1525 N Derbigny St · New Orleans, LA 70116

$174,999

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 621 Days on market

Built 1927 2,199 sqft lot $189/sqft · 9% below area Est $225k · 22% under

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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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A must see! An Investors or Owner's Delight for a family to grow in and Love! Well maintained interior 3bedrm, 1fbath home, has customized cabinetry for a Chef's Dream Kitchen. Lovely LR with historical mantle and 1st Bedrm has 11ft ceilings, has laminated wood floors throughout, tile in kit and bath, Inside Washer & Dryer hookups! Off street parking, Potential workshop or can become an added living space. The home's exterior could use TLCLocation, allows walking distance to the French Quarter, Gentilly Fairgrounds, City Park and the CBD. Succession to be held on or before the Closing take place. BUYER to allow Closing to take place through Bayou Title due to Succession in progress!

Key facts

• 2,199 sq ft lot
• Parking
• Built 1927

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $175k (0.1% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 flat; 351 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% of the median local income ($52k/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 $1k of loan paydown is wiped out by about $5k 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 621 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1927 — 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 $153,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 621 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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. 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 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: 1.00% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $224,516
• List price: $174,999
• Delta: -22.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1717 Governor Nicholls St	0.30mi	2/2.0 (-1)	933 (+1%)	4mo	$152,000	$163	72
2115 Laharpe St	0.28mi	2/1.5 (-1)	898 (-3%)	4mo	$249,900	$278	72
1714 Aubry St	0.29mi	3/1.0	1,008 (+9%)	3mo	$73,000	$72	68
2037 Saint Anthony St	0.53mi	2/1.0 (-1)	960 (+4%)	4mo	$126,000	$131	60
1217 N Roman St	0.29mi	3/2.0	1,005 (+9%)	11mo	$105,000	$104	59
1833 Saint Ann St	0.58mi	2/1.0 (-1)	950 (+3%)	21mo	$265,000	$279	46
1714 N Broad St	0.69mi	2/3.0 (-1)	912 (-1%)	10mo	$245,000	$269	44
1136 St Bernard Ave	0.45mi	2/2.0 (-1)	856 (-7%)	18mo	$117,000	$137	43
1031 Barracks St #3	0.55mi	2/2.0 (-1)	975 (+6%)	20mo	$330,000	$338	40
1313 Marigny St	0.74mi	2/1.0 (-1)	1,000 (+8%)	14mo	$90,000	$90	35
2413 New Orleans St	0.65mi	3/2.0	1,035 (+12%)	17mo	$95,000	$92	31
2438 A.p Tureaud Ave	0.67mi	2/2.0 (-1)	1,034 (+12%)	18mo	$160,000	$155	25

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: -15.5%
• Equity multiple: 0.46×
• Total profit: $-26,370
• Equity at exit: $26,093

10-year hold

• IRR: -13.2%
• Equity multiple: 0.33×
• Total profit: $-32,722
• Equity at exit: $15,131

Cash invested: $49,000 (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 70116

• Home prices YoY: -34.5%
• Rents YoY: 0.2%
• Active inventory: 351
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $106

Break-even live

Break-even rent $1,615

Max offer price $174,999

Occupancy floor 89%

Sensitivity live

Price	-10% $227	-5% $166	+0% $106	+5% $45	+10% $-15
Rent	-10% $-32	-5% $37	+0% $106	+5% $175	+10% $244
Rate	-1.0pp $194	-0.5pp $150	base $106	+0.5pp $61	+1.0pp $14

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1552 N Derbigny St New Orleans, LA	3.0	2.0	841	$2,100	$2.50	22d	1	0.08mi
1435 N Derbigny St New Orleans, LA	2.0	2.0	1040	$1,600	$1.54	25d	1	0.10mi
1820 Kerlerec St New Orleans, LA	2.0	1.0	950	$1,600	$1.68	18d	1	0.13mi
1818 Esplanade Ave Unit 1B New Orleans, LA	2.0	1.0	700	$2,200	$3.14	25d	1	0.21mi
1424 N Johnson St New Orleans, LA	2.0	1.0	1100	$1,400	$1.27	25d	1	0.21mi
2015 Kerlerec St Unit 2015 New Orleans, LA	2.0	1.0	819	$2,050	$2.50	25d	1	0.23mi
1627 N Johnson St New Orleans, LA	2.0	1.0	841	$1,250	$1.49	25d	1	0.26mi
1717 Gov Nicholls St New Orleans, LA	2.0	2.0	935	$1,695	$1.81	11d	1	0.28mi
1730 Allen St New Orleans, LA	2.0	1.0	920	$1,650	$1.79	25d	1	0.28mi
1811 New Orleans St New Orleans, LA	2.0	2.0	900	$1,700	$1.89	4d	1	0.28mi
1128 N Roman St New Orleans, LA	2.0	2.0	600	$1,400	$2.33	25d	1	0.31mi
1381 Annette St Unit A New Orleans, LA	2.0	1.0	670	$1,100	$1.64	25d	1	0.32mi
1035 N Derbigny St New Orleans, LA	3.0	1.0	1075	$1,399	$1.30	25d	1	0.36mi
1233 Esplanade Ave #12 New Orleans, LA	2.0	1.0	841	$1,400	$1.66	25d	1	0.37mi
1121 N Galvez St New Orleans, LA	2.0	1.0	1040	$1,400	$1.35	25d	1	0.41mi
1216 Treme St Apt A New Orleans, LA	2.0	1.5	1000	$1,790	$1.79	25d	1	0.42mi
1039 Marais St Unit 4 New Orleans, LA	2.0	1.0	750	$1,300	$1.73	22d	1	0.44mi
2109 A P Tureaud Ave New Orleans, LA	2.0	1.0	936	$1,450	$1.55	15d	1	0.44mi
1523 Saint Philip St Unit A New Orleans, LA	2.0	1.0	648	$1,250	$1.93	25d	1	0.45mi
2032 Saint Philip St New Orleans, LA	2.0	2.0	800	$1,600	$2.00	25d	1	0.47mi
1923 N Robertson St New Orleans, LA	3.0	2.0	1051	$1,950	$1.86	4d	1	0.47mi
909 N Derbigny St New Orleans, LA	2.0	2.0	950	$1,850	$1.95	25d	1	0.48mi
1776 N Miro St New Orleans, LA	2.0	1.0	700	$1,100	$1.57	25d	1	0.48mi
2415 Columbus St Unit D New Orleans, LA	2.0	1.0	654	$1,700	$2.60	4d	1	0.48mi
1634 N Rocheblave St New Orleans, LA	2.0	1.0	900	$1,400	$1.56	25d	1	0.48mi
1909 Pauger St New Orleans, LA	2.0	1.0	868	$1,300	$1.50	25d	1	0.49mi
2332 Ursulines Ave Unit B New Orleans, LA	2.0	1.0	700	$1,400	$2.00	25d	1	0.53mi
2332 Ursulines Ave Unit B New Orleans, LA	2.0	1.0	925	$1,425	$1.54	3d	1	0.53mi
1810 Touro St New Orleans, LA	2.0	1.0	700	$1,140	$1.63	25d	1	0.54mi
1831 Saint Ann St Unit A New Orleans, LA	3.0	2.0	900	$2,000	$2.22	4d	1	0.56mi
1831 Saint Ann St Unit A New Orleans, LA	3.0	2.0	900	$1,650	$1.83	25d	1	0.56mi
1022 Barracks St New Orleans, LA	1.0–2.0	1.0–2.0	1233	$4,400	$3.57	45d	1	0.56mi
1826 Burgundy St New Orleans, LA	2.0	1.0	740	$1,900	$2.57	25d	1	0.57mi
2017 Saint Ann St New Orleans, LA	2.0	1.0	960	$1,095	$1.14	18d	1	0.57mi
2305 A P Tureaud Ave Unit 2307 A P Tureaud New Orleans, LA	3.0	2.0	700	$2,112	$3.02	25d	1	0.58mi
1228 N Dorgenois St New Orleans, LA	2.0	1.0	900	$1,800	$2.00	4d	1	0.58mi
2230 Dumaine St New Orleans, LA	2.0	2.0	983	$2,000	$2.03	25d	1	0.59mi
2025 N Johnson St New Orleans, LA	3.0	1.0	650	$1,350	$2.08	25d	1	0.60mi
1301 Frenchmen St Unit 2B New Orleans, LA	2.0	1.0	940	$1,299	$1.38	25d	1	0.60mi
1433 Dauphine St New Orleans, LA	2.0	1.0	950	$2,500	$2.63	25d	1	0.61mi

Listing history 19 events

1. 2026-06-21
   days on market $174,999 Active 621 DOM
2. 2026-06-18
   days on market $174,999 Active 618 DOM
3. 2026-06-17
   days on market $174,999 Active 617 DOM
4. 2026-06-16
   days on market $174,999 Active 616 DOM
5. 2026-06-15
   days on market $174,999 Active 615 DOM
6. 2026-06-13
   days on market $174,999 Active 613 DOM
7. 2026-06-10
   days on market $174,999 Active 610 DOM
8. 2026-06-09
   days on market $174,999 Active 609 DOM
9. 2026-06-08
   days on market $174,999 Active 608 DOM
10. 2026-06-07
    days on market $174,999 Active 607 DOM
11. 2026-06-05
    days on market $174,999 Active 604 DOM
12. 2026-06-03
    days on market $174,999 Active 603 DOM
13. 2026-06-02
    days on market $174,999 Active 602 DOM
14. 2026-06-01
    days on market $174,999 Active 601 DOM
15. 2026-05-31
    days on market $174,999 Active 600 DOM
16. 2025-11-06
    status Active 697-char remark

    Show marketing remark (697 chars)

    A must see! An Investors or Owner's Delight for a family to grow in and Love! Well maintained interior 3bedrm, 1fbath home, has customized cabinetry for a Chef's Dream Kitchen. Lovely LR with historical mantle and 1st Bedrm has 11ft ceilings, has laminated wood floors throughout, tile in kit and bath, Inside Washer & Dryer hookups! Off street parking, Potential workshop or can become an added living space. The home's exterior could use TLCLocation, allows walking distance to the French Quarter, Gentilly Fairgrounds, City Park and the CBD. Succession to be held on or before the Closing take place. BUYER to allow Closing to take place through Bayou Title due to Succession in progress!

17. 2025-07-31
    historical Active Under Contract 697-char remark

    Show marketing remark (697 chars)

    A must see! An Investors or Owner's Delight for a family to grow in and Love! Well maintained interior 3bedrm, 1fbath home, has customized cabinetry for a Chef's Dream Kitchen. Lovely LR with historical mantle and 1st Bedrm has 11ft ceilings, has laminated wood floors throughout, tile in kit and bath, Inside Washer & Dryer hookups! Off street parking, Potential workshop or can become an added living space. The home's exterior could use TLCLocation, allows walking distance to the French Quarter, Gentilly Fairgrounds, City Park and the CBD. Succession to be held on or before the Closing take place. BUYER to allow Closing to take place through Bayou Title due to Succession in progress!

18. 2024-10-08
    listed $174,999 Active 695-char remark

    Show marketing remark (697 chars)

    A must see! An Investors or Owner's Delight for a family to grow in and Love! Well maintained interior 3bedrm, 1fbath home, has customized cabinetry for a Chef's Dream Kitchen. Lovely LR with historical mantle and 1st Bedrm has 11ft ceilings, has laminated wood floors throughout, tile in kit and bath, Inside Washer & Dryer hookups! Off street parking, Potential workshop or can become an added living space. The home's exterior could use TLCLocation, allows walking distance to the French Quarter, Gentilly Fairgrounds, City Park and the CBD. Succession to be held on or before the Closing take place. BUYER to allow Closing to take place through Bayou Title due to Succession in progress!

19. 2024-10-08
    listed $174,999 Active 697-char remark

    Show marketing remark (697 chars)

    A must see! An Investors or Owner's Delight for a family to grow in and Love! Well maintained interior 3bedrm, 1fbath home, has customized cabinetry for a Chef's Dream Kitchen. Lovely LR with historical mantle and 1st Bedrm has 11ft ceilings, has laminated wood floors throughout, tile in kit and bath, Inside Washer & Dryer hookups! Off street parking, Potential workshop or can become an added living space. The home's exterior could use TLCLocation, allows walking distance to the French Quarter, Gentilly Fairgrounds, City Park and the CBD. Succession to be held on or before the Closing take place. BUYER to allow Closing to take place through Bayou Title due to Succession in progress!

ⓘ 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) · 72% 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: $20,989
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$5,091
• Taxable loss: −$1,560
• Est. tax savings @ 24.0%: +$374
• After-tax cash flow: $1,646/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): 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

+0.0% since first listed

4 events — show timeline

• 2025-11-06 Relisted — GSREIN
• 2025-07-31 Contingent — GSREIN
• 2024-10-08 Listed $174,999 GSREIN
• 2024-10-08 Listed $174,999 AcadianaMLS

Property tax history

+0.8%/yr

Latest (2026): $31 · +0.0% YoY. Source: county tax records.