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: ▼ -1.18%
• Current HPI: 149.1655
• Rent YoY: ▲ 0.95%
• 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

-35.6% since first listed

18 events — show timeline

• 2026-05-06 Price Changed $250,000 AcadianaMLS
• 2026-05-06 Price Changed $250,000 GSREIN
• 2026-04-08 Price Changed $269,000 AcadianaMLS
• 2026-04-07 Price Changed $269,000 GSREIN
• 2026-04-07 Price Changed $279,000 AcadianaMLS
• 2026-04-07 Price Changed $279,000 GSREIN
• 2026-04-07 Price Changed $269,000 AcadianaMLS
• 2026-04-07 Price Changed $269,000 GSREIN
• 2026-03-09 Price Changed $279,000 AcadianaMLS
• 2026-03-09 Price Changed $279,000 GSREIN
• 2026-01-07 Listed $289,000 GSREIN
• 2026-01-07 Listed $289,000 AcadianaMLS
• 2022-12-20 Listed $299,000 AcadianaMLS
• 2022-08-22 Price Changed $310,000 GSREIN
• 2022-08-19 Price Changed $325,000 GSREIN
• 2021-08-12 Price Changed $345,000 GSREIN
• 2021-03-31 Listed $310,000 AcadianaMLS
• 2020-04-16 Listed $388,000 AcadianaMLS