1818 N Villere St · New Orleans, LA 70116

$170,000

4 bd · 1.5 ba · 1,392 sqft · SingleFamily public records · 155 Days on market

Built 1961 4,321 sqft lot $122/sqft · 43% below area

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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

Investor/Tax Credit Opportunity in New Marigny, surrounded by the Treme Local Historic District. Sold As-Is. Features quaint rooms, fireplace, ceramic and laminate flooring with hardwood appearance, granite countertops, and a large kitchen with ample cabinet and counter space. Large, paved backyard with storage shed. Appliances included. Minutes to French Quarter, St. Roch Market, parks, museums, dining, and entertainment. Great value-add potential.

Key facts

• New construction
• 4,321 sq ft lot
• 3 parking spots

Tags

• NEW CONSTRUCTION

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 350 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,083/mo this rent would consume 48% 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 $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 155 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $170k implies a 1378% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 1961 — 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: 1.23% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.71%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $406,887
• List price: $170,000
• Delta: -58.22%
• 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
1609 Marais St	0.17mi	3/2.0 (-1)	1,345 (-3%)	4mo	$245,000	$182	76
1735 Touro St	0.30mi	4/2.5	1,368 (-2%)	6mo	$186,000	$136	74
1230 Annette St	0.18mi	3/2.0 (-1)	1,309 (-6%)	2mo	$280,000	$214	73
1871 N Roman St	0.31mi	3/2.0 (-1)	1,415 (+2%)	9mo	$245,000	$173	68
1311 Frenchmen St	0.19mi	3/2.0 (-1)	1,300 (-7%)	7mo	$225,000	$173	67
1625 Frenchmen St	0.27mi	3/2.0 (-1)	1,252 (-10%)	5mo	$170,000	$136	60
1607 N Villere St	0.19mi	3/2.0 (-1)	1,550 (+11%)	8mo	$299,000	$193	59
1629 Pauger St	0.29mi	4/3.0	1,589 (+14%)	10mo	$449,000	$283	49
2102 Saint Anthony St	0.51mi	3/2.0 (-1)	1,575 (+13%)	6mo	$35,000	$22	42
1805 Governor Nicholls St	0.60mi	3/2.0 (-1)	1,590 (+14%)	2mo	$345,000	$217	40
2007 Kerlerec St	0.62mi	3/2.0 (-1)	1,570 (+13%)	8mo	$365,000	$232	36
1011 N Derbigny St	0.70mi	3/2.5 (-1)	1,557 (+12%)	5mo	$275,000	$177	35

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-7,866
• Equity at exit: $25,348

10-year hold

• IRR: 1.3%
• Equity multiple: 1.08×
• Total profit: $3,816
• Equity at exit: $14,698

Cash invested: $47,600 (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 70116

• Home prices YoY: -34.5%
• Rents YoY: 0.2%
• Active inventory: 350
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,083 high
• Mortgage (P&I): −$891
• Tax from tax record: −$218 /mo · $2,620/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $398

Break-even live

Break-even rent $1,579

Max offer price $170,000

Occupancy floor 76%

Sensitivity live

Price	-10% $494	-5% $446	+0% $398	+5% $350	+10% $302
Rent	-10% $234	-5% $316	+0% $398	+5% $480	+10% $563
Rate	-1.0pp $484	-0.5pp $441	base $398	+0.5pp $354	+1.0pp $309

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1923 N Robertson St New Orleans, LA	3.0	2.0	1051	$1,950	$1.86	4d	1	0.12mi
1245 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	44d	1	0.29mi
1247 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	44d	1	0.29mi
1217 Kerlerec St Unit B New Orleans, LA	3.0	1.0	1300	$2,100	$1.62	4d	1	0.29mi
1472 N Claiborne Ave New Orleans, LA	3.0	1.0	1312	$1,900	$1.45	16d	1	0.36mi
928 Kerlerec St New Orleans, LA	3.0	3.5	1684	$2,750	$1.63	4d	1	0.37mi
928 Kerlerec St New Orleans, LA	3.0	3.5	1684	$2,750	$1.63	3d	1	0.37mi
1603 Marigny St New Orleans, LA	3.0	2.0	988	$1,099	$1.11	4d	1	0.37mi
1601 Marigny St Unit 1603 New Orleans, LA	3.0	2.0	988	$1,099	$1.11	4d	1	0.37mi
1710 Marigny St New Orleans, LA	3.0	2.0	1120	$1,750	$1.56	24d	1	0.39mi
1936 N Johnson St Unit 36 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	24d	1	0.43mi
2317 N Rampart St Unit 1272378P New Orleans, LA	3.0–6.0	2.0–4.0	1581	$4,154	$2.63	4d	2	0.43mi
1938 N Johnson St Unit 38 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	24d	1	0.43mi
1910 Elysian Fields Ave New Orleans, LA	3.0	1.0	1000	$1,450	$1.45	24d	1	0.45mi
2220 N Prieur St New Orleans, LA	3.0	2.0	1334	$2,000	$1.50	24d	1	0.46mi
2322 Burgundy St Unit C New Orleans, LA	3.0	2.0	1250	$2,200	$1.76	24d	1	0.49mi
1418 Royal St Unit 1418 New Orleans, LA	4.0	2.0	1300	$2,450	$1.88	24d	1	0.51mi
2107 Elysian Fields Ave New Orleans, LA	4.0	2.0	1794	$1,650	$0.92	4d	1	0.59mi
2115 Elysian Fields Ave Unit 2115 New Orleans, LA	3.0	1.0	1100	$1,450	$1.32	24d	1	0.60mi
632 Mandeville St Unit 2B New Orleans, LA	4.0	4.5	1337	$4,500	$3.37	17d	1	0.60mi
1636 Music St New Orleans, LA	3.0	1.0	900	$1,185	$1.32	16d	1	0.61mi
1809 Saint Roch Ave New Orleans, LA	3.0	1.0	949	$1,195	$1.26	17d	1	0.65mi
734 Ursulines Ave New Orleans, LA	3.0	2.0	1340	$2,800	$2.09	44d	1	0.65mi
2115 Mandeville St New Orleans, LA	3.0	2.0	1400	$1,650	$1.18	24d	1	0.67mi
1035 N Derbigny St New Orleans, LA	3.0	1.0	1075	$1,399	$1.30	24d	1	0.68mi
2338 Annette St Unit 1 New Orleans, LA	3.0	1.0	1150	$1,400	$1.22	20d	1	0.73mi
1226 Port St New Orleans, LA	3.0	1.0	1023	$1,650	$1.61	24d	1	0.73mi
2519 N Derbigny St New Orleans, LA	3.0	1.0	994	$1,300	$1.31	21d	1	0.73mi
1735 N Tonti St New Orleans, LA	3.0	1.0	1197	$1,650	$1.38	24d	1	0.79mi
2222 Saint Roch Ave New Orleans, LA	3.0	1.0	900	$1,200	$1.33	24d	1	0.80mi
1924 Painters St New Orleans, LA	3.0	1.0	920	$1,700	$1.85	4d	1	0.81mi
1922 Painters St New Orleans, LA	3.0	1.0	920	$1,700	$1.85	4d	1	0.82mi
2329 Laharpe St New Orleans, LA	3.0	1.0	1250	$1,000	$0.80	20d	1	0.82mi
1929 Dumaine St New Orleans, LA	3.0	1.0	1293	$1,500	$1.16	4d	1	0.84mi
3228 Pauger St New Orleans, LA	5.0	2.0	1600	$2,100	$1.31	24d	1	0.84mi
1831 Saint Ann St Unit A New Orleans, LA	3.0	2.0	900	$1,650	$1.83	24d	1	0.86mi
1831 Saint Ann St Unit A New Orleans, LA	3.0	2.0	900	$2,000	$2.22	3d	1	0.86mi
2522 N Galvez St New Orleans, LA	3.0	2.0	1105	$1,675	$1.52	24d	1	0.86mi
2524 N Galvez St New Orleans, LA	3.0	2.5	1102	$1,800	$1.63	17d	1	0.86mi
2515 N Galvez St Unit 2515 New Orleans, LA	4.0	2.0	1200	$1,900	$1.58	24d	1	0.87mi

Listing history 22 events

1. 2026-06-18
   days on market $170,000 Active 155 DOM
2. 2026-06-17
   days on market $170,000 Active 154 DOM
3. 2026-06-16
   days on market $170,000 Active 153 DOM
4. 2026-06-15
   days on market $170,000 Active 152 DOM
5. 2026-06-13
   days on market $170,000 Active 150 DOM
6. 2026-06-10
   days on market $170,000 Active 147 DOM
7. 2026-06-09
   days on market $170,000 Active 146 DOM
8. 2026-06-08
   days on market $170,000 Active 145 DOM
9. 2026-06-07
   days on market $170,000 Active 144 DOM
10. 2026-06-05
    days on market $170,000 Active 141 DOM
11. 2026-06-03
    days on market $170,000 Active 140 DOM
12. 2026-06-02
    days on market $170,000 Active 139 DOM
13. 2026-06-01
    days on market $170,000 Active 138 DOM
14. 2026-05-31
    days on market $170,000 Active 137 DOM
15. 2026-04-06
    status Active 453-char remark

    Show marketing remark (453 chars)

    Investor/Tax Credit Opportunity in New Marigny, surrounded by the Treme Local Historic District. Sold As-Is. Features quaint rooms, fireplace, ceramic and laminate flooring with hardwood appearance, granite countertops, and a large kitchen with ample cabinet and counter space. Large, paved backyard with storage shed. Appliances included. Minutes to French Quarter, St. Roch Market, parks, museums, dining, and entertainment. Great value-add potential.

16. 2026-04-06
    price $170,000 453-char remark

    Show marketing remark (453 chars)

    Investor/Tax Credit Opportunity in New Marigny, surrounded by the Treme Local Historic District. Sold As-Is. Features quaint rooms, fireplace, ceramic and laminate flooring with hardwood appearance, granite countertops, and a large kitchen with ample cabinet and counter space. Large, paved backyard with storage shed. Appliances included. Minutes to French Quarter, St. Roch Market, parks, museums, dining, and entertainment. Great value-add potential.

17. 2026-04-06
    status Active 453-char remark

    Show marketing remark (453 chars)

    Investor/Tax Credit Opportunity in New Marigny, surrounded by the Treme Local Historic District. Sold As-Is. Features quaint rooms, fireplace, ceramic and laminate flooring with hardwood appearance, granite countertops, and a large kitchen with ample cabinet and counter space. Large, paved backyard with storage shed. Appliances included. Minutes to French Quarter, St. Roch Market, parks, museums, dining, and entertainment. Great value-add potential.

18. 2026-04-06
    price $170,000 453-char remark

    Show marketing remark (453 chars)

    Investor/Tax Credit Opportunity in New Marigny, surrounded by the Treme Local Historic District. Sold As-Is. Features quaint rooms, fireplace, ceramic and laminate flooring with hardwood appearance, granite countertops, and a large kitchen with ample cabinet and counter space. Large, paved backyard with storage shed. Appliances included. Minutes to French Quarter, St. Roch Market, parks, museums, dining, and entertainment. Great value-add potential.

19. 2026-03-24
    historical 453-char remark

    Show marketing remark (453 chars)

    Investor/Tax Credit Opportunity in New Marigny, surrounded by the Treme Local Historic District. Sold As-Is. Features quaint rooms, fireplace, ceramic and laminate flooring with hardwood appearance, granite countertops, and a large kitchen with ample cabinet and counter space. Large, paved backyard with storage shed. Appliances included. Minutes to French Quarter, St. Roch Market, parks, museums, dining, and entertainment. Great value-add potential.

20. 2025-12-31
    listed $185,000 Active 453-char remark

    Show marketing remark (453 chars)

    Investor/Tax Credit Opportunity in New Marigny, surrounded by the Treme Local Historic District. Sold As-Is. Features quaint rooms, fireplace, ceramic and laminate flooring with hardwood appearance, granite countertops, and a large kitchen with ample cabinet and counter space. Large, paved backyard with storage shed. Appliances included. Minutes to French Quarter, St. Roch Market, parks, museums, dining, and entertainment. Great value-add potential.

21. 2025-12-31
    listed $185,000 Active 453-char remark

    Show marketing remark (453 chars)

    Investor/Tax Credit Opportunity in New Marigny, surrounded by the Treme Local Historic District. Sold As-Is. Features quaint rooms, fireplace, ceramic and laminate flooring with hardwood appearance, granite countertops, and a large kitchen with ample cabinet and counter space. Large, paved backyard with storage shed. Appliances included. Minutes to French Quarter, St. Roch Market, parks, museums, dining, and entertainment. Great value-add potential.

22. 1961-10-20
    soldstatus $11,500

ⓘ 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: $2,620 · $218/mo
• Projected year-2 tax: $2,620 · $218/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 8/10 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: $24,990
• − Mortgage interest: −$9,523
• − Property taxes: −$2,620
• − Insurance: −$1,648
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − Depreciation: −$4,945
• Taxable income: $2,256
• Est. tax owed @ 24.0%: −$541
• After-tax cash flow: $4,235/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

+1378.3% since first listed

8 events — show timeline

• 2026-04-06 Relisted — AcadianaMLS
• 2026-04-06 Price Changed $170,000 AcadianaMLS
• 2026-04-06 Relisted — GSREIN
• 2026-04-06 Price Changed $170,000 GSREIN
• 2026-03-24 Listing Removed — GSREIN
• 2025-12-31 Listed $185,000 GSREIN
• 2025-12-31 Listed $185,000 AcadianaMLS
• 1961-10-20 Sold (Public Records) $11,500 Public Records

Property tax history

+40.7%/yr

Latest (2026): $2,620 · +1.1% YoY. Source: county tax records.