522 52 Verret St · New Orleans, LA 70114

$345,000

4 bd · 2.0 ba · 1,820 sqft · MultiFamily public records · 92 Days on market

Built 1900 3,650 sqft lot $190/sqft · at area comps Est $356k · at est.

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Why this score? — see what drove the D 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 +16.4/30.0
• ARV discount +8.9/15.0
• DSCR +5.1/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Rare find in ALGIERS POINT! Historic Victorian Shotgun Double (4bed/2bath) with Ornate Brackets and freshly painted exterior. energy efficient windows, central A/C and heat on each side, utilities are metered individually, water on one source. Wrought iron fence welcomes you to raised home with covered concrete front porch and sturdy railings. solid wood entry doors open to beautiful wood floors, decorative fireplace mantels,12foot high ceilings, spacious rooms and windows that let the sun shine in. Bedrooms have large closets with plenty of storage. Owner has been diligent on maintaining property. courtyard in back of property has a shade tree, storage shed and fenced backyard. second unit has 10 foot ceilings, attic access and freshly painted. both units have similar floorplans. quiet location on a paved street with walking distance to grocery store, school, parks, levee and ferry landing , many homeowners on this block. excellent rental or owner occupied. historic tax credits may be available both state and federal. financing options are available. ready to move into or rent.

Key facts

• Courtyard in back
• Historic victorian
• Fenced backyard

Tags

• HISTORIC VICTORIAN
• COVERED CONCRETE FRONT PORCH
• DECORATIVE FIREPLACE MANTEL
• 12 FOOT HIGH CEILINGS
• COURTYARD IN BACK
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $345k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $310k (10.2% below list).
• Recommended offer: $310k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• 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 soft (-0.7%/yr); 265 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,098/mo this rent would consume 85% 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 $10k 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 92 days — a 9% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 29y 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 $236k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — 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 $309,800 (10.2% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.90% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 9.3

CMA / ARV

• ARV (median comp): $356,240
• List price: $345,000
• Delta: -3.16%
• 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
904 06 Vallette St	0.29mi	4/2.0	1,788 (-2%)	4mo	$165,000	$92	80
538-40 Verret St	0.02mi	4/2.0	1,716 (-6%)	12mo	$349,000	$203	79
511 13 Pelican Ave	0.27mi	3/2.0 (-1)	1,776 (-2%)	1mo	$345,000	$194	78
838-840 Elmira Ave	0.33mi	4/4.0	1,858 (+2%)	1mo	$219,000	$118	72
505 07 Seguin St	0.13mi	4/2.0	1,657 (-9%)	10mo	$299,000	$180	71
618-20 Seguin St	0.06mi	4/4.0	1,649 (-9%)	13mo	$392,800	$238	63
627-629 Seguin St	0.09mi	4/2.0	2,040 (+12%)	18mo	$349,900	$172	60
321 Diana St	0.45mi	4/2.0	1,634 (-10%)	8mo	$216,600	$133	55
505 Newton St	0.35mi	4/3.5	1,979 (+9%)	18mo	$95,000	$48	48
335 37 Pacific Ave	0.30mi	4/4.0	2,080 (+14%)	7mo	$364,285	$175	48
1427 De Armas St	0.74mi	4/2.0	1,600 (-12%)	3mo	$80,000	$50	43
612/614 Wagner St	0.68mi	4/2.0	1,617 (-11%)	13mo	$317,500	$196	38

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: -17.0%
• Equity multiple: 0.41×
• Total profit: $-56,616
• Equity at exit: $51,441

10-year hold

• IRR: -15.6%
• Equity multiple: 0.24×
• Total profit: $-73,599
• Equity at exit: $29,829

Cash invested: $96,600 (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: 18.6×

Monthly cashflow live

• Estimated rent: $3,098 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$297 /mo · $3,560/yr
• Insurance: −$144
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $131

Break-even live

Break-even rent $2,932

Max offer price $345,000

Occupancy floor 91%

Sensitivity live

Price	-10% $327	-5% $229	+0% $131	+5% $34	+10% $-64
Rent	-10% $-113	-5% $9	+0% $131	+5% $254	+10% $376
Rate	-1.0pp $305	-0.5pp $219	base $131	+0.5pp $42	+1.0pp $-49

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,098
Total (2 units)			$3,098

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
433 Homer St Unit 1 New Orleans, LA	4.0	2.0	1570	$1,850	$1.18	25d	1	0.26mi
249 Vallette St New Orleans, LA	4.0	2.0	1734	$2,500	$1.44	18d	1	0.26mi
729 Elmira Ave New Orleans, LA	4.0	2.0	2000	$2,000	$1.00	18d	1	0.26mi
336 Elmira Ave New Orleans, LA	3.0	1.0	1250	$1,825	$1.46	25d	1	0.31mi
119 Vallette St New Orleans, LA	3.0	2.5	1500	$2,100	$1.40	25d	1	0.34mi
527 Atlantic Ave New Orleans, LA	3.0	2.0	1800	$2,050	$1.14	25d	1	0.34mi
807 Whitney Ave Unit 1 New Orleans, LA	3.0	2.0	1262	$1,500	$1.19	5d	1	0.64mi
400 Park Blvd Unit A New Orleans, LA	4.0	1.5	1275	$2,200	$1.73	25d	1	0.70mi
513 Park Blvd New Orleans, LA	3.0	2.0	1600	$2,300	$1.44	5d	1	0.73mi
701 Behrman Ave New Orleans, LA	3.0	2.0	1368	$2,300	$1.68	5d	1	0.86mi
535 Decatur St Unit 3 New Orleans, LA	3.0	2.0	1600	$2,800	$1.75	13d	1	0.87mi
515 Saint Ann St Unit 3 New Orleans, LA	3.0	2.0	1644	$3,600	$2.19	46d	1	0.87mi
527 Saint Ann St Unit 3 New Orleans, LA	3.0	2.0	1687	$3,500	$2.07	45d	1	0.89mi
751 Chartres St New Orleans, LA	2.0–3.0	2.0	1461	$3,450	$2.36	45d	1	0.93mi
431 Gravier St Ste 4 New Orleans, LA	3.0	2.0	2100	$3,700	$1.76	45d	1	0.98mi
632 Mandeville St Unit 2B New Orleans, LA	4.0	4.5	1337	$4,500	$3.37	19d	1	1.02mi
1414 Sumner St New Orleans, LA	3.0	2.0	1800	$1,450	$0.81	18d	1	1.03mi
1418 Royal St Unit 1418 New Orleans, LA	4.0	2.0	1300	$2,450	$1.88	25d	1	1.07mi
734 Ursulines Ave New Orleans, LA	3.0	2.0	1340	$2,800	$2.09	45d	1	1.07mi
3134 Burgundy St New Orleans, LA	3.0	2.0	1887	$2,900	$1.54	25d	1	1.12mi
2322 Burgundy St Unit C New Orleans, LA	3.0	2.0	1250	$2,200	$1.76	25d	1	1.15mi
810 Bienville St New Orleans, LA	1.0–3.0	1.0–2.0	995	$2,688	$2.70	5d	9	1.15mi
800 Gravier St Unit 1272312P New Orleans, LA	2.0–4.0	2.0–4.0	1673	$6,169	$3.69	16d	2	1.17mi
1050 Annunciation St Unit 1272355P New Orleans, LA	2.0–5.0	2.0–4.0	1544	$3,489	$2.26	5d	3	1.19mi
811 Burgundy St New Orleans, LA	4.0	2.5	2059	$5,000	$2.43	45d	1	1.21mi
2320 N Rampart St New Orleans, LA	3.0	3.0	2317	$3,700	$1.60	45d	1	1.22mi
939 Iberville St New Orleans, LA	1.0–3.0	1.0	1502	$3,800	$2.53	13d	7	1.22mi
2317 N Rampart St Unit 1272378P New Orleans, LA	3.0–6.0	2.0–4.0	1581	$4,154	$2.63	5d	2	1.24mi
1038 Montegut St New Orleans, LA	3.0	2.5	2250	$4,200	$1.87	45d	1	1.25mi
1038 Montegut St New Orleans, LA	3.0	2.5	2250	$4,200	$1.87	25d	1	1.25mi
419 Carondelet St Unit PHB New Orleans, LA	3.0	2.5	2546	$5,700	$2.24	5d	1	1.25mi
928 Kerlerec St New Orleans, LA	3.0	3.5	1684	$2,750	$1.63	5d	1	1.25mi
928 Kerlerec St New Orleans, LA	3.0	3.5	1684	$2,750	$1.63	5d	1	1.25mi
618 N Rampart St #204 New Orleans, LA	3.0	2.5	1904	$4,500	$2.36	45d	1	1.26mi
822 Perdido St Unit 1272370P New Orleans, LA	1.0–5.0	1.0–5.0	1447	$5,974	$4.13	5d	4	1.27mi
1011 Canal St Unit 1513939P New Orleans, LA	4.0	4.0	1765	$11,253	$6.38	25d	1	1.30mi
1011 Canal St Unit 1513926P New Orleans, LA	1.0–4.0	1.0–4.0	1016	$12,077	$11.88	3d	2	1.30mi
3221 Saint Claude Ave New Orleans, LA	3.0	1.0	1900	$1,650	$0.87	25d	1	1.32mi
1010 Isbell St Gretna, LA	3.0	1.0	1300	$1,350	$1.04	45d	1	1.36mi
1021 Henriette Delille St New Orleans, LA	3.0	2.0	2012	$2,250	$1.12	19d	1	1.36mi

Listing history 29 events

1. 2026-06-21
   days on market $345,000 Active 92 DOM
2. 2026-06-18
   days on market $345,000 Active 89 DOM
3. 2026-06-17
   days on market $345,000 Active 88 DOM
4. 2026-06-16
   days on market $345,000 Active 87 DOM
5. 2026-06-15
   days on market $345,000 Active 86 DOM
6. 2026-06-13
   days on market $345,000 Active 84 DOM
7. 2026-06-10
   days on market $345,000 Active 81 DOM
8. 2026-06-09
   days on market $345,000 Active 80 DOM
9. 2026-06-08
   days on market $345,000 Active 79 DOM
10. 2026-06-07
    days on market $345,000 Active 78 DOM
11. 2026-06-05
    days on market $345,000 Active 75 DOM
12. 2026-06-03
    days on market $345,000 Active 74 DOM
13. 2026-06-02
    days on market $345,000 Active 73 DOM
14. 2026-06-02
    price $345,000 Active 72 DOM
15. 2026-06-01
    days on market $350,000 Active 72 DOM
16. 2026-05-31
    days on market $350,000 Active 71 DOM
17. 2026-03-12
    listed $350,000 Active 1095-char remark

    Show marketing remark (1097 chars)

    Rare find in ALGIERS POINT! Historic Victorian Shotgun Double (4bed/2bath) with Ornate Brackets and freshly painted exterior. energy efficient windows, central A/C and heat on each side, utilities are metered individually, water on one source. Wrought iron fence welcomes you to raised home with covered concrete front porch and sturdy railings. solid wood entry doors open to beautiful wood floors, decorative fireplace mantels, 12foot high ceilings, spacious rooms and windows that let the sun shine in. Bedrooms have large closets with plenty of storage. Owner has been diligent on maintaining property. courtyard in back of property has a shade tree, storage shed and fenced backyard. second unit has 10 foot ceilings, attic access and freshly painted. both units have similar floorplans. quiet location on a paved street with walking distance to grocery store, school, parks, levee and ferry landing , many homeowners on this block. excellent rental or owner occupied. historic tax credits may be available both state and federal. financing options are available. ready to move into or rent.

18. 2026-03-12
    listed $350,000 Active 1097-char remark

    Show marketing remark (1097 chars)

    Rare find in ALGIERS POINT! Historic Victorian Shotgun Double (4bed/2bath) with Ornate Brackets and freshly painted exterior. energy efficient windows, central A/C and heat on each side, utilities are metered individually, water on one source. Wrought iron fence welcomes you to raised home with covered concrete front porch and sturdy railings. solid wood entry doors open to beautiful wood floors, decorative fireplace mantels, 12foot high ceilings, spacious rooms and windows that let the sun shine in. Bedrooms have large closets with plenty of storage. Owner has been diligent on maintaining property. courtyard in back of property has a shade tree, storage shed and fenced backyard. second unit has 10 foot ceilings, attic access and freshly painted. both units have similar floorplans. quiet location on a paved street with walking distance to grocery store, school, parks, levee and ferry landing , many homeowners on this block. excellent rental or owner occupied. historic tax credits may be available both state and federal. financing options are available. ready to move into or rent.

19. 2013-07-31
    soldstatus $235,500
20. 2013-05-08
    listed $239,000
21. 2010-06-23
    soldstatus $196,000
22. 2010-06-21
    soldstatus $196,000
23. 2010-04-10
    listed $199,000
24. 2010-04-10
    listed $199,000
25. 1997-09-11
    soldstatus $86,900
26. 1997-09-10
    soldstatus $86,900
27. 1997-03-12
    listed $92,500
28. 1997-03-12
    listed $92,500
29. 1995-04-28
    soldstatus $45,000

ⓘ 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: $3,560 · $297/mo
• Projected year-2 tax: $3,560 · $297/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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,176
• − Mortgage interest: −$19,325
• − Property taxes: −$3,560
• − Insurance: −$2,522
• − Repairs & maintenance: −$2,974
• − Management: −$2,974
• − Depreciation: −$10,036
• Taxable loss: −$4,217
• Est. tax savings @ 24.0%: +$1,012
• After-tax cash flow: $2,588/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): 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

+677.8% since first listed

13 events — show timeline

• 2026-03-12 Listed $350,000 GSREIN
• 2026-03-12 Listed $350,000 AcadianaMLS
• 2013-07-31 Sold (Public Records) $235,500 Public Records
• 2013-05-08 Listed $239,000 AcadianaMLS
• 2010-06-23 Sold (Public Records) $196,000 Public Records
• 2010-06-21 Sold (MLS) $196,000 GSREIN
• 2010-04-10 Listed $199,000 AcadianaMLS
• 2010-04-10 Listed $199,000 GSREIN
• 1997-09-11 Sold (Public Records) $86,900 Public Records
• 1997-09-10 Sold (MLS) $86,900 GSREIN
• 1997-03-12 Listed $92,500 GSREIN
• 1997-03-12 Listed $92,500 AcadianaMLS
• 1995-04-28 Sold (Public Records) $45,000 Public Records

Property tax history

+0.1%/yr

Latest (2026): $3,560 · +0.0% YoY. Source: county tax records.