8719 Fig St · New Orleans, LA 70118

$110,000

3 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 74 Days on market

Built 1944 $71/sqft · 56% below area ↓ 19% since listing

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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

Investor Special located in the Carrollton Hollygrove State Cultural District and may qualify for 25% State Historic Tax Credit to recoup qualified rehabilitation costs. The spacious 3/4 Bedroom home has a bonus Office area, large Family room and Dining area. The property is priced to reflect the repairs needed. The surrounding area is experiencing a surge in renovations, making this home a prime Candidate for your creative vision. Layout has a separate entrance, great for Roommate or Tenant. Off Street Parking for 3 Vehicles. X Flood Zone. Call for private showing.

Key facts

• Separate entrance
• Large family room
• Off street parking

Tags

• BONUS OFFICE AREA
• LARGE FAMILY ROOM
• DINING AREA
• SEPARATE ENTRANCE
• OFF STREET PARKING

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$250,834) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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; 279 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 38% of the median local income ($64k/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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($103k) 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 1944 — 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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — 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: 1.86% ✓
• Cap rate: 15.60%
• Cash-on-cash: 33.23%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (median comp): $250,834
• List price: $110,000
• Delta: -56.15%
• 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
8719 Fig St	0.00mi	3/2.0	1,540 (0%)	1mo	$70,000	$45	100
2939 Leonidas St	0.11mi	3/2.0	1,516 (-2%)	0mo	$155,500	$103	92
3024 Hollygrove St	0.19mi	3/2.0	1,533 (-0%)	5mo	$299,000	$195	86
8917 Apple St	0.30mi	3/2.0	1,586 (+3%)	3mo	$221,000	$139	79
2510 General Ogden St	0.35mi	3/1.0	1,500 (-3%)	2mo	$55,000	$37	74
8324 Apple St	0.39mi	3/1.0	1,538 (-0%)	6mo	$70,000	$46	72
2828 Mistletoe St	0.34mi	3/2.0	1,670 (+8%)	2mo	$287,000	$172	68
7909 Belfast St	0.60mi	3/2.0	1,615 (+5%)	0mo	$466,000	$289	64
7822 Colapissa St	0.61mi	3/2.0	1,452 (-6%)	1mo	$245,000	$169	62
9119 Edinburgh St	0.42mi	3/2.0	1,349 (-12%)	1mo	$125,000	$93	59
8207 Neron Pl	0.59mi	3/3.0	1,608 (+4%)	3mo	$270,000	$168	58
7935 Fig St	0.53mi	3/2.0	1,744 (+13%)	2mo	$318,750	$183	52

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 · 0.97% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 1.92×
• Total profit: $28,247
• Equity at exit: $16,401

10-year hold

• IRR: 29.5%
• Equity multiple: 3.38×
• Total profit: $73,280
• Equity at exit: $9,511

Cash invested: $30,800 (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 70118

• Rents YoY: 1.0%
• Active inventory: 279
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $786

Break-even live

Break-even rent $1,046

Max offer price $110,000

Occupancy floor 56%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8929 Colapissa St New Orleans, LA	3.0	1.0	1300	$1,400	$1.08	23d	1	0.16mi
8816 Olive St Unit A-B New Orleans, LA	3.0	2.0	1200	$1,800	$1.50	16d	1	0.23mi
8816 Olive St New Orleans, LA	3.0	2.0	1200	$1,800	$1.50	23d	1	0.23mi
9107 Fig St New Orleans, LA	3.0	3.0	1230	$2,000	$1.63	3d	1	0.26mi
8405 Apricot St New Orleans, LA	3.0	2.0	1058	$1,795	$1.70	3d	1	0.26mi
8405 Apricot St New Orleans, LA	3.0	2.0	1058	$1,795	$1.70	3d	1	0.26mi
8812 Apple St New Orleans, LA	3.0	2.0	1085	$1,650	$1.52	16d	1	0.32mi
2527 Eagle St New Orleans, LA	3.0	2.0	1571	$2,200	$1.40	23d	1	0.32mi
8502 Edinburgh St New Orleans, LA	3.0	2.0	1456	$1,800	$1.24	3d	1	0.33mi
2616 Cambronne St Unit 2618 New Orleans, LA	3.0	1.0	1200	$1,475	$1.23	23d	1	0.34mi
8815 Palm St New Orleans, LA	3.0	2.0	1195	$2,100	$1.76	23d	1	0.39mi
8537 S Claiborne Ave New Orleans, LA	2.0	1.0	1450	$1,400	$0.97	3d	1	0.43mi
9122 Nelson St New Orleans, LA	2.0	2.0	1100	$1,550	$1.41	23d	1	0.46mi
9129 Nelson St New Orleans, LA	2.0	1.5	1434	$1,900	$1.32	23d	1	0.46mi
9438 Forshey St New Orleans, LA	3.0	2.0	1274	$2,000	$1.57	23d	1	0.51mi
9215 S Claiborne Ave New Orleans, LA	2.0	2.0	1100	$2,000	$1.82	11d	1	0.54mi
2305 Joliet St New Orleans, LA	3.0	2.0	1451	$2,500	$1.72	43d	1	0.54mi
7922 Colapissa St New Orleans, LA	4.0	2.0	1848	$2,400	$1.30	10d	1	0.54mi
2251 Cambronne St Unit A New Orleans, LA	3.0	1.5	1945	$2,495	$1.28	23d	1	0.56mi
7933 Belfast St Unit Upper New Orleans, LA	3.0	2.0	1500	$2,400	$1.60	23d	1	0.57mi
9528 Stroelitz St New Orleans, LA	3.0	2.0	1174	$2,100	$1.79	11d	1	0.69mi
2231 S Carrollton Ave Unit D New Orleans, LA	3.0	2.0	1600	$2,495	$1.56	23d	1	0.71mi
2308 Short St New Orleans, LA	3.0	2.0	1600	$2,800	$1.75	3d	1	0.72mi
8426 Spruce St New Orleans, LA	3.0	2.0	1700	$3,000	$1.76	43d	1	0.76mi
912 Monticello Ave New Orleans, LA	3.0	2.0	1750	$2,500	$1.43	43d	1	0.76mi
2102 S Carrollton Ave New Orleans, LA	3.0	2.0	1800	$2,250	$1.25	11d	1	0.77mi
2102 S Carrollton Ave Unit NA New Orleans, LA	3.0	2.0	1800	$2,250	$1.25	10d	1	0.77mi
2835 Pine St Unit 2835 New Orleans, LA	3.0	2.0	1219	$2,995	$2.46	43d	1	0.77mi
2833 Pine St Unit 2833 New Orleans, LA	3.0	2.0	1219	$3,200	$2.63	19d	1	0.77mi
1836 General Ogden St New Orleans, LA	3.0	2.0	1368	$1,675	$1.22	23d	1	0.80mi
7909 Sycamore St New Orleans, LA	3.0	2.0	2000	$2,400	$1.20	3d	1	0.80mi
2101 S Carrollton Ave New Orleans, LA	4.0	2.0	1800	$2,400	$1.33	23d	1	0.80mi
7902 Sycamore St New Orleans, LA	4.0	2.0	1991	$3,200	$1.61	43d	1	0.82mi
4211 Hamilton St Unit NA New Orleans, LA	2.0	1.0	1400	$1,100	$0.79	11d	1	0.82mi
4211 Hamilton St New Orleans, LA	2.0	1.0	1400	$1,100	$0.79	14d	1	0.82mi
8927 Hickory St New Orleans, LA	2.0	1.0	1440	$1,500	$1.04	23d	1	0.84mi
2921 Audubon St New Orleans, LA	2.0	1.0	1500	$1,550	$1.03	17d	1	0.87mi
2201 Burdette St New Orleans, LA	3.0	1.5	1800	$2,695	$1.50	17d	1	0.88mi
2116 Burdette St New Orleans, LA	3.0	1.0	1700	$1,975	$1.16	3d	1	0.88mi
7021 Pritchard Pl New Orleans, LA	2.0	1.0	1100	$1,950	$1.77	16d	1	0.90mi

Listing history 14 events

1. 2026-06-01
   days on market $110,000 Active 74 DOM
2. 2026-05-31
   days on market $110,000 Active 73 DOM
3. 2026-03-18
   listed $110,000 Active 572-char remark

   Show marketing remark (572 chars)

   Investor Special located in the Carrollton Hollygrove State Cultural District and may qualify for 25% State Historic Tax Credit to recoup qualified rehabilitation costs. The spacious 3/4 Bedroom home has a bonus Office area, large Family room and Dining area. The property is priced to reflect the repairs needed. The surrounding area is experiencing a surge in renovations, making this home a prime Candidate for your creative vision. Layout has a separate entrance, great for Roommate or Tenant. Off Street Parking for 3 Vehicles. X Flood Zone. Call for private showing.

4. 2026-03-18
   listed $110,000 Active 572-char remark

   Show marketing remark (572 chars)

   Investor Special located in the Carrollton Hollygrove State Cultural District and may qualify for 25% State Historic Tax Credit to recoup qualified rehabilitation costs. The spacious 3/4 Bedroom home has a bonus Office area, large Family room and Dining area. The property is priced to reflect the repairs needed. The surrounding area is experiencing a surge in renovations, making this home a prime Candidate for your creative vision. Layout has a separate entrance, great for Roommate or Tenant. Off Street Parking for 3 Vehicles. X Flood Zone. Call for private showing.

5. 2025-11-21
   price $95,000
6. 2025-11-20
   price $95,000
7. 2025-08-29
   price $110,000
8. 2025-08-29
   price $110,000
9. 2025-03-28
   price $120,000
10. 2025-03-28
    price $120,000
11. 2024-11-04
    price $125,000
12. 2024-11-04
    price $125,000
13. 2024-08-01
    price $135,000
14. 2024-06-25
    listed $135,000 Active

ⓘ 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) · 74% 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: $24,502
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$3,200
• Taxable income: $8,223
• Est. tax owed @ 24.0%: −$1,973
• After-tax cash flow: $7,464/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): 36,072
• Household income: $63,750
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2237.0

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 0.65)
• Race & ethnicity: White 47% Black 34% Hispanic / Latino 11% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Italian 2% Romanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 86% English-only · Spanish 7% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -210.46%
• Current HPI: 282.9629
• Rent YoY: ▲ 0.97%
• 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

-18.5% since first listed

12 events — show timeline

• 2026-03-18 Listed $110,000 AcadianaMLS
• 2026-03-18 Listed $110,000 GSREIN
• 2025-11-21 Price Changed $95,000 AcadianaMLS
• 2025-11-20 Price Changed $95,000 GSREIN
• 2025-08-29 Price Changed $110,000 AcadianaMLS
• 2025-08-29 Price Changed $110,000 GSREIN
• 2025-03-28 Price Changed $120,000 AcadianaMLS
• 2025-03-28 Price Changed $120,000 GSREIN
• 2024-11-04 Price Changed $125,000 AcadianaMLS
• 2024-11-04 Price Changed $125,000 GSREIN
• 2024-08-01 Price Changed $135,000 GSREIN
• 2024-06-25 Listed $135,000 AcadianaMLS

Property tax history

+0.4%/yr

Latest (2026): $112 · +0.3% YoY. Source: county tax records.