1824 Oretha Castle Haley Blvd #104 · New Orleans, LA 70113

$149,000

1 bd · 1.0 ba · 700 sqft · Condo · 192 Days on market

Built 1925 Excellent condition $213/sqft · 42% below area Est $258k · 42% under $250/mo HOA · 19% of rent

---

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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.6/30.0
• Condition / age +5.0/5.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Schools +1.8/10.0
• DSCR +0.9/10.0

Listing remarks MLS

Stop paying rent and start building your own equity! This newly renovated ground-floor condominium on Oretha Castle Haley Blvd makes homeownership a reality. Qualified buyers can take advantage of $0 down payment options, up to a 20% down payment grant, and a $5,000 closing cost credit. The interior features a sleek, modern open-concept layout complemented by natural light from two large bay windows. The kitchen is updated with granite countertops and soft-close cabinetry—plus, the seller will install brand-new stainless steel appliances upon an accepted offer! Why rent when you can own? Schedule your tour today and see how easy homeownership can be!

Key facts

• Soft-close cabinetry
• Granite countertops
• Open-concept layout

Tags

• GROUND-FLOOR CONDOMINIUM
• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• SOFT-CLOSE CABINETRY
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $149k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-310 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (30.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (12.0% below list).
• Recommended offer: $104k (30.1% 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 rising fast (+6.0%/yr); 156 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 40% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Orleans County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $104,079 (30.1% 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 192 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 4.33%
• Cash-on-cash: -7.02%
• DSCR: 0.69
• GRM: 9.5

CMA / ARV

• ARV (median comp): $257,669
• List price: $149,000
• Delta: -42.17%
• 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
2100 St Charles Ave Unit 3A	0.28mi	1/1.0	750 (+7%)	1mo	$195,000	$260	74
1765 Coliseum St #407	0.41mi	1/1.0	655 (-6%)	1mo	$250,000	$382	70
2726 Prytania St #8	0.62mi	1/1.0	692 (-1%)	2mo	$225,000	$325	68
334 Carondelet St #410	1.05mi	1/1.0	683 (-2%)	1mo	$280,000	$410	60
330 Julia St #317	0.96mi	1/1.0	760 (+9%)	1mo	$247,000	$325	50
1629 Washington Ave #208	0.56mi	1/1.0	562 (-20%)	2mo	$195,000	$347	47
1020 General Taylor St #1020	1.36mi	1/1.0	772 (+10%)	1mo	$327,500	$424	47
920 Poeyfarre St #132	0.77mi	1/1.5	857 (+22%)	0mo	$244,200	$285	38
3000 St Charles Ave #208	0.77mi	1/1.5	800 (+14%)	2mo	$193,500	$242	38
2317 Seminole Pl	0.91mi	2/1.0 (+1)	828 (+18%)	2mo	$97,000	$117	33
760 Magazine St #303	0.90mi	2/1.0 (+1)	829 (+18%)	2mo	$285,000	$344	33
3601 Camp St #301	1.23mi	2/2.0 (+1)	835 (+19%)	2mo	$350,000	$419	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 5.98% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.57×
• Total profit: $65,639
• Equity at exit: $134,231

10-year hold

• IRR: 18.5%
• Equity multiple: 6.24×
• Total profit: $218,536
• Equity at exit: $289,474

Cash invested: $41,720 (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 →

Active competition Active MLS

• For sale now: 6 active · 6 under contract
• Median asking: $236,750 ($372/sqft)
• Median days on market: 119 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -0.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70113

• Rents YoY: 6.0%
• Active inventory: 156
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$250
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-310

Break-even live

Break-even rent $1,704

Max offer price $104,079

Occupancy floor —

Sensitivity live

Price	-10% $-207	-5% $-259	+0% $-310	+5% $-362	+10% $-413
Rent	-10% $-414	-5% $-362	+0% $-310	+5% $-259	+10% $-207
Rate	-1.0pp $-235	-0.5pp $-273	base $-310	+0.5pp $-349	+1.0pp $-388

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: $37,250
• Closing costs: $4,470
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2103 Baronne St Apt 1D New Orleans, LA	2.0	1.0	615	$1,450	$2.36	52d	1	0.08mi
1709 Saint Andrew St Unit 1D New Orleans, LA	1.0	1.0	422	$1,100	$2.61	32d	1	0.12mi
1711 Saint Andrew St Unit 1B New Orleans, LA	1.0	1.0	422	$1,100	$2.61	63d	1	0.12mi
1711 Saint Andrew St Apt A1 New Orleans, LA	1.0	1.0	422	$1,100	$2.61	32d	1	0.12mi
2115 Danneel St Unit 201 New Orleans, LA	1.0	1.0	377	$1,150	$3.05	26d	1	0.13mi
2115 Danneel St Unit 102 New Orleans, LA	—	1.0	377	$900	$2.39	20d	1	0.13mi
1643 Josephine St New Orleans, LA	1.0–3.0	1.5–2.0	896	$1,649	$1.84	16d	21	0.17mi
1824 Martin Luther King Junior Blvd Unit A New Orleans, LA	2.0	1.0	700	$1,400	$2.00	72d	1	0.24mi
1824 Martin Luther King Junior Blvd Unit A New Orleans, LA	1.0	1.0	600	$1,300	$2.17	16d	1	0.24mi
2127 Simon Bolivar Ave New Orleans, LA	2.0	1.0	625	$1,800	$2.88	66d	1	0.25mi
2100 Saint Charles Ave New Orleans, LA	1.0–2.0	1.5–2.0	1077	$1,750	$1.62	52d	2	0.27mi
2233 Saint Charles Ave New Orleans, LA	1.0	1.0–2.0	626	$2,333	$3.72	31d	1	0.28mi
1532 Saint Andrew St #302 New Orleans, LA	1.0	1.0	556	$1,750	$3.15	16d	1	0.29mi
2013 S Liberty St Apt 202 New Orleans, LA	2.0	1.0	750	$1,075	$1.43	61d	1	0.29mi
2013 S Liberty St Unit 304 New Orleans, LA	2.0	1.0	700	$1,050	$1.50	27d	1	0.29mi
1426 Carondelet St Unit G New Orleans, LA	2.0	1.0	750	$1,500	$2.00	25d	1	0.30mi
1426 Carondelet St Unit E New Orleans, LA	2.0	1.0	700	$1,675	$2.39	25d	1	0.30mi
2255 Saint Charles Ave Unit 207 New Orleans, LA	1.0	1.0	750	$1,395	$1.86	66d	1	0.31mi
1524 Euterpe St New Orleans, LA	1.0	1.0	650	$1,600	$2.46	63d	1	0.31mi
1321 S Rampart St Unit 201 New Orleans, LA	1.0	1.0	690	$1,300	$1.88	20d	1	0.34mi
2001 Reverend John Raphael Junior Way Unit 2003 New Orleans, LA	1.0	1.0	750	$1,175	$1.57	70d	1	0.34mi
2003 Rev John Raphael Jr Way New Orleans, LA	1.0	1.0	750	$1,175	$1.57	72d	1	0.35mi
2124 Reverend John Raphael Junior Way Unit B New Orleans, LA	1.0	1.0	511	$1,150	$2.25	41d	1	0.35mi
2135 2nd St New Orleans, LA	1.0	1.0	580	$1,200	$2.07	52d	3	0.36mi
1522 Melpomene St New Orleans, LA	1.0	1.0	550	$1,300	$2.36	32d	1	0.37mi
2429 Josephine St New Orleans, LA	1.0	1.0	600	$950	$1.58	32d	1	0.37mi
2429 Josephine St New Orleans, LA	1.0	1.0	600	$950	$1.58	72d	1	0.37mi
1629 Second St Unit UPM New Orleans, LA	1.0	1.0	495	$1,200	$2.42	61d	1	0.38mi
1427 Saint Mary St Unit D New Orleans, LA	1.0	1.0	500	$1,350	$2.70	27d	1	0.38mi
1306 Simon Bolivar Ave Unit 1/2 New Orleans, LA	1.0	1.0	500	$1,200	$2.40	52d	1	0.39mi
1527 Reverend John Raphael Junior Way Unit A New Orleans, LA	1.0	1.0	700	$1,175	$1.68	61d	1	0.39mi
1527 Reverend John Raphael Junior Way Unit A New Orleans, LA	1.0	1.0	700	$1,175	$1.68	52d	1	0.39mi
1783 Coliseum St Unit R New Orleans, LA	—	1.0	412	$1,000	$2.43	72d	1	0.41mi
2329 Felicity St New Orleans, LA	1.0	1.0	717	$1,100	$1.53	39d	1	0.42mi
2329 Felicity St New Orleans, LA	1.0	1.0	717	$1,175	$1.64	72d	1	0.42mi
1637 Third St Apt 2 New Orleans, LA	2.0	1.0	580	$1,500	$2.59	46d	1	0.42mi
1637 Third St Apt 2 New Orleans, LA	2.0	1.0	580	$1,500	$2.59	30d	1	0.42mi
2601 Carondelet St Unit D New Orleans, LA	1.0	1.0	500	$1,050	$2.10	16d	1	0.44mi
2601 Carondelet St Unit D New Orleans, LA	1.0	1.0	500	$1,050	$2.10	32d	1	0.44mi
1315 Saint Andrew St Unit 103 New Orleans, LA	2.0	1.0	700	$1,425	$2.04	16d	1	0.45mi

HOA detail $250/mo · $3,000/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $149,000 Active 192 DOM
2. 2026-08-07
   days on market $149,000 Active 191 DOM
3. 2026-08-06
   days on market $149,000 Active 190 DOM
4. 2026-08-05
   days on market $149,000 Active 189 DOM
5. 2026-08-04
   days on market $149,000 Active 188 DOM
6. 2026-08-03
   days on market $149,000 Active 187 DOM
7. 2026-07-31
   days on market $149,000 Active 184 DOM
8. 2026-07-30
   days on market $149,000 Active 182 DOM
9. 2026-07-28
   days on market $149,000 Active 181 DOM
10. 2026-07-24
    days on market $149,000 Active 177 DOM
11. 2026-07-23
    days on market $149,000 Active 176 DOM
12. 2026-07-22
    days on market $149,000 Active 175 DOM
13. 2026-07-21
    days on market $149,000 Active 174 DOM
14. 2026-07-20
    days on market $149,000 Active 173 DOM
15. 2026-07-18
    days on market $149,000 Active 171 DOM
16. 2026-07-18
    days on market $149,000 Active 170 DOM
17. 2026-07-16
    days on market $149,000 Active 169 DOM
18. 2026-07-15
    days on market $149,000 Active 168 DOM
19. 2026-07-14
    days on market $149,000 Active 167 DOM
20. 2026-07-13
    days on market $149,000 Active 166 DOM
21. 2026-07-13
    days on market $149,000 Active 165 DOM
22. 2026-07-11
    days on market $149,000 Active 164 DOM
23. 2026-07-10
    days on market $149,000 Active 163 DOM
24. 2026-07-09
    days on market $149,000 Active 162 DOM
25. 2026-07-07
    days on market $149,000 Active 160 DOM
26. 2026-07-06
    days on market $149,000 Active 159 DOM
27. 2026-07-06
    days on market $149,000 Active 158 DOM
28. 2026-07-03
    days on market $149,000 Active 156 DOM
29. 2026-07-02
    days on market $149,000 Active 155 DOM
30. 2026-07-01
    days on market $149,000 Active 154 DOM
31. 2026-06-30
    days on market $149,000 Active 153 DOM
32. 2026-06-29
    days on market $149,000 Active 152 DOM
33. 2026-06-28
    days on market $149,000 Active 151 DOM
34. 2026-06-27
    days on market $149,000 Active 150 DOM
35. 2026-06-27
    days on market $149,000 Active 149 DOM
36. 2026-06-25
    days on market $149,000 Active 147 DOM
37. 2026-06-22
    days on market $149,000 Active 145 DOM
38. 2026-06-21
    days on market $149,000 Active 144 DOM
39. 2026-06-18
    days on market $149,000 Active 141 DOM
40. 2026-06-17
    days on market $149,000 Active 140 DOM
41. 2026-06-16
    days on market $149,000 Active 139 DOM
42. 2026-06-15
    days on market $149,000 Active 138 DOM
43. 2026-06-13
    days on market $149,000 Active 136 DOM
44. 2026-06-10
    days on market $149,000 Active 133 DOM
45. 2026-06-09
    days on market $149,000 Active 132 DOM
46. 2026-06-08
    days on market $149,000 Active 131 DOM
47. 2026-06-07
    days on market $149,000 Active 130 DOM
48. 2026-06-05
    days on market $149,000 Active 127 DOM
49. 2026-06-03
    days on market $149,000 Active 126 DOM
50. 2026-06-02
    days on market $149,000 Active 125 DOM

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 75% 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,732
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$1,542
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − HOA: −$3,000
• − Depreciation: −$4,335
• Taxable loss: −$6,243
• Est. tax savings @ 24.0%: +$1,498
• After-tax cash flow: $-2,227/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 · 11 photos

Excellent 100/100 None rehab

This newly renovated ground-floor condominium is move-in ready with a sleek, modern open-concept layout and fresh updates.

Value-add opportunities

• Both Install brand-new stainless steel appliances — Enhances appeal and functionality ↑
• Both Add smart home features — Improves convenience and marketability ↑
• Both Add a smart thermostat — Saves energy and attracts buyers ↑

F Composite school gradezoned avg 18/100

Zoned Schools

Elementary Benjamin Franklin Elem. Math And Science F LA #479/646 Nat'l #34,936/41,679 High Mcdonogh #35 College Preparatory School

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

A Composite livability gradescore 81/100

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 · 513,025 people
• City population: 338,817
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 9,387
• Household income: $39,333
• Rent vs Own: 75.4% rent · 24.6% own
• Severe rent burden: 13% of renters

---

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 0.57)
• Race & ethnicity: Black 61% White 20% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 2% Portuguese 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1% Vietnamese 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: ▲ 65.92%
• Current HPI: 229.3968
• Rent YoY: ▲ 5.98%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-01-28 Listed $149,000 AcadianaMLS
• 2026-01-28 Listed $149,000 GSREIN