626 St Maurice Ave · New Orleans, LA 70117

$219,000

3 bd · 2.0 ba · 1,224 sqft · SingleFamily public records · 83 Days on market

Built 2013 $179/sqft · 16% below area Est $231k · 5% under

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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 +13.6/30.0
• ARV discount +9.8/15.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained Holy Cross cottage built in 2013 with durable steel framing and a smart, comfortable floor plan. Features high ceilings, laminate wood floors throughout, and a seamless open layout from kitchen to living area. Ideally located on a quiet street across from Saint Maurice Church, this home offers the energy efficiency and low maintenance of newer construction while preserving the charm and character of classic New Orleans architecture. *Potential for assumption of low interest rate, FHA loan*

Key facts

• Seamless open layout
• Energy efficiency
• Low maintenance

Tags

• DURABLE STEEL FRAMING
• SEAMLESS OPEN LAYOUT
• ENERGY EFFICIENCY
• LOW MAINTENANCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-56 ($-667/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (24.3% below list).
• Recommended offer: $166k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 rising (+2.5%/yr); 581 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• This rent runs 43% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 83 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 24y 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 $121k; list at $219k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $165,889 (24.3% 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 83 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

• ARV (median comp): $230,717
• List price: $219,000
• Delta: -5.08%
• 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
6315 Alhambra St	0.24mi	2/2.0 (-1)	1,237 (+1%)	8mo	$165,000	$133	76
1026 Gordon St	0.31mi	2/2.0 (-1)	1,220 (-0%)	11mo	$135,000	$111	71
6215 Dauphine St	0.12mi	2/2.0 (-1)	1,359 (+11%)	5mo	$215,000	$158	67
1043 Lebeau St	0.67mi	3/2.0	1,250 (+2%)	9mo	$135,000	$108	58
1400 Mehle St	0.64mi	3/2.0	1,208 (-1%)	13mo	$210,000	$174	57
5220 Chartres St	0.58mi	3/1.0	1,130 (-8%)	0mo	$199,000	$176	56
816 Lebeau St	0.60mi	3/2.0	1,342 (+10%)	2mo	$281,000	$209	54
1426 Tupelo St	0.58mi	3/2.0	1,104 (-10%)	4mo	$100,000	$91	54
39 W Pamela Pl	0.68mi	2/2.0 (-1)	1,294 (+6%)	2mo	$190,000	$147	52
5036 N Rampart St	0.70mi	3/2.0	1,357 (+11%)	5mo	$225,000	$166	45
407 Center St	0.73mi	3/1.0	1,124 (-8%)	7mo	$145,000	$129	42
1629 St. Maurice Ave	0.72mi	4/2.0 (+1)	1,348 (+10%)	10mo	$150,000	$111	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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-39,939
• Equity at exit: $32,654

10-year hold

• IRR: -12.1%
• Equity multiple: 0.30×
• Total profit: $-43,041
• Equity at exit: $18,935

Cash invested: $61,320 (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 70117

• Rents YoY: 2.5%
• Active inventory: 581
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,659 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$60 /mo · $719/yr
• Insurance: −$91
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-56

Break-even live

Break-even rent $1,729

Max offer price $209,184

Occupancy floor 98%

Sensitivity live

Price	-10% $68	-5% $6	+0% $-56	+5% $-118	+10% $-180
Rent	-10% $-187	-5% $-121	+0% $-56	+5% $10	+10% $75
Rate	-1.0pp $55	-0.5pp $0	base $-56	+0.5pp $-112	+1.0pp $-170

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 Delery St Unit 716 New Orleans, LA	2.0	1.0	900	$1,200	$1.33	24d	1	0.12mi
6019 Royal St New Orleans, LA	2.0	1.0	790	$1,200	$1.52	24d	1	0.13mi
6530 Royal St Arabi, LA	2.0	2.0	860	$1,550	$1.80	44d	1	0.24mi
6038 N Rampart St New Orleans, LA	3.0	2.0	1080	$1,795	$1.66	24d	1	0.25mi
6608 Dauphine St Unit 6608 Arabi, LA	2.0	1.0	989	$1,325	$1.34	3d	1	0.30mi
6608 Dauphine St Arabi, LA	2.0	1.0	989	$1,395	$1.41	11d	1	0.30mi
6002 Saint Claude Ave New Orleans, LA	2.0	2.0	965	$1,275	$1.32	22d	1	0.35mi
1015 Government St Unit 11 Arabi, LA	2.0	1.0	720	$999	$1.39	44d	1	0.38mi
5805 Saint Claude Ave New Orleans, LA	2.0	1.0	800	$1,200	$1.50	24d	1	0.42mi
1201 Gordon St New Orleans, LA	3.0	2.5	1367	$1,900	$1.39	17d	1	0.43mi
5434 Chartres St New Orleans, LA	2.0	1.0	800	$1,150	$1.44	24d	1	0.45mi
906 Flood St New Orleans, LA	3.0	3.0	1174	$1,700	$1.45	2d	1	0.46mi
5450 Burgundy St New Orleans, LA	2.0	1.0	1474	$1,250	$0.85	24d	1	0.46mi
438 Friscoville Ave Arabi, LA	3.0	2.0	1500	$3,200	$2.13	3d	1	0.52mi
1334 Tricou St New Orleans, LA	2.0	1.0	1117	$1,500	$1.34	22d	1	0.52mi
18 Saint Claude Ct New Orleans, LA	3.0	1.0	864	$1,200	$1.39	12d	1	0.54mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1178	$1,600	$1.36	24d	1	0.56mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	3d	1	0.56mi
1301 Lamanche St New Orleans, LA	3.0	2.0	1090	$1,600	$1.47	4d	1	0.56mi
5459 Saint Claude Ave Unit 5461 New Orleans, LA	4.0	2.0	1454	$2,350	$1.62	24d	1	0.56mi
5461 Saint Claude Ave New Orleans, LA	4.0	2.0	1250	$2,350	$1.88	24d	1	0.56mi
616 Lebeau St Unit A Arabi, LA	2.0	1.0	1205	$1,650	$1.37	44d	1	0.56mi
1420 Delery St New Orleans, LA	2.0	1.0	900	$1,250	$1.39	12d	1	0.59mi
1314 Lamanche St New Orleans, LA	4.0	1.0	1300	$2,100	$1.62	16d	1	0.59mi
1333 Angela Ave Arabi, LA	3.0	2.0	1090	$1,850	$1.70	3d	1	0.60mi
1327 Fats Domino Ave Unit A New Orleans, LA	3.0	2.0	1200	$1,900	$1.58	4d	1	0.63mi
1327 Fats Domino Ave Unit B New Orleans, LA	4.0	2.0	1200	$2,200	$1.83	16d	1	0.63mi
713 Community St Arabi, LA	2.0	1.0	850	$1,200	$1.41	3d	1	0.64mi
713 Community St Arabi, LA	2.0	1.0	850	$1,200	$1.41	4d	1	0.64mi
617 Forstall St New Orleans, LA	3.0	2.0	1262	$2,200	$1.74	4d	1	0.67mi
505 Center St Unit A Arabi, LA	3.0	1.0	811	$1,300	$1.60	44d	1	0.69mi
5109 Burgundy St New Orleans, LA	2.0	1.0	1122	$1,474	$1.31	17d	1	0.70mi
816 Forstall St New Orleans, LA	3.0	1.0	850	$1,600	$1.88	24d	1	0.71mi
920 Forstall St New Orleans, LA	2.0	1.0	800	$1,600	$2.00	24d	1	0.73mi
918 Forstall St New Orleans, LA	2.0	1.0	800	$2,290	$2.86	24d	1	0.73mi
619 Reynes St New Orleans, LA	3.0	2.0	1318	$2,100	$1.59	16d	1	0.73mi
5900 N Derbigny St Unit 1 New Orleans, LA	3.0	2.0	1000	$1,950	$1.95	4d	1	0.78mi
1714 Tricou St New Orleans, LA	3.0	2.0	1271	$1,900	$1.49	24d	1	0.79mi
1422 Andry St New Orleans, LA	3.0	2.0	1100	$1,400	$1.27	4d	1	0.79mi
1449 Andry St New Orleans, LA	2.0	1.0	833	$1,300	$1.56	24d	1	0.79mi

Listing history 30 events

1. 2026-06-18
   days on market $219,000 Active 83 DOM
2. 2026-06-17
   days on market $219,000 Active 82 DOM
3. 2026-06-16
   days on market $219,000 Active 81 DOM
4. 2026-06-15
   days on market $219,000 Active 80 DOM
5. 2026-06-13
   days on market $219,000 Active 78 DOM
6. 2026-06-10
   days on market $219,000 Active 75 DOM
7. 2026-06-09
   days on market $219,000 Active 74 DOM
8. 2026-06-08
   days on market $219,000 Active 73 DOM
9. 2026-06-07
   days on market $219,000 Active 72 DOM
10. 2026-06-05
    days on market $219,000 Active 69 DOM
11. 2026-06-03
    days on market $219,000 Active 68 DOM
12. 2026-06-02
    days on market $219,000 Active 67 DOM
13. 2026-06-01
    days on market $219,000 Active 66 DOM
14. 2026-05-31
    days on market $219,000 Active 65 DOM
15. 2026-04-16
    price $219,000 510-char remark

    Show marketing remark (512 chars)

    Well-maintained Holy Cross cottage built in 2013 with durable steel framing and a smart, comfortable floor plan. Features high ceilings, laminate wood floors throughout, and a seamless open layout from kitchen to living area. Ideally located on a quiet street across from Saint Maurice Church, this home offers the energy efficiency and low maintenance of newer construction while preserving the charm and character of classic New Orleans architecture. * Potential for assumption of low interest rate, FHA loan *

16. 2026-04-16
    price $219,000 512-char remark

    Show marketing remark (512 chars)

    Well-maintained Holy Cross cottage built in 2013 with durable steel framing and a smart, comfortable floor plan. Features high ceilings, laminate wood floors throughout, and a seamless open layout from kitchen to living area. Ideally located on a quiet street across from Saint Maurice Church, this home offers the energy efficiency and low maintenance of newer construction while preserving the charm and character of classic New Orleans architecture. * Potential for assumption of low interest rate, FHA loan *

17. 2026-03-27
    listed $229,000 Active 510-char remark

    Show marketing remark (512 chars)

    Well-maintained Holy Cross cottage built in 2013 with durable steel framing and a smart, comfortable floor plan. Features high ceilings, laminate wood floors throughout, and a seamless open layout from kitchen to living area. Ideally located on a quiet street across from Saint Maurice Church, this home offers the energy efficiency and low maintenance of newer construction while preserving the charm and character of classic New Orleans architecture. * Potential for assumption of low interest rate, FHA loan *

18. 2026-03-27
    listed $229,000 Active 512-char remark

    Show marketing remark (512 chars)

    Well-maintained Holy Cross cottage built in 2013 with durable steel framing and a smart, comfortable floor plan. Features high ceilings, laminate wood floors throughout, and a seamless open layout from kitchen to living area. Ideally located on a quiet street across from Saint Maurice Church, this home offers the energy efficiency and low maintenance of newer construction while preserving the charm and character of classic New Orleans architecture. * Potential for assumption of low interest rate, FHA loan *

19. 2013-12-16
    soldstatus $121,000
20. 2013-12-13
    soldstatus $121,000
21. 2013-06-24
    listed $129,500
22. 2013-06-24
    listed $129,500
23. 2011-09-27
    listed $106,500
24. 2011-09-27
    listed $106,500
25. 2006-10-27
    soldstatus $7,500
26. 2006-08-25
    listed $7,500
27. 2006-08-25
    listed $7,500
28. 2002-08-16
    soldstatus $50,000
29. 2002-06-12
    listed $59,000
30. 2002-06-12
    listed $59,000

ⓘ 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: $719 · $60/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$485/yr (+$40/mo · 67.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 60% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,907
• − Mortgage interest: −$12,267
• − Property taxes: −$719
• − Insurance: −$1,892
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$6,371
• Taxable loss: −$4,528
• Est. tax savings @ 24.0%: +$1,087
• After-tax cash flow: $420/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): 25,652
• Household income: $45,764
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1988.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 30% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 5% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -177.22%
• Current HPI: 184.6061
• Rent YoY: ▲ 2.49%
• 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

+271.2% since first listed

16 events — show timeline

• 2026-04-16 Price Changed $219,000 AcadianaMLS
• 2026-04-16 Price Changed $219,000 GSREIN
• 2026-03-27 Listed $229,000 GSREIN
• 2026-03-27 Listed $229,000 AcadianaMLS
• 2013-12-16 Sold (Public Records) $121,000 Public Records
• 2013-12-13 Sold (MLS) $121,000 GSREIN
• 2013-06-24 Listed $129,500 AcadianaMLS
• 2013-06-24 Listed $129,500 GSREIN
• 2011-09-27 Listed $106,500 GSREIN
• 2011-09-27 Listed $106,500 AcadianaMLS
• 2006-10-27 Sold (MLS) $7,500 GSREIN
• 2006-08-25 Listed $7,500 GSREIN
• 2006-08-25 Listed $7,500 AcadianaMLS
• 2002-08-16 Sold (MLS) $50,000 GSREIN
• 2002-06-12 Listed $59,000 AcadianaMLS
• 2002-06-12 Listed $59,000 GSREIN

Property tax history

-2.2%/yr

Latest (2026): $719 · -7.7% YoY. Source: county tax records.