4425 27 General Pershing St · New Orleans, LA 70125

$299,000

4 bd · 2.0 ba · 1,782 sqft · MultiFamily public records · 33 Days on market

Built 1943 Est $246k · 22% over

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Why this score? — see what drove the F 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 +11.0/30.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• 1% rule +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

BUILDING HAS BEEN GUTTED TO CEILING. EXPERIENCED 5.5 FEET OF WATER AFTER KATRINA-SEC 8 APPROVED FOR 3 BED RENTAL ON EACH SIDE BEFORE KATRINA. SEC 8 APPROVED RENT WAS $821 PER MONTH. DOUBLE APPRAISED FOR $146K IN SEPT OF 2004. REAR STORAGE BUILDING HAS NOT BEEN GUTTED AND CONTAINS LAUNDRY HOOK UPS - MANY AREAS REQUIRE REPAIR.

Key facts

• Shared backyard
• Built 1943
• Listed 32 days

Tags

• INCOME PRODUCING DOUBLE
• SHARED BACKYARD
• DETACHED LAUNDRY BUILDING
• COMPLETE GUT RENOVATION
• UPDATED ELECTRICAL WIRING
• BRAND NEW WATER LINES

Property features AI

Finance

• Other: Property modified by human (record flagged as human modified)
• Financial info: Multi-unit property with 2 total units
• HOA & community: HOA/community details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-story property; Raised foundation; Wood siding exterior; Asphalt roof; City lot with rectangular shape (31x120)
• Construction: Built with wood siding; Raised foundation; Asphalt roof
• Exterior features: Porch; Shed(s)

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Information on bedroom counts and levels not provided
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Two-unit interior (duplex); Very good condition
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $-550 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (32.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (19.4% below list).
• Recommended offer: $202k (32.5% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 4.3% 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 flat; 219 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,409/mo this rent would consume 47% of the median local household income ($61k/yr) (locally 1270% 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 $9k 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 33 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y ago 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 $185k; list at $299k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $201,766 (32.5% 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 33 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1943 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $245,916
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3229 31 Vincennes Pl	0.18mi	4/2.0	1,620 (-9%)	1mo	$100,000	$62	75
4112 14 Thalia St	0.43mi	4/2.0	1,700 (-5%)	8mo	$235,000	$138	66
3528 30 Toledano St	0.53mi	5/2.0 (+1)	1,700 (-5%)	2mo	$133,000	$78	61
6204 S Rocheblave St	0.41mi	4/4.0	2,000 (+12%)	0mo	$402,500	$201	52
6208 S Rocheblave St	0.41mi	4/4.0	2,000 (+12%)	0mo	$402,500	$201	52
3717 S Johnson St	0.61mi	4/2.0	1,605 (-10%)	7mo	$145,000	$90	49
2708 S Johnson St	0.73mi	4/2.0	1,708 (-4%)	17mo	$12,500	$7	45
2712 14 S Johnson St	0.73mi	4/4.0	1,870 (+5%)	6mo	$246,200	$132	44
7709 11 Sycamore St	0.74mi	4/2.0	1,887 (+6%)	14mo	$445,000	$236	44
2700-2702 S Johnson St	0.74mi	4/3.0	1,600 (-10%)	9mo	$315,000	$197	37
3034 36 Upperline St	0.55mi	3/2.0 (-1)	2,000 (+12%)	14mo	$211,000	$106	37
2900-02 Calhoun St	0.70mi	4/2.0	2,022 (+14%)	13mo	$482,000	$238	34

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -33.2%
• Equity multiple: -0.06×
• Total profit: $-88,614
• Equity at exit: $44,582

10-year hold

• IRR: -60.3%
• Equity multiple: -0.70×
• Total profit: $-142,285
• Equity at exit: $25,852

Cash invested: $83,720 (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 →

ZIP-level market 70125

• Home prices YoY: -16.3%
• Rents YoY: 0.7%
• Active inventory: 219
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,409 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$334 /mo · $4,013/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-550

Break-even live

Break-even rent $3,106

Max offer price $201,766

Occupancy floor —

Sensitivity live

Price	-10% $-381	-5% $-466	+0% $-550	+5% $-635	+10% $-720
Rent	-10% $-741	-5% $-646	+0% $-550	+5% $-455	+10% $-360
Rate	-1.0pp $-400	-0.5pp $-474	base $-550	+0.5pp $-628	+1.0pp $-707

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4400 Elba St New Orleans, LA	3.0	2.0	1600	$1,875	$1.17	24d	1	0.11mi
4403 Elba St New Orleans, LA	3.0	2.0	1400	$1,800	$1.29	4d	1	0.14mi
2117 S Lopez St New Orleans, LA	5.0	2.0	1920	$2,000	$1.04	24d	1	0.14mi
4401 Elba St New Orleans, LA	3.0	2.0	1400	$1,850	$1.32	24d	1	0.14mi
4117 State Street Dr New Orleans, LA	3.0	1.0	1678	$1,550	$0.92	13d	1	0.18mi
3737 Nashville Ave New Orleans, LA	4.0	2.0	2000	$3,400	$1.70	22d	1	0.19mi
1603 S Rendon St New Orleans, LA	3.0	2.0	1329	$1,900	$1.43	21d	1	0.21mi
3636 Upperline St New Orleans, LA	3.0	1.0	1600	$1,975	$1.23	24d	1	0.34mi
4120 Erato St New Orleans, LA	3.0	2.0	2250	$1,750	$0.78	24d	1	0.43mi
4603 S Miro St New Orleans, LA	3.0	2.0	1650	$1,650	$1.00	24d	1	0.44mi
2338 Audubon St New Orleans, LA	3.0	2.0	1935	$2,000	$1.03	4d	1	0.46mi
3180 State Street Dr New Orleans, LA	3.0	2.0	1600	$1,900	$1.19	11d	1	0.47mi
2308 Audubon St New Orleans, LA	4.0	1.5	1480	$3,050	$2.06	17d	1	0.49mi
3514 S Miro St New Orleans, LA	3.0	2.0	1230	$1,950	$1.59	18d	1	0.56mi
2203 Broadway St New Orleans, LA	3.0	2.0	1491	$3,000	$2.01	22d	1	0.57mi
2201 Broadway St Unit 2 New Orleans, LA	4.0	2.0	2000	$3,000	$1.50	45d	1	0.58mi
3350 Jena St New Orleans, LA	3.0	2.5	2200	$2,500	$1.14	45d	1	0.58mi
5417 S Johnson St New Orleans, LA	3.0	3.0	1739	$2,900	$1.67	18d	1	0.60mi
3617 Fourth St Unit A New Orleans, LA	3.0	2.0	1225	$1,995	$1.63	18d	1	0.64mi
7325 Sycamore St New Orleans, LA	4.0	3.0	2500	$2,350	$0.94	24d	1	0.65mi
6326 S Johnson St Unit 1 New Orleans, LA	5.0	2.0	2013	$3,950	$1.96	45d	1	0.67mi
2010 Broadway St New Orleans, LA	4.0	2.0	1600	$2,400	$1.50	24d	1	0.69mi
2606 S Miro St New Orleans, LA	3.0	2.0	1450	$2,016	$1.39	24d	1	0.69mi
7922 Colapissa St New Orleans, LA	4.0	2.0	1848	$2,400	$1.30	11d	1	0.69mi
7933 Belfast St Unit Upper New Orleans, LA	3.0	2.0	1500	$2,400	$1.60	24d	1	0.71mi
2838 Palmer Ave New Orleans, LA	3.0	1.5	1500	$2,000	$1.33	18d	1	0.72mi
2836 Palmer Ave New Orleans, LA	3.0	2.0	1376	$2,500	$1.82	45d	1	0.72mi
2834 Palmer Ave New Orleans, LA	3.0	2.0	1533	$2,800	$1.83	18d	1	0.72mi
2832 Palmer Ave Unit Up New Orleans, LA	4.0	2.0	1720	$2,900	$1.69	45d	1	0.73mi
2818 Palmer Ave New Orleans, LA	5.0	2.0	1832	$4,900	$2.67	45d	1	0.74mi
2824 Calhoun St Unit A New Orleans, LA	3.0	2.0	1828	$3,900	$2.13	45d	1	0.74mi
2201 Burdette St New Orleans, LA	3.0	1.5	1800	$2,695	$1.50	18d	1	0.75mi
2814 Palmer Ave New Orleans, LA	3.0	2.0	1500	$2,400	$1.60	18d	1	0.75mi
2014 Lowerline St New Orleans, LA	3.0	1.5	1600	$2,850	$1.78	15d	1	0.76mi
3208 Louisiana Avenue Pkwy New Orleans, LA	3.0	2.0	1391	$1,900	$1.37	18d	1	0.78mi
2738 Calhoun St New Orleans, LA	4.0	2.0	1900	$4,800	$2.53	4d	1	0.79mi
2116 Burdette St New Orleans, LA	3.0	1.0	1700	$1,975	$1.16	4d	1	0.79mi
2614 S Johnson St New Orleans, LA	3.0	2.0	1536	$2,079	$1.35	15d	1	0.79mi
2715 Palmer Ave New Orleans, LA	5.0	2.0	2184	$4,900	$2.24	45d	1	0.80mi
4206 S Derbigny St New Orleans, LA	3.0	1.0	1300	$1,600	$1.23	24d	1	0.80mi

Listing history 23 events

1. 2026-06-21
   days on market $299,000 Active 33 DOM
2. 2026-06-18
   days on market $299,000 Active 30 DOM
3. 2026-06-17
   days on market $299,000 Active 29 DOM
4. 2026-06-16
   days on market $299,000 Active 28 DOM
5. 2026-06-15
   days on market $299,000 Active 27 DOM
6. 2026-06-13
   days on market $299,000 Active 25 DOM
7. 2026-06-10
   days on market $299,000 Active 22 DOM
8. 2026-06-09
   days on market $299,000 Active 21 DOM
9. 2026-06-08
   days on market $299,000 Active 20 DOM
10. 2026-06-07
    days on market $299,000 Active 19 DOM
11. 2026-06-05
    days on market $299,000 Active 16 DOM
12. 2026-06-03
    days on market $299,000 Active 15 DOM
13. 2026-06-02
    days on market $299,000 Active 14 DOM
14. 2026-06-01
    days on market $299,000 Active 13 DOM
15. 2026-05-31
    days on market $299,000 Active 12 DOM
16. 2026-05-19
    listed $299,000 Active
17. 2018-06-11
    soldstatus $185,000
18. 2006-07-28
    soldstatus $67,500 326-char remark

    Show marketing remark (326 chars)

    BUILDING HAS BEEN GUTTED TO CEILING. EXPERIENCED 5.5 FEET OF WATER AFTER KATRINA-SEC 8 APPROVED FOR 3 BED RENTAL ON EACH SIDE BEFORE KATRINA. SEC 8 APPROVED RENT WAS $821 PER MONTH. DOUBLE APPRAISED FOR $146K IN SEPT OF 2004. REAR STORAGE BUILDING HAS NOT BEEN GUTTED AND CONTAINS LAUNDRY HOOK UPS - MANY AREAS REQUIRE REPAIR.

19. 2006-05-01
    listed $84,900 326-char remark

    Show marketing remark (326 chars)

    BUILDING HAS BEEN GUTTED TO CEILING. EXPERIENCED 5.5 FEET OF WATER AFTER KATRINA-SEC 8 APPROVED FOR 3 BED RENTAL ON EACH SIDE BEFORE KATRINA. SEC 8 APPROVED RENT WAS $821 PER MONTH. DOUBLE APPRAISED FOR $146K IN SEPT OF 2004. REAR STORAGE BUILDING HAS NOT BEEN GUTTED AND CONTAINS LAUNDRY HOOK UPS - MANY AREAS REQUIRE REPAIR.

20. 2003-03-31
    soldstatus $82,000 81-char remark

    Show marketing remark (81 chars)

    GREAT INVESTMENT OR OWNER OCCUPY DOUBLE IN IMPROVING AREA. RENTS COULD BE HIGHER!

21. 2003-01-02
    listed $89,900 81-char remark

    Show marketing remark (81 chars)

    GREAT INVESTMENT OR OWNER OCCUPY DOUBLE IN IMPROVING AREA. RENTS COULD BE HIGHER!

22. 1999-08-25
    soldstatus $54,800
23. 1999-01-27
    listed $59,800

ⓘ 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: $4,013 · $334/mo
• Projected year-2 tax: $4,013 · $334/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 AE · 76% 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,907
• − Mortgage interest: −$16,749
• − Property taxes: −$4,013
• − Insurance: −$6,614
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − Depreciation: −$8,698
• Taxable loss: −$11,791
• Est. tax savings @ 24.0%: +$2,830
• After-tax cash flow: $-3,775/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): 17,821
• Household income: $61,174
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 1270.0

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 0.63)
• Race & ethnicity: Black 51% White 32% Hispanic / Latino 9% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 1% Chinese 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: ▼ -49.68%
• Current HPI: 255.5998
• Rent YoY: ▲ 0.73%
• 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

+400.0% since first listed

8 events — show timeline

• 2026-05-19 Listed $299,000 GSREIN
• 2018-06-11 Sold (Public Records) $185,000 Public Records
• 2006-07-28 Sold (MLS) $67,500 GSREIN
• 2006-05-01 Listed $84,900 GSREIN
• 2003-03-31 Sold (MLS) $82,000 GSREIN
• 2003-01-02 Listed $89,900 GSREIN
• 1999-08-25 Sold (MLS) $54,800 GSREIN
• 1999-01-27 Listed $59,800 GSREIN

Property tax history

+4.7%/yr

Latest (2026): $4,013 · +3.0% YoY. Source: county tax records.