1210-12 Burdette St · New Orleans, LA 70118

$550,000

6 bd · 2.0 ba · 1,815 sqft · MultiFamily public records · 154 Days on market

Built 1910 $303/sqft · 40% above area Est $399k · 38% over

---

Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Livability +4.0/5.0
• 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: 3 units. confirmed

Listing remarks MLS

The property located at 1210 Burdette St, New Orleans, LA 70118, is a multi-family home situated in the Black Pearl neighborhood. This area is known for its high walkability and proximity to the Mississippi River and the Carrollton area. Property Features Based on recent property records, the home has the following characteristics: * Type: Multi-family (often referred to as a triplex in New Orleans). * Size: Approximately 1,843 square feet of living space. * Layout: The building typically features 4 bedrooms and 3 bathrooms total, though it is often split into separate units (e.g., 1210, 1212 & 1212A Burdette). * Lot Details: It sits on a standard urban lot, likely around 3,600 square feet ($30\times 120$ feet), which is consistent with neighboring properties like 1218 Burdette St. Location & Neighborhood The property is located in the 70118 ZIP code, a highly desirable area of Uptown New Orleans. * Nearby Streets: It is bounded by Oak Street, Plum Street, Fern Street, and Adams Street. * Walkability: The location is a "Walker's Paradise" with a very high Walk Score. Residents are steps away from the vibrant Oak Street commercial corridor, featuring local favorites like the Maple Leaf Bar and Jacques-Imo's Cafe. * Local Amenities: Plum Street Snoball and various groceries like Canseco's Market are within a few blocks. * Schools: The area is served by schools such as Audubon Uptown Lower School and Benjamin Franklin Elementary.

Key facts

• Various groceries
• Multi-family home
• Built 1910

Tags

• MULTI-FAMILY HOME
• PROXIMITY TO MISSISSIPPI RIVER
• PROXIMITY TO CARROLLTON AREA
• VARIOUS GROCERIES

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/3.0-bath units multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $760/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $550k).
• Recommended offer: $484k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 flat; 279 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% of comp listings sitting > 30 days — soft ceiling on asking rent; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $7,413/mo this rent would consume 140% of the median local household income ($64k/yr) (locally 2237% 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 $4k of loan paydown is wiped out by about $16k 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 + 1.0% rent growth), your $154k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $550k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1910 — 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 $484,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
9. 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.
10. 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: 1.35% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.28%
• DSCR: 1.81
• GRM: 6.2

CMA / ARV

• ARV (median comp): $399,137
• List price: $550,000
• Delta: 37.80%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1811-13 Lowerline St	0.45mi	5/3.0 (-1)	1,550 (-15%)	11mo	$315,000	$203	36

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 · 0.97% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.27×
• Total profit: $41,227
• Equity at exit: $82,007

10-year hold

• IRR: 14.5%
• Equity multiple: 2.07×
• Total profit: $164,316
• Equity at exit: $47,554

Cash invested: $154,000 (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 70118

• Rents YoY: 1.0%
• Active inventory: 279
• Price-to-rent: 18.5×

Monthly cashflow live

• Estimated rent: $7,413 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$396 /mo · $4,756/yr
• Insurance: −$229
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,557
• Net cashflow: $2,280

Break-even live

Break-even rent $4,527

Max offer price $550,000

Occupancy floor 64%

Sensitivity live

Price	-10% $2,591	-5% $2,436	+0% $2,280	+5% $2,124	+10% $1,969
Rent	-10% $1,694	-5% $1,987	+0% $2,280	+5% $2,573	+10% $2,866
Rate	-1.0pp $2,557	-0.5pp $2,420	base $2,280	+0.5pp $2,138	+1.0pp $1,993

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	3	$7,413
Total (3 units)			$7,413

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1736 Pine St New Orleans, LA	5.0	2.0	1494	$4,500	$3.01	24d	1	0.42mi
1609 Broadway St New Orleans, LA	5.0	2.0	1776	$5,000	$2.82	44d	1	0.42mi
939 Broadway St New Orleans, LA	5.0	3.0	1900	$4,000	$2.11	4d	1	0.43mi
7015 Willow St New Orleans, LA	5.0	3.0	2000	$4,200	$2.10	44d	1	0.45mi
7011 Jeannette St Unit A New Orleans, LA	5.0	3.0	2200	$5,000	$2.27	44d	1	0.45mi
6321 S Prieur St New Orleans, LA	6.0	2.0	1900	$4,200	$2.21	44d	1	0.71mi
6326 S Johnson St Unit 1 New Orleans, LA	5.0	2.0	2013	$3,950	$1.96	44d	1	0.73mi
2818 Palmer Ave New Orleans, LA	5.0	2.0	1832	$4,900	$2.67	44d	1	0.77mi
2715 Palmer Ave New Orleans, LA	5.0	2.0	2184	$4,900	$2.24	44d	1	0.78mi
2703 Palmer Ave New Orleans, LA	5.0	2.0	2349	$5,500	$2.34	44d	1	0.79mi
2325 State St New Orleans, LA	5.0	3.0	1800	$4,000	$2.22	24d	1	0.88mi
4 Cromwell Pl New Orleans, LA	5.0	2.0	2600	$7,000	$2.69	44d	1	0.96mi
2117 S Lopez St New Orleans, LA	5.0	2.0	1920	$2,000	$1.04	24d	1	1.21mi

Listing history 21 events

1. 2026-06-18
   days on market $550,000 Active 154 DOM
2. 2026-06-17
   days on market $550,000 Active 153 DOM
3. 2026-06-16
   days on market $550,000 Active 152 DOM
4. 2026-06-15
   days on market $550,000 Active 151 DOM
5. 2026-06-13
   days on market $550,000 Active 149 DOM
6. 2026-06-10
   days on market $550,000 Active 146 DOM
7. 2026-06-09
   days on market $550,000 Active 145 DOM
8. 2026-06-08
   days on market $550,000 Active 144 DOM
9. 2026-06-07
   days on market $550,000 Active 143 DOM
10. 2026-06-05
    days on market $550,000 Active 140 DOM
11. 2026-06-03
    days on market $550,000 Active 139 DOM
12. 2026-06-02
    days on market $550,000 Active 138 DOM
13. 2026-06-01
    days on market $550,000 Active 137 DOM
14. 2026-05-31
    days on market $550,000 Active 136 DOM
15. 2026-01-15
    listed $550,000 Active 1468-char remark

    Show marketing remark (1516 chars)

    The property located at 1210 Burdette St, New Orleans, LA 70118, is a multi-family home situated in the Black Pearl neighborhood. This area is known for its high walkability and proximity to the Mississippi River and the Carrollton area. Property Features Based on recent property records, the home has the following characteristics: • Type: Multi-family (often referred to as a triplex in New Orleans). • Size: Approximately 1,843 square feet of living space. • Layout: The building typically features 4 bedrooms and 3 bathrooms total, though it is often split into separate units (e. g. , 1210, 1212 & 1212A Burdette). • Lot Details: It sits on a standard urban lot, likely around 3,600 square feet ($30 \ times 120$ feet), which is consistent with neighboring properties like 1218 Burdette St. Location & Neighborhood The property is located in the 70118 ZIP code, a highly desirable area of Uptown New Orleans. • Nearby Streets: It is bounded by Oak Street, Plum Street, Fern Street, and Adams Street. • Walkability: The location is a "Walker's Paradise" with a very high Walk Score. Residents are steps away from the vibrant Oak Street commercial corridor, featuring local favorites like the Maple Leaf Bar and Jacques-Imo's Cafe. • Local Amenities: Plum Street Snoball and various groceries like Canseco's Market are within a few blocks. • Schools: The area is served by schools such as Audubon Uptown Lower School and Benjamin Franklin Elementary.

16. 2026-01-15
    listed $550,000 Active 1516-char remark

    Show marketing remark (1516 chars)

    The property located at 1210 Burdette St, New Orleans, LA 70118, is a multi-family home situated in the Black Pearl neighborhood. This area is known for its high walkability and proximity to the Mississippi River and the Carrollton area. Property Features Based on recent property records, the home has the following characteristics: • Type: Multi-family (often referred to as a triplex in New Orleans). • Size: Approximately 1,843 square feet of living space. • Layout: The building typically features 4 bedrooms and 3 bathrooms total, though it is often split into separate units (e. g. , 1210, 1212 & 1212A Burdette). • Lot Details: It sits on a standard urban lot, likely around 3,600 square feet ($30 \ times 120$ feet), which is consistent with neighboring properties like 1218 Burdette St. Location & Neighborhood The property is located in the 70118 ZIP code, a highly desirable area of Uptown New Orleans. • Nearby Streets: It is bounded by Oak Street, Plum Street, Fern Street, and Adams Street. • Walkability: The location is a "Walker's Paradise" with a very high Walk Score. Residents are steps away from the vibrant Oak Street commercial corridor, featuring local favorites like the Maple Leaf Bar and Jacques-Imo's Cafe. • Local Amenities: Plum Street Snoball and various groceries like Canseco's Market are within a few blocks. • Schools: The area is served by schools such as Audubon Uptown Lower School and Benjamin Franklin Elementary.

17. 2009-11-10
    listed $174,900
18. 2009-09-11
    listed $185,000
19. 2005-03-11
    soldstatus $185,000
20. 2005-01-10
    listed $225,000
21. 2005-01-10
    listed $225,000

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

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $4,756 · $396/mo
• Projected year-2 tax: $4,756 · $396/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 7/10 Severe FEMA zone X · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $88,956
• − Mortgage interest: −$30,809
• − Property taxes: −$4,756
• − Insurance: −$3,548
• − Repairs & maintenance: −$7,116
• − Management: −$7,116
• − Depreciation: −$16,000
• Taxable income: $19,611
• Est. tax owed @ 24.0%: −$4,707
• After-tax cash flow: $22,654/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): 36,072
• Household income: $63,750
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2237.0

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: White 47% Black 34% Hispanic / Latino 11% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Italian 2% Romanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 86% English-only · Spanish 7% French/Haitian/Cajun 2% Other Indo-European 2%

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: ▼ -210.46%
• Current HPI: 282.9629
• Rent YoY: ▲ 0.97%
• 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

+144.4% since first listed

7 events — show timeline

• 2026-01-15 Listed $550,000 GSREIN
• 2026-01-15 Listed $550,000 AcadianaMLS
• 2009-11-10 Listed $174,900 AcadianaMLS
• 2009-09-11 Listed $185,000 AcadianaMLS
• 2005-03-11 Sold (MLS) $185,000 GSREIN
• 2005-01-10 Listed $225,000 GSREIN
• 2005-01-10 Listed $225,000 AcadianaMLS

Property tax history

+9.1%/yr

Latest (2026): $4,756 · +1.1% YoY. Source: county tax records.