815 17 Sumner St · New Orleans, LA 70114

$265,000

6 bd · 2.0 ba · 3,326 sqft · MultiFamily · 47 Days on market

Built 1965 Good condition 8,254 sqft lot $80/sqft · 25% below area Est $353k · 25% 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.3/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Investment opportunity at 815–817 Sumner featuring a well-maintained duplex with immediate income and significant upside potential in a great location. The property includes an additional detached structure of approximately 1,100 sq ft. This property delivers a compelling combination of existing income, extensive updates, and future development potential. Looking to scale cash flow and build long-term equity? One unit is currently tenant-occupied at $1,338/month (lease through October 31), offering stable cash flow from day one. The property is also eligible for a HANO 3-bedroom voucher, creating strong potential for consistent, reliable rental income. ------------------ This asset has undergone major capital improvements, including roof work, plumbing upgrades, repaired A/C, new windows, updated flooring, and new tile in the kitchen. Additional enhancements include freshly painted cabinets, new blinds, updated ceiling fans, new exterior lighting, new switch covers, new toilet, and a new refrigerator. Some foundation repairs needed. The 817 unit features a new stove (2026), and gas service on the 815 side. ------------------ Both units offer washer/dryer hookups, with additional double hookups located in the backyard flex building, adding convenience and tenant appeal. ------------------ Separated electricity and gas but one water meter overall. Back unit is tied to the vacant, 817 side. ---- Value-Add Highlight: The property includes an additional detached structure of approximately 1,100 sq ft, presenting a prime opportunity for expansion - additional land space behind the building would make potential courtyard. Electrical and water are available. A storage closet and space for a bathroom is also there - get creative! With the right improvements, this space could potentially be converted into one or two additional rental units, with an estimated $1,500/month in added rental income, significantly increasing overall cash flow and return on investment.

Key facts

• Detached structure
• Existing income
• Extensive updates

Tags

• WELL MAINTAINED DUPLEX
• DETACHED STRUCTURE
• EXISTING INCOME
• EXTENSIVE UPDATES
• FUTURE DEVELOPMENT POTENTIAL
• MAJOR CAPITAL IMPROVEMENTS

🏷️ Possibly a rental listed for sale. The $265,000 price doesn't fit this home's estimated sale value (~$352,663) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $576/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $265k).
• Recommended offer: $257k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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.
• Market conditions: Rents soft (-0.7%/yr); 265 active listings in the ZIP; lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,776/mo this rent would consume 104% of the median local household income ($43k/yr) (locally 2240% 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 $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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $139k; list at $265k implies a 91% gain — meaningful room to come down on a strong offer.

Recommended offer $257,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.42% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.63%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

• ARV (median comp): $352,663
• List price: $265,000
• Delta: -24.86%
• 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
1201 Casa Calvo St	0.18mi	7/6.5 (+1)	3,653 (+10%)	12mo	$170,000	$47	45

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: 6.9%
• Equity multiple: 1.26×
• Total profit: $19,401
• Equity at exit: $39,512

10-year hold

• IRR: 13.5%
• Equity multiple: 1.93×
• Total profit: $68,812
• 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 70114

• Rents YoY: -0.7%
• Active inventory: 265
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $3,776 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$793
• Net cashflow: $1,152

Break-even live

Break-even rent $2,318

Max offer price $265,000

Occupancy floor 64%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,776
Total (2 units)			$3,776

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: —

Listing history 12 events

1. 2026-05-03
   status Pending 1993-char remark

   Show marketing remark (1993 chars)

   Investment opportunity at 815–817 Sumner featuring a well-maintained duplex with immediate income and significant upside potential in a great location. The property includes an additional detached structure of approximately 1,100 sq ft. This property delivers a compelling combination of existing income, extensive updates, and future development potential. Looking to scale cash flow and build long-term equity? One unit is currently tenant-occupied at $1,338/month (lease through October 31), offering stable cash flow from day one. The property is also eligible for a HANO 3-bedroom voucher, creating strong potential for consistent, reliable rental income. ------------------ This asset has undergone major capital improvements, including roof work, plumbing upgrades, repaired A/C, new windows, updated flooring, and new tile in the kitchen. Additional enhancements include freshly painted cabinets, new blinds, updated ceiling fans, new exterior lighting, new switch covers, new toilet, and a new refrigerator. Some foundation repairs needed. The 817 unit features a new stove (2026), and gas service on the 815 side. ------------------ Both units offer washer/dryer hookups, with additional double hookups located in the backyard flex building, adding convenience and tenant appeal. ------------------ Separated electricity and gas but one water meter overall. Back unit is tied to the vacant, 817 side. ---- Value-Add Highlight: The property includes an additional detached structure of approximately 1,100 sq ft, presenting a prime opportunity for expansion - additional land space behind the building would make potential courtyard. Electrical and water are available. A storage closet and space for a bathroom is also there - get creative! With the right improvements, this space could potentially be converted into one or two additional rental units, with an estimated $1,500/month in added rental income, significantly increasing overall cash flow and return on investment.

2. 2026-04-14
   status Active 1993-char remark

   Show marketing remark (1993 chars)

   Investment opportunity at 815–817 Sumner featuring a well-maintained duplex with immediate income and significant upside potential in a great location. The property includes an additional detached structure of approximately 1,100 sq ft. This property delivers a compelling combination of existing income, extensive updates, and future development potential. Looking to scale cash flow and build long-term equity? One unit is currently tenant-occupied at $1,338/month (lease through October 31), offering stable cash flow from day one. The property is also eligible for a HANO 3-bedroom voucher, creating strong potential for consistent, reliable rental income. ------------------ This asset has undergone major capital improvements, including roof work, plumbing upgrades, repaired A/C, new windows, updated flooring, and new tile in the kitchen. Additional enhancements include freshly painted cabinets, new blinds, updated ceiling fans, new exterior lighting, new switch covers, new toilet, and a new refrigerator. Some foundation repairs needed. The 817 unit features a new stove (2026), and gas service on the 815 side. ------------------ Both units offer washer/dryer hookups, with additional double hookups located in the backyard flex building, adding convenience and tenant appeal. ------------------ Separated electricity and gas but one water meter overall. Back unit is tied to the vacant, 817 side. ---- Value-Add Highlight: The property includes an additional detached structure of approximately 1,100 sq ft, presenting a prime opportunity for expansion - additional land space behind the building would make potential courtyard. Electrical and water are available. A storage closet and space for a bathroom is also there - get creative! With the right improvements, this space could potentially be converted into one or two additional rental units, with an estimated $1,500/month in added rental income, significantly increasing overall cash flow and return on investment.

3. 2026-04-09
   status Pending 1993-char remark

   Show marketing remark (1993 chars)

   Investment opportunity at 815–817 Sumner featuring a well-maintained duplex with immediate income and significant upside potential in a great location. The property includes an additional detached structure of approximately 1,100 sq ft. This property delivers a compelling combination of existing income, extensive updates, and future development potential. Looking to scale cash flow and build long-term equity? One unit is currently tenant-occupied at $1,338/month (lease through October 31), offering stable cash flow from day one. The property is also eligible for a HANO 3-bedroom voucher, creating strong potential for consistent, reliable rental income. ------------------ This asset has undergone major capital improvements, including roof work, plumbing upgrades, repaired A/C, new windows, updated flooring, and new tile in the kitchen. Additional enhancements include freshly painted cabinets, new blinds, updated ceiling fans, new exterior lighting, new switch covers, new toilet, and a new refrigerator. Some foundation repairs needed. The 817 unit features a new stove (2026), and gas service on the 815 side. ------------------ Both units offer washer/dryer hookups, with additional double hookups located in the backyard flex building, adding convenience and tenant appeal. ------------------ Separated electricity and gas but one water meter overall. Back unit is tied to the vacant, 817 side. ---- Value-Add Highlight: The property includes an additional detached structure of approximately 1,100 sq ft, presenting a prime opportunity for expansion - additional land space behind the building would make potential courtyard. Electrical and water are available. A storage closet and space for a bathroom is also there - get creative! With the right improvements, this space could potentially be converted into one or two additional rental units, with an estimated $1,500/month in added rental income, significantly increasing overall cash flow and return on investment.

4. 2026-03-20
   listed $265,000 Active 1993-char remark

   Show marketing remark (1993 chars)

   Investment opportunity at 815–817 Sumner featuring a well-maintained duplex with immediate income and significant upside potential in a great location. The property includes an additional detached structure of approximately 1,100 sq ft. This property delivers a compelling combination of existing income, extensive updates, and future development potential. Looking to scale cash flow and build long-term equity? One unit is currently tenant-occupied at $1,338/month (lease through October 31), offering stable cash flow from day one. The property is also eligible for a HANO 3-bedroom voucher, creating strong potential for consistent, reliable rental income. ------------------ This asset has undergone major capital improvements, including roof work, plumbing upgrades, repaired A/C, new windows, updated flooring, and new tile in the kitchen. Additional enhancements include freshly painted cabinets, new blinds, updated ceiling fans, new exterior lighting, new switch covers, new toilet, and a new refrigerator. Some foundation repairs needed. The 817 unit features a new stove (2026), and gas service on the 815 side. ------------------ Both units offer washer/dryer hookups, with additional double hookups located in the backyard flex building, adding convenience and tenant appeal. ------------------ Separated electricity and gas but one water meter overall. Back unit is tied to the vacant, 817 side. ---- Value-Add Highlight: The property includes an additional detached structure of approximately 1,100 sq ft, presenting a prime opportunity for expansion - additional land space behind the building would make potential courtyard. Electrical and water are available. A storage closet and space for a bathroom is also there - get creative! With the right improvements, this space could potentially be converted into one or two additional rental units, with an estimated $1,500/month in added rental income, significantly increasing overall cash flow and return on investment.

5. 2016-02-10
   soldstatus $139,000 Sold 463-char remark

   Show marketing remark (463 chars)

   Calling on all investors, double for sale 3bd 1 bath on each side rented ($1840 total) since 2014 through 2016. Opposite floor plans with wood floors throughout except in kitchen and bathrooms. A/C system on 1 1/2 yrs old and repaired missing shingles on roof. Rear of the property can be converted to a one bedroom or studio apartment w/ garage for additional income. Rear unit already has water, gas and electricity. One water meter, tenants split bill evenly.

6. 2015-12-11
   status Under Contract 463-char remark

   Show marketing remark (463 chars)

   Calling on all investors, double for sale 3bd 1 bath on each side rented ($1840 total) since 2014 through 2016. Opposite floor plans with wood floors throughout except in kitchen and bathrooms. A/C system on 1 1/2 yrs old and repaired missing shingles on roof. Rear of the property can be converted to a one bedroom or studio apartment w/ garage for additional income. Rear unit already has water, gas and electricity. One water meter, tenants split bill evenly.

7. 2015-11-28
   historical Pending Continue to Show 463-char remark

   Show marketing remark (463 chars)

   Calling on all investors, double for sale 3bd 1 bath on each side rented ($1840 total) since 2014 through 2016. Opposite floor plans with wood floors throughout except in kitchen and bathrooms. A/C system on 1 1/2 yrs old and repaired missing shingles on roof. Rear of the property can be converted to a one bedroom or studio apartment w/ garage for additional income. Rear unit already has water, gas and electricity. One water meter, tenants split bill evenly.

8. 2015-10-08
   status Active 463-char remark

   Show marketing remark (463 chars)

   Calling on all investors, double for sale 3bd 1 bath on each side rented ($1840 total) since 2014 through 2016. Opposite floor plans with wood floors throughout except in kitchen and bathrooms. A/C system on 1 1/2 yrs old and repaired missing shingles on roof. Rear of the property can be converted to a one bedroom or studio apartment w/ garage for additional income. Rear unit already has water, gas and electricity. One water meter, tenants split bill evenly.

9. 2015-09-29
   status Under Contract 463-char remark

   Show marketing remark (463 chars)

   Calling on all investors, double for sale 3bd 1 bath on each side rented ($1840 total) since 2014 through 2016. Opposite floor plans with wood floors throughout except in kitchen and bathrooms. A/C system on 1 1/2 yrs old and repaired missing shingles on roof. Rear of the property can be converted to a one bedroom or studio apartment w/ garage for additional income. Rear unit already has water, gas and electricity. One water meter, tenants split bill evenly.

10. 2015-09-11
    listed $155,000 Active 463-char remark

    Show marketing remark (463 chars)

    Calling on all investors, double for sale 3bd 1 bath on each side rented ($1840 total) since 2014 through 2016. Opposite floor plans with wood floors throughout except in kitchen and bathrooms. A/C system on 1 1/2 yrs old and repaired missing shingles on roof. Rear of the property can be converted to a one bedroom or studio apartment w/ garage for additional income. Rear unit already has water, gas and electricity. One water meter, tenants split bill evenly.

11. 2013-08-15
    soldstatus $100,000
12. 2012-10-30
    listed $100,000

ⓘ 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: $45,312
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$3,625
• − Management: −$3,625
• − Depreciation: −$7,709
• Taxable income: $10,209
• Est. tax owed @ 24.0%: −$2,450
• After-tax cash flow: $11,370/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained duplex is move-in ready with good condition and potential for further value enhancement.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property 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): 22,659
• Household income: $43,493
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 2240.0

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: Predominantly Black (72%)
• Race & ethnicity: Black 72% White 16% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -98.56%
• Current HPI: 149.0172
• Rent YoY: ▼ -0.72%
• 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

+165.0% since first listed

12 events — show timeline

• 2026-05-03 Pending — GSREIN
• 2026-04-14 Relisted — GSREIN
• 2026-04-09 Pending — GSREIN
• 2026-03-20 Listed $265,000 GSREIN
• 2016-02-10 Sold (MLS) $139,000 GSREIN
• 2015-12-11 Pending — GSREIN
• 2015-11-28 Contingent — GSREIN
• 2015-10-08 Relisted — GSREIN
• 2015-09-29 Pending — GSREIN
• 2015-09-11 Listed $155,000 GSREIN
• 2013-08-15 Sold (MLS) $100,000 GSREIN
• 2012-10-30 Listed $100,000 GSREIN