1811 13 Aubry St · New Orleans, LA 70116

$231,000

3 bd · 2.0 ba · 1,848 sqft · MultiFamily · 45 Days on market

Built 1950 Good condition $125/sqft · 6% above area Est $217k · 6% over

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +4.6/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Located in the heart of the famous seventh ward, in a distinct area known as "The Cut", you will find this well maintained double. A ten minute drive from the notable French Quarters, Fair Grounds, and City Park. This New Orleans style double, has served only one family, for nearly a century!! The charm of the original bones, in combination with modern updates gives the classic New Orleans feel without the worry. Inside the two homes, you will find an adjoining door allowing you to access each individual home without exiting the property. Throughout the property, you will find fresh paint, newly installed light fixtures, updated bathrooms and more. In addition to the indoor space,

Key facts

• 3 parking spots
• Built 1950
• Listed 45 days

Property features AI

Finance

• Financial info: Two-unit property (multifamily)

Exterior

• Parking: Driveway; Off-street parking; Three or more parking spaces
• Utilities: Public water; Public sewer
• Home design: 2-story building
• Construction: Shingle roof
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 40 x 62

Interior

• Bedrooms: Unit 1813: 2 bedrooms; Unit 1811: 1 bedroom
• Bathrooms: Two full bathrooms total; Unit 1813: 1 full bathroom; Unit 1811: 1 full bathroom
• Heating & cooling: Central heating; Central air; Window unit(s) for cooling
• Interior features: Total of 8 rooms; Very good condition; Raised foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $231k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $231k).
• Recommended offer: $224k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 351 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 $2,935/mo this rent would consume 67% of the median local household income ($52k/yr) (locally 1001% 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 $7k 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 45 days — a 3% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $224,070 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.40%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (median comp): $217,103
• List price: $231,000
• Delta: 6.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2134 Annette St	0.20mi	4/4.0 (+1)	1,816 (-2%)	3mo	$210,000	$116	72
1447 49 N Roman St	0.41mi	2/2.0 (-1)	1,783 (-4%)	2mo	$217,800	$122	68
1614 16 Annette St	0.25mi	4/2.0 (+1)	1,998 (+8%)	4mo	$120,000	$60	66
1923-25 Pauger St	0.56mi	4/2.0 (+1)	1,879 (+2%)	4mo	$70,000	$37	63
1727 29 Marigny St	0.59mi	4/2.0 (+1)	1,716 (-7%)	1mo	$285,000	$166	55
1668 Paul Morphy St	0.65mi	4/2.0 (+1)	1,980 (+7%)	0mo	$285,000	$144	52
1737 39 Duels St	0.63mi	4/2.0 (+1)	1,692 (-8%)	2mo	$200,000	$118	49
2520 22 D'abadie St	0.58mi	4/2.0 (+1)	1,632 (-12%)	3mo	$278,600	$171	46
2211 13 Mandeville St	0.68mi	4/2.0 (+1)	1,644 (-11%)	2mo	$195,000	$119	43
2714 16 New Orleans St	0.63mi	4/2.0 (+1)	1,623 (-12%)	4mo	$230,000	$142	42
2117 19 Marais St	0.67mi	4/2.0 (+1)	2,084 (+13%)	5mo	$295,000	$142	38
1682 84 N Dupre St	0.71mi	4/3.0 (+1)	2,114 (+14%)	2mo	$400,500	$189	32

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 · 0.18% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-3,678
• Equity at exit: $34,443

10-year hold

• IRR: 4.7%
• Equity multiple: 1.30×
• Total profit: $19,514
• Equity at exit: $19,973

Cash invested: $64,680 (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 70116

• Home prices YoY: -34.5%
• Rents YoY: 0.2%
• Active inventory: 351
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,935 high
• Mortgage (P&I): −$1,211
• Tax est. 1.5%: −$289 /mo · $3,465/yr
• Insurance: −$96
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $656

Break-even live

Break-even rent $2,105

Max offer price $231,000

Occupancy floor 73%

Sensitivity live

Price	-10% $815	-5% $736	+0% $656	+5% $576	+10% $496
Rent	-10% $424	-5% $540	+0% $656	+5% $772	+10% $888
Rate	-1.0pp $772	-0.5pp $715	base $656	+0.5pp $596	+1.0pp $535

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,936
Total (2 units)			$2,935

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: $57,750
• Closing costs: $6,930
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1831 N Miro St New Orleans, LA	3.0	2.0	1882	$2,500	$1.33	45d	1	0.17mi
1936 N Johnson St Unit 36 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	24d	1	0.22mi
1938 N Johnson St Unit 38 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	24d	1	0.22mi
2920 Pauger St New Orleans, LA	4.0	2.0	1882	$1,995	$1.06	24d	1	0.33mi
1434 Annette St New Orleans, LA	2.0	1.0	1536	$1,700	$1.11	4d	1	0.38mi
1434 Annette St New Orleans, LA	2.0	1.0	1536	$1,700	$1.11	4d	1	0.38mi
1837 Touro St New Orleans, LA	3.0	1.0	1994	$2,000	$1.00	24d	1	0.38mi
2329 Laharpe St New Orleans, LA	3.0	1.0	1250	$1,000	$0.80	21d	1	0.42mi
1472 N Claiborne Ave New Orleans, LA	3.0	1.0	1312	$1,900	$1.45	17d	1	0.45mi
2331 Columbus St New Orleans, LA	3.0	1.0	1976	$1,850	$0.94	24d	1	0.48mi
2422 Columbus St New Orleans, LA	2.0	2.0	1550	$2,500	$1.61	22d	1	0.53mi
2107 Elysian Fields Ave New Orleans, LA	4.0	2.0	1794	$1,650	$0.92	4d	1	0.54mi
2220 N Prieur St New Orleans, LA	3.0	2.0	1334	$2,000	$1.50	24d	1	0.56mi
1423 N Villere St Unit A New Orleans, LA	2.0	3.0	1964	$2,500	$1.27	45d	1	0.56mi
1433 Esplanade Ave New Orleans, LA	3.0	2.0	2411	$5,000	$2.07	3d	1	0.57mi
1245 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	45d	1	0.62mi
1247 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	45d	1	0.62mi
2130 N Broad St New Orleans, LA	2.0	1.0	1579	$1,350	$0.85	24d	1	0.63mi
1217 Kerlerec St Unit B New Orleans, LA	3.0	1.0	1300	$2,100	$1.62	4d	1	0.65mi
1933 Industry St New Orleans, LA	3.0	2.0	1400	$1,595	$1.14	17d	1	0.66mi
2115 Mandeville St New Orleans, LA	3.0	2.0	1400	$1,650	$1.18	24d	1	0.68mi
1136 Frenchmen St New Orleans, LA	2.0	1.0	1800	$1,650	$0.92	24d	1	0.70mi
2175 N Broad St New Orleans, LA	2.0	1.0	1500	$1,500	$1.00	17d	1	0.71mi
1232 N Dorgenois St New Orleans, LA	2.0	2.0	1323	$1,800	$1.36	24d	1	0.71mi
1910 N Rampart St New Orleans, LA	2.0	1.0	1450	$1,995	$1.38	4d	1	0.77mi
2664 Lepage St New Orleans, LA	3.0	2.0	1750	$2,725	$1.56	45d	1	0.77mi
1301 N Rampart St New Orleans, LA	2.0	2.0–2.5	2929	$7,750	$2.65	21d	2	0.80mi
928 Kerlerec St New Orleans, LA	3.0	3.5	1684	$2,750	$1.63	4d	1	0.82mi
928 Kerlerec St New Orleans, LA	3.0	3.5	1684	$2,750	$1.63	4d	1	0.82mi
1823 Rosiere St New Orleans, LA	2.0	1.0	1400	$1,450	$1.04	24d	1	0.83mi
1929 Dumaine St New Orleans, LA	3.0	1.0	1293	$1,500	$1.16	4d	1	0.83mi
1821 Rosiere St New Orleans, LA	2.0	1.0	1400	$1,300	$0.93	24d	1	0.83mi
2641 Ursulines Ave Unit A New Orleans, LA	2.0	1.0	1350	$2,200	$1.63	18d	1	0.83mi
1466 N White St New Orleans, LA	3.0	1.5	1500	$2,250	$1.50	4d	1	0.83mi
2129 Dumaine St New Orleans, LA	3.0	2.0	1226	$1,850	$1.51	4d	1	0.84mi
1521 Pauger St New Orleans, LA	2.0	2.0	1288	$2,500	$1.94	24d	1	0.84mi
1022 Barracks St New Orleans, LA	1.0–2.0	1.0–2.0	1233	$4,400	$3.57	45d	1	0.85mi
1021 Henriette Delille St New Orleans, LA	3.0	2.0	2012	$2,250	$1.12	18d	1	0.89mi
817 Esplanade Ave Unit 1A New Orleans, LA	2.0	2.5	1586	$4,000	$2.52	4d	1	0.91mi
2317 N Rampart St Unit 1272378P New Orleans, LA	3.0–6.0	2.0–4.0	1581	$2,165	$1.37	4d	2	0.92mi

Listing history 16 events

1. 2026-06-21
   days on market $231,000 Active 45 DOM
2. 2026-06-18
   days on market $231,000 Active 42 DOM
3. 2026-06-17
   days on market $231,000 Active 41 DOM
4. 2026-06-16
   days on market $231,000 Active 40 DOM
5. 2026-06-15
   days on market $231,000 Active 39 DOM
6. 2026-06-13
   days on market $231,000 Active 37 DOM
7. 2026-06-10
   days on market $231,000 Active 34 DOM
8. 2026-06-09
   days on market $231,000 Active 33 DOM
9. 2026-06-08
   days on market $231,000 Active 32 DOM
10. 2026-06-07
    days on market $231,000 Active 31 DOM
11. 2026-06-05
    days on market $231,000 Active 28 DOM
12. 2026-06-03
    days on market $231,000 Active 27 DOM
13. 2026-06-02
    days on market $231,000 Active 26 DOM
14. 2026-06-01
    days on market $231,000 Active 25 DOM
15. 2026-05-31
    days on market $231,000 Active 24 DOM
16. 2026-05-07
    listed $231,000 Active 991-char remark

ⓘ 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 8/10 Severe FEMA zone X (shaded) · 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,220
• − Mortgage interest: −$12,940
• − Property taxes: −$3,465
• − Insurance: −$1,952
• − Repairs & maintenance: −$2,818
• − Management: −$2,818
• − Depreciation: −$6,720
• Taxable income: $4,508
• Est. tax owed @ 24.0%: −$1,082
• After-tax cash flow: $6,788/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 75/100 Cosmetic rehab

This well-maintained double in the heart of the Seventh Ward is ready for immediate occupancy. Fresh paint and updated fixtures enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Updating light fixtures — Modern light fixtures improve aesthetics and energy efficiency
• Both Upgrading appliances — Modern appliances improve functionality and attract potential buyers/tenants

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Updating light fixtures — Modern light fixtures improve aesthetics and energy efficiency ↑
• Both Upgrading appliances — Modern appliances improve functionality and attract potential buyers/tenants ↑

ⓘ 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): 10,404
• Household income: $52,306
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 1001.0

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: White 45% Black 40% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 1% Cuban 3%
• Common ancestry: Lithuanian 6% Slovak 3% Romanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 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: ▼ -144.83%
• Current HPI: 275.5453
• Rent YoY: ▲ 0.18%
• 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

1 event — show timeline

• 2026-05-07 Listed $231,000 GSREIN