3625 Napoleon Ave · New Orleans, LA 70125

$184,900

4 bd · 2.0 ba · 3,640 sqft · SingleFamily public records · 197 Days on market

Built 1920 $51/sqft · 81% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come breathe new life into this hidden gem nestled in the vibrant Broadmoor community! Bursting with potential, this spacious home welcomes you with a grand foyer that sets the tone for its classic charm. The main floor features an inviting sunroom, an enormous living room anchored by a striking slate tile fireplace, a formal dining room, and a kitchen with a functional island. You'll also find two generously sized bedrooms and two full bathrooms on the main level. The raised basement was once used as additional living space and offers even more possibilities with two extra bathrooms, washer/dryer hook ups and water sources for two kitchenettes already in place. Outside, enjoy off-street parking, a handy storage shed, generous backyard, and an enormous side courtyard to customize to your hearts desire. Don't miss the opportunity to restore and reimagine this historic beauty--opportunities like this don't come around often! HIGHEST and BEST offers must be received by April 23, 2026 at 5:00 CST

Key facts

• Slate tile fireplace
• Extra bathrooms
• Raised basement

Tags

• GRAND FOYER
• INVITING SUNROOM
• SLATE TILE FIREPLACE
• FUNCTIONAL ISLAND
• RAISED BASEMENT
• EXTRA BATHROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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; 217 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,231/mo this rent would consume 63% of the median local household income ($61k/yr) (locally 1270% 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 $6k 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 197 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $125k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $185k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; flood insurance adds $427/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $162,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.75% ✓
• Cap rate: 12.88%
• Cash-on-cash: 23.54%
• DSCR: 2.05
• GRM: 4.8

CMA / ARV

• ARV (median comp): $509,563
• List price: $184,900
• Delta: -63.71%
• 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
3439 Octavia St	0.32mi	4/3.5	3,570 (-2%)	6mo	$645,000	$181	70
3416 Upperline St	0.22mi	3/3.5 (-1)	3,479 (-4%)	6mo	$725,000	$208	66
5024 S Claiborne Ave	0.49mi	4/3.5	3,581 (-2%)	8mo	$645,000	$180	61
3510 Octavia St	0.35mi	4/3.5	3,204 (-12%)	1mo	$949,000	$296	57
231 Audubon Blvd	0.69mi	4/3.5	3,544 (-3%)	2mo	$885,000	$250	55
3630 Octavia St	0.36mi	5/3.5 (+1)	3,314 (-9%)	7mo	$399,000	$120	51
3136 Octavia St	0.41mi	5/4.0 (+1)	3,700 (+2%)	18mo	$749,000	$202	50
2010 S Salcedo St	0.30mi	5/3.0 (+1)	4,051 (+11%)	12mo	$448,000	$111	48
2720 Jefferson Ave	0.63mi	4/4.0	3,786 (+4%)	12mo	$510,000	$135	46
3700 Octavia St	0.37mi	4/3.5	3,284 (-10%)	17mo	$774,250	$236	46
2705 Octavia St	0.66mi	5/4.0 (+1)	3,351 (-8%)	1mo	$739,000	$221	42
2522 Jefferson Ave	0.74mi	5/3.0 (+1)	4,000 (+10%)	8mo	$593,000	$148	34

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $818
• Equity at exit: $27,569

10-year hold

• IRR: 6.7%
• Equity multiple: 1.44×
• Total profit: $22,649
• Equity at exit: $15,987

Cash invested: $51,772 (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 70125

• Home prices YoY: -16.3%
• Rents YoY: 0.7%
• Active inventory: 217
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $3,231 high
• Mortgage (P&I): −$970
• Tax from tax record: −$490 /mo · $5,877/yr
• Insurance: −$77
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$678
• Net cashflow: $589

Break-even live

Break-even rent $2,485

Max offer price $184,900

Occupancy floor 77%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4442 S Johnson St Unit 4442 New Orleans, LA	4.0	4.5	3000	$4,500	$1.50	11d	1	0.17mi
3112 Upperline St New Orleans, LA	5.0	3.5	2800	$3,650	$1.30	23d	1	0.33mi
5533 S Tonti St New Orleans, LA	4.0	4.0	3000	$3,000	$1.00	14d	1	0.37mi
4027 S Derbigny St New Orleans, LA	3.0	2.0	2950	$1,950	$0.66	23d	1	0.38mi
3200 Washington Ave Unit NA New Orleans, LA	4.0	3.0	2490	$3,400	$1.37	3d	1	0.49mi
2616 Calhoun St New Orleans, LA	4.0	2.5	2850	$2,500	$0.88	43d	1	0.77mi
5516 S Robertson St Unit A New Orleans, LA	3.0	2.5	3614	$2,800	$0.77	43d	1	0.85mi
2432 Calhoun St New Orleans, LA	4.0	2.0	3300	$4,400	$1.33	17d	1	0.86mi
2308 Jena St New Orleans, LA	3.0	2.5	2550	$3,300	$1.29	43d	1	0.86mi
2217 Jefferson Ave Unit none New Orleans, LA	3.0	2.0	2500	$2,500	$1.00	43d	1	0.89mi
7325 Sycamore St New Orleans, LA	4.0	3.0	2500	$2,350	$0.94	23d	1	0.90mi
2107 Calhoun St New Orleans, LA	3.0	2.0	3300	$2,790	$0.85	43d	1	1.03mi
1519 Pine St New Orleans, LA	5.0	3.0	3000	$4,000	$1.33	23d	1	1.04mi
1927 Napoleon Ave New Orleans, LA	5.0	2.0	3350	$3,600	$1.07	43d	1	1.10mi
1907 Napoleon Ave New Orleans, LA	4.0	2.0	2500	$2,800	$1.12	17d	1	1.13mi
4 Cromwell Pl New Orleans, LA	5.0	2.0	2600	$7,000	$2.69	43d	1	1.13mi
3314 Carondelet St Unit A New Orleans, LA	3.0	2.0	3500	$3,000	$0.86	23d	1	1.38mi
7211 Saint Charles Ave New Orleans, LA	5.0	3.0	2800	$2,999	$1.07	43d	1	1.49mi

Listing history 21 events

1. 2026-05-07
   status Pending 1007-char remark

   Show marketing remark (1018 chars)

   Come breathe new life into this hidden gem nestled in the vibrant Broadmoor community! Bursting with potential, this spacious home welcomes you with a grand foyer that sets the tone for its classic charm. The main floor features an inviting sunroom, an enormous living room anchored by a striking slate tile fireplace, a formal dining room, and a kitchen with a functional island. You'll also find two generously sized bedrooms and two full bathrooms on the main level. The raised basement was once used as additional living space and offers even more possibilities with two extra bathrooms, washer/dryer hook ups and water sources for two kitchenettes already in place. Outside, enjoy off-street parking, a handy storage shed, generous backyard, and an enormous side courtyard to customize to your hearts desire. Don't miss the opportunity to restore and reimagine this historic beauty—opportunities like this don’t come around often! HIGHEST and BEST offers must be received by April 23, 2026 at 5:00 CST

2. 2026-05-07
   status Pending 1018-char remark

   Show marketing remark (1018 chars)

   Come breathe new life into this hidden gem nestled in the vibrant Broadmoor community! Bursting with potential, this spacious home welcomes you with a grand foyer that sets the tone for its classic charm. The main floor features an inviting sunroom, an enormous living room anchored by a striking slate tile fireplace, a formal dining room, and a kitchen with a functional island. You'll also find two generously sized bedrooms and two full bathrooms on the main level. The raised basement was once used as additional living space and offers even more possibilities with two extra bathrooms, washer/dryer hook ups and water sources for two kitchenettes already in place. Outside, enjoy off-street parking, a handy storage shed, generous backyard, and an enormous side courtyard to customize to your hearts desire. Don't miss the opportunity to restore and reimagine this historic beauty—opportunities like this don’t come around often! HIGHEST and BEST offers must be received by April 23, 2026 at 5:00 CST

3. 2026-04-14
   status Active 1007-char remark

   Show marketing remark (1018 chars)

   Come breathe new life into this hidden gem nestled in the vibrant Broadmoor community! Bursting with potential, this spacious home welcomes you with a grand foyer that sets the tone for its classic charm. The main floor features an inviting sunroom, an enormous living room anchored by a striking slate tile fireplace, a formal dining room, and a kitchen with a functional island. You'll also find two generously sized bedrooms and two full bathrooms on the main level. The raised basement was once used as additional living space and offers even more possibilities with two extra bathrooms, washer/dryer hook ups and water sources for two kitchenettes already in place. Outside, enjoy off-street parking, a handy storage shed, generous backyard, and an enormous side courtyard to customize to your hearts desire. Don't miss the opportunity to restore and reimagine this historic beauty—opportunities like this don’t come around often! HIGHEST and BEST offers must be received by April 23, 2026 at 5:00 CST

4. 2026-04-14
   status Active 1018-char remark

   Show marketing remark (1018 chars)

   Come breathe new life into this hidden gem nestled in the vibrant Broadmoor community! Bursting with potential, this spacious home welcomes you with a grand foyer that sets the tone for its classic charm. The main floor features an inviting sunroom, an enormous living room anchored by a striking slate tile fireplace, a formal dining room, and a kitchen with a functional island. You'll also find two generously sized bedrooms and two full bathrooms on the main level. The raised basement was once used as additional living space and offers even more possibilities with two extra bathrooms, washer/dryer hook ups and water sources for two kitchenettes already in place. Outside, enjoy off-street parking, a handy storage shed, generous backyard, and an enormous side courtyard to customize to your hearts desire. Don't miss the opportunity to restore and reimagine this historic beauty—opportunities like this don’t come around often! HIGHEST and BEST offers must be received by April 23, 2026 at 5:00 CST

5. 2026-04-03
   historical 1018-char remark

   Show marketing remark (1018 chars)

   Come breathe new life into this hidden gem nestled in the vibrant Broadmoor community! Bursting with potential, this spacious home welcomes you with a grand foyer that sets the tone for its classic charm. The main floor features an inviting sunroom, an enormous living room anchored by a striking slate tile fireplace, a formal dining room, and a kitchen with a functional island. You'll also find two generously sized bedrooms and two full bathrooms on the main level. The raised basement was once used as additional living space and offers even more possibilities with two extra bathrooms, washer/dryer hook ups and water sources for two kitchenettes already in place. Outside, enjoy off-street parking, a handy storage shed, generous backyard, and an enormous side courtyard to customize to your hearts desire. Don't miss the opportunity to restore and reimagine this historic beauty—opportunities like this don’t come around often! HIGHEST and BEST offers must be received by April 23, 2026 at 5:00 CST

6. 2026-03-10
   price $184,900 1007-char remark

   Show marketing remark (1018 chars)

   Come breathe new life into this hidden gem nestled in the vibrant Broadmoor community! Bursting with potential, this spacious home welcomes you with a grand foyer that sets the tone for its classic charm. The main floor features an inviting sunroom, an enormous living room anchored by a striking slate tile fireplace, a formal dining room, and a kitchen with a functional island. You'll also find two generously sized bedrooms and two full bathrooms on the main level. The raised basement was once used as additional living space and offers even more possibilities with two extra bathrooms, washer/dryer hook ups and water sources for two kitchenettes already in place. Outside, enjoy off-street parking, a handy storage shed, generous backyard, and an enormous side courtyard to customize to your hearts desire. Don't miss the opportunity to restore and reimagine this historic beauty—opportunities like this don’t come around often! HIGHEST and BEST offers must be received by April 23, 2026 at 5:00 CST

7. 2026-03-10
   price $184,900 1018-char remark

   Show marketing remark (1018 chars)

   Come breathe new life into this hidden gem nestled in the vibrant Broadmoor community! Bursting with potential, this spacious home welcomes you with a grand foyer that sets the tone for its classic charm. The main floor features an inviting sunroom, an enormous living room anchored by a striking slate tile fireplace, a formal dining room, and a kitchen with a functional island. You'll also find two generously sized bedrooms and two full bathrooms on the main level. The raised basement was once used as additional living space and offers even more possibilities with two extra bathrooms, washer/dryer hook ups and water sources for two kitchenettes already in place. Outside, enjoy off-street parking, a handy storage shed, generous backyard, and an enormous side courtyard to customize to your hearts desire. Don't miss the opportunity to restore and reimagine this historic beauty—opportunities like this don’t come around often! HIGHEST and BEST offers must be received by April 23, 2026 at 5:00 CST

8. 2026-02-24
   price $199,700 1007-char remark

   Show marketing remark (1018 chars)

   Come breathe new life into this hidden gem nestled in the vibrant Broadmoor community! Bursting with potential, this spacious home welcomes you with a grand foyer that sets the tone for its classic charm. The main floor features an inviting sunroom, an enormous living room anchored by a striking slate tile fireplace, a formal dining room, and a kitchen with a functional island. You'll also find two generously sized bedrooms and two full bathrooms on the main level. The raised basement was once used as additional living space and offers even more possibilities with two extra bathrooms, washer/dryer hook ups and water sources for two kitchenettes already in place. Outside, enjoy off-street parking, a handy storage shed, generous backyard, and an enormous side courtyard to customize to your hearts desire. Don't miss the opportunity to restore and reimagine this historic beauty—opportunities like this don’t come around often! HIGHEST and BEST offers must be received by April 23, 2026 at 5:00 CST

9. 2026-02-24
   price $199,700 1018-char remark

   Show marketing remark (1018 chars)

   Come breathe new life into this hidden gem nestled in the vibrant Broadmoor community! Bursting with potential, this spacious home welcomes you with a grand foyer that sets the tone for its classic charm. The main floor features an inviting sunroom, an enormous living room anchored by a striking slate tile fireplace, a formal dining room, and a kitchen with a functional island. You'll also find two generously sized bedrooms and two full bathrooms on the main level. The raised basement was once used as additional living space and offers even more possibilities with two extra bathrooms, washer/dryer hook ups and water sources for two kitchenettes already in place. Outside, enjoy off-street parking, a handy storage shed, generous backyard, and an enormous side courtyard to customize to your hearts desire. Don't miss the opportunity to restore and reimagine this historic beauty—opportunities like this don’t come around often! HIGHEST and BEST offers must be received by April 23, 2026 at 5:00 CST

10. 2026-01-30
    price $248,700 1007-char remark

    Show marketing remark (1007 chars)

    Come breathe new life into this hidden gem nestled in the vibrant Broadmoor community! Bursting with potential, this spacious home welcomes you with a grand foyer that sets the tone for its classic charm. The main floor features an inviting sunroom, an enormous living room anchored by a striking slate tile fireplace, a formal dining room, and a kitchen with a functional island. You'll also find two generously sized bedrooms and two full bathrooms on the main level. The raised basement was once used as additional living space and offers even more possibilities with two extra bathrooms, washer/dryer hook ups and water sources for two kitchenettes already in place. Outside, enjoy off-street parking, a handy storage shed, generous backyard, and an enormous side courtyard to customize to your hearts desire. Don't miss the opportunity to restore and reimagine this historic beauty--opportunities like this don't come around often! HIGHEST and BEST offers must be received by April 23, 2026 at 5:00 CST

11. 2026-01-27
    price $248,700 1018-char remark

    Show marketing remark (1018 chars)

    Come breathe new life into this hidden gem nestled in the vibrant Broadmoor community! Bursting with potential, this spacious home welcomes you with a grand foyer that sets the tone for its classic charm. The main floor features an inviting sunroom, an enormous living room anchored by a striking slate tile fireplace, a formal dining room, and a kitchen with a functional island. You'll also find two generously sized bedrooms and two full bathrooms on the main level. The raised basement was once used as additional living space and offers even more possibilities with two extra bathrooms, washer/dryer hook ups and water sources for two kitchenettes already in place. Outside, enjoy off-street parking, a handy storage shed, generous backyard, and an enormous side courtyard to customize to your hearts desire. Don't miss the opportunity to restore and reimagine this historic beauty—opportunities like this don’t come around often! HIGHEST and BEST offers must be received by April 23, 2026 at 5:00 CST

12. 2026-01-05
    price $298,700 1007-char remark

    Show marketing remark (1018 chars)

    Come breathe new life into this hidden gem nestled in the vibrant Broadmoor community! Bursting with potential, this spacious home welcomes you with a grand foyer that sets the tone for its classic charm. The main floor features an inviting sunroom, an enormous living room anchored by a striking slate tile fireplace, a formal dining room, and a kitchen with a functional island. You'll also find two generously sized bedrooms and two full bathrooms on the main level. The raised basement was once used as additional living space and offers even more possibilities with two extra bathrooms, washer/dryer hook ups and water sources for two kitchenettes already in place. Outside, enjoy off-street parking, a handy storage shed, generous backyard, and an enormous side courtyard to customize to your hearts desire. Don't miss the opportunity to restore and reimagine this historic beauty—opportunities like this don’t come around often! HIGHEST and BEST offers must be received by April 23, 2026 at 5:00 CST

13. 2026-01-05
    price $298,700 1018-char remark

    Show marketing remark (1018 chars)

    Come breathe new life into this hidden gem nestled in the vibrant Broadmoor community! Bursting with potential, this spacious home welcomes you with a grand foyer that sets the tone for its classic charm. The main floor features an inviting sunroom, an enormous living room anchored by a striking slate tile fireplace, a formal dining room, and a kitchen with a functional island. You'll also find two generously sized bedrooms and two full bathrooms on the main level. The raised basement was once used as additional living space and offers even more possibilities with two extra bathrooms, washer/dryer hook ups and water sources for two kitchenettes already in place. Outside, enjoy off-street parking, a handy storage shed, generous backyard, and an enormous side courtyard to customize to your hearts desire. Don't miss the opportunity to restore and reimagine this historic beauty—opportunities like this don’t come around often! HIGHEST and BEST offers must be received by April 23, 2026 at 5:00 CST

14. 2025-10-10
    listed $310,000 Active 1007-char remark

    Show marketing remark (1018 chars)

    Come breathe new life into this hidden gem nestled in the vibrant Broadmoor community! Bursting with potential, this spacious home welcomes you with a grand foyer that sets the tone for its classic charm. The main floor features an inviting sunroom, an enormous living room anchored by a striking slate tile fireplace, a formal dining room, and a kitchen with a functional island. You'll also find two generously sized bedrooms and two full bathrooms on the main level. The raised basement was once used as additional living space and offers even more possibilities with two extra bathrooms, washer/dryer hook ups and water sources for two kitchenettes already in place. Outside, enjoy off-street parking, a handy storage shed, generous backyard, and an enormous side courtyard to customize to your hearts desire. Don't miss the opportunity to restore and reimagine this historic beauty—opportunities like this don’t come around often! HIGHEST and BEST offers must be received by April 23, 2026 at 5:00 CST

15. 2025-10-10
    listed $310,000 Active 1018-char remark

    Show marketing remark (1018 chars)

    Come breathe new life into this hidden gem nestled in the vibrant Broadmoor community! Bursting with potential, this spacious home welcomes you with a grand foyer that sets the tone for its classic charm. The main floor features an inviting sunroom, an enormous living room anchored by a striking slate tile fireplace, a formal dining room, and a kitchen with a functional island. You'll also find two generously sized bedrooms and two full bathrooms on the main level. The raised basement was once used as additional living space and offers even more possibilities with two extra bathrooms, washer/dryer hook ups and water sources for two kitchenettes already in place. Outside, enjoy off-street parking, a handy storage shed, generous backyard, and an enormous side courtyard to customize to your hearts desire. Don't miss the opportunity to restore and reimagine this historic beauty—opportunities like this don’t come around often! HIGHEST and BEST offers must be received by April 23, 2026 at 5:00 CST

16. 2024-04-04
    price $400,000
17. 2024-03-06
    price $450,000
18. 2024-01-26
    price $510,000
19. 2023-11-26
    listed $400,000
20. 1998-10-14
    soldstatus $105,000
21. 1985-01-30
    soldstatus $74,200

ⓘ 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: $5,877 · $490/mo
• Projected year-2 tax: $5,877 · $490/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 AE · 78% 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,767
• − Mortgage interest: −$10,357
• − Property taxes: −$5,877
• − Insurance: −$6,043
• − Repairs & maintenance: −$3,101
• − Management: −$3,101
• − Depreciation: −$5,379
• Taxable income: $4,908
• Est. tax owed @ 24.0%: −$1,178
• After-tax cash flow: $5,892/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): 17,821
• Household income: $61,174
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 1270.0

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: Black 51% White 32% Hispanic / Latino 9% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 1% Chinese 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: ▼ -49.68%
• Current HPI: 255.5998
• Rent YoY: ▲ 0.73%
• 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

+149.2% since first listed

21 events — show timeline

• 2026-05-07 Pending — AcadianaMLS
• 2026-05-07 Pending — GSREIN
• 2026-04-14 Relisted — AcadianaMLS
• 2026-04-14 Relisted — GSREIN
• 2026-04-03 Listing Removed — GSREIN
• 2026-03-10 Price Changed $184,900 AcadianaMLS
• 2026-03-10 Price Changed $184,900 GSREIN
• 2026-02-24 Price Changed $199,700 AcadianaMLS
• 2026-02-24 Price Changed $199,700 GSREIN
• 2026-01-30 Price Changed $248,700 AcadianaMLS
• 2026-01-27 Price Changed $248,700 GSREIN
• 2026-01-05 Price Changed $298,700 AcadianaMLS
• 2026-01-05 Price Changed $298,700 GSREIN
• 2025-10-10 Listed $310,000 GSREIN
• 2025-10-10 Listed $310,000 AcadianaMLS
• 2024-04-04 Price Changed $400,000 GSREIN
• 2024-03-06 Price Changed $450,000 GSREIN
• 2024-01-26 Price Changed $510,000 GSREIN
• 2023-11-26 Listed $400,000 AcadianaMLS
• 1998-10-14 Sold (Public Records) $105,000 Public Records
• 1985-01-30 Sold (Public Records) $74,200 Public Records

Property tax history

+3.2%/yr

Latest (2026): $5,877 · +24.4% YoY. Source: county tax records.