2020 Mandeville St · New Orleans, LA 70117

$279,900

4 bd · 3.0 ba · 2,501 sqft · MultiFamily · 107 Days on market

Built 1917 3,841 sqft lot Est $278k · at est.

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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 +17.8/30.0
• ARV discount +7.1/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This beautifully updated home features refinished hardwood floors, soaring 12' ceilings and an open concept living area. The kitchen has plenty of cabinet storage, marble countertops and stainless steel appliances. Offering 4 bedrooms and 3 bathrooms, the primary suite includes a large bedroom and spa-inspired bath and 2 large walk in closets. A bright multipurpose room provides endless options for work or play. Enjoy the privacy of a fenced yard and nice back deck. This is a Fannie Mae HomePath property.

Key facts

• 12 ceilings
• Marble countertops
• 3,841 sq ft lot

Tags

• REFINISHED HARDWOOD FLOORS
• 12 CEILINGS
• OPEN CONCEPT LIVING AREA
• PLENTY OF CABINET STORAGE
• MARBLE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/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 $274k (2.1% below list).
• Recommended offer: $255k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• Zoned schools: Benjamin Franklin Elem. Math And Science (math 12% / reading 23%, grade F, #479 of 646 statewide, top 75%, 747 students, 98% FRL, charter) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 587 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,740/mo this rent would consume 72% of the median local household income ($46k/yr) (locally 1988% 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 $2k of loan paydown is wiped out by about $8k 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 107 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 7y ago; this cycle's ask has dropped $65k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1917 — 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $277,611
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2530 32 N Galvez St	0.34mi	5/3.0 (+1)	2,402 (-4%)	8mo	$214,900	$89	66
2117 19 Spain St	0.12mi	5/4.5 (+1)	2,571 (+3%)	19mo	$385,000	$150	63
1618 20 Touro St	0.41mi	4/2.0	2,624 (+5%)	10mo	$92,500	$35	60
1810 Allen St	0.59mi	4/4.0	2,390 (-4%)	4mo	$265,000	$111	58
1827 29 Frenchmen St	0.24mi	5/3.0 (+1)	2,160 (-14%)	9mo	$360,000	$167	53
1939-41 N Tonti St	0.58mi	4/4.0	2,400 (-4%)	12mo	$125,000	$52	52
1726 24 Touro St	0.36mi	4/2.0	2,267 (-9%)	20mo	$175,000	$77	47
1940-42 Pauger St	0.64mi	4/4.0	2,556 (+2%)	19mo	$120,000	$47	47
2517 19 Frenchmen St	0.39mi	5/4.5 (+1)	2,411 (-4%)	23mo	$368,000	$153	45
1231 Spain St	0.56mi	4/2.0	2,304 (-8%)	20mo	$330,000	$143	40

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-36,253
• Equity at exit: $41,734

10-year hold

• IRR: -4.7%
• Equity multiple: 0.70×
• Total profit: $-23,498
• Equity at exit: $24,201

Cash invested: $78,372 (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: 587
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,740 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $164

Break-even live

Break-even rent $2,533

Max offer price $279,900

Occupancy floor 89%

Sensitivity live

Price	-10% $357	-5% $260	+0% $164	+5% $67	+10% $-30
Rent	-10% $-53	-5% $55	+0% $164	+5% $272	+10% $380
Rate	-1.0pp $305	-0.5pp $235	base $164	+0.5pp $91	+1.0pp $17

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2107 Elysian Fields Ave New Orleans, LA	4.0	2.0	1794	$1,650	$0.92	5d	1	0.15mi
2228 Arts St New Orleans, LA	3.0	2.0	2270	$1,675	$0.74	5d	1	0.30mi
1837 Touro St New Orleans, LA	3.0	1.0	1994	$2,000	$1.00	25d	1	0.30mi
2920 Pauger St New Orleans, LA	4.0	2.0	1882	$1,995	$1.06	25d	1	0.42mi
1938 N Johnson St Unit 38 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	25d	1	0.45mi
1936 N Johnson St Unit 36 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	25d	1	0.45mi
1831 N Miro St New Orleans, LA	3.0	2.0	1882	$2,500	$1.33	45d	1	0.68mi
2317 N Rampart St Unit 1272378P New Orleans, LA	3.0–6.0	2.0–4.0	1581	$4,154	$2.63	5d	2	0.71mi
2320 N Rampart St New Orleans, LA	3.0	3.0	2317	$3,700	$1.60	45d	1	0.73mi
1231 Feliciana St New Orleans, LA	3.0	2.5	1869	$2,750	$1.47	45d	1	0.87mi
1860 Burgundy St New Orleans, LA	4.0	4.0	3000	$3,500	$1.17	25d	1	0.88mi
1038 Montegut St New Orleans, LA	3.0	2.5	2250	$4,200	$1.87	45d	1	0.89mi
1038 Montegut St New Orleans, LA	3.0	2.5	2250	$4,200	$1.87	25d	1	0.89mi
1835 Louisa St New Orleans, LA	3.0	2.5	1800	$2,350	$1.31	5d	1	0.93mi
1433 Esplanade Ave New Orleans, LA	3.0	2.0	2411	$5,000	$2.07	3d	1	0.98mi
3221 Saint Claude Ave New Orleans, LA	3.0	1.0	1900	$1,650	$0.87	25d	1	1.08mi
3134 Burgundy St New Orleans, LA	3.0	2.0	1887	$2,900	$1.54	25d	1	1.11mi
2331 Columbus St New Orleans, LA	3.0	1.0	1976	$1,850	$0.94	25d	1	1.14mi
1021 Henriette Delille St New Orleans, LA	3.0	2.0	2012	$2,250	$1.12	19d	1	1.20mi
1000 Saint Philip St New Orleans, LA	3.0	2.5	2650	$4,800	$1.81	45d	1	1.25mi
1325 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	4d	1	1.29mi
1325 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	5d	1	1.29mi
1323 Pauline St New Orleans, LA	3.0	2.0	1792	$2,250	$1.26	5d	1	1.30mi
839 Dumaine St New Orleans, LA	3.0	4.0	2740	$6,500	$2.37	45d	1	1.32mi
639 Desire St New Orleans, LA	3.0	2.5	2687	$5,500	$2.05	21d	1	1.35mi
3400 Royal St New Orleans, LA	4.0	3.5	3300	$6,900	$2.09	45d	1	1.35mi
811 Burgundy St New Orleans, LA	4.0	2.5	2059	$5,000	$2.43	45d	1	1.36mi
1901 Gentilly Blvd New Orleans, LA	3.0	2.5	2205	$4,000	$1.81	45d	1	1.41mi
2664 Lepage St New Orleans, LA	3.0	2.0	1750	$2,725	$1.56	45d	1	1.43mi
618 N Rampart St #204 New Orleans, LA	3.0	2.5	1904	$4,500	$2.36	45d	1	1.49mi

Listing history 29 events

1. 2026-01-28
   status Pending
2. 2026-01-16
   price $279,900 510-char remark

   Show marketing remark (510 chars)

   This beautifully updated home features refinished hardwood floors, soaring 12' ceilings and an open concept living area. The kitchen has plenty of cabinet storage, marble countertops and stainless steel appliances. Offering 4 bedrooms and 3 bathrooms, the primary suite includes a large bedroom and spa-inspired bath and 2 large walk in closets. A bright multipurpose room provides endless options for work or play. Enjoy the privacy of a fenced yard and nice back deck. This is a Fannie Mae HomePath property.

3. 2026-01-16
   price $279,900

   Show marketing remark (510 chars)

   This beautifully updated home features refinished hardwood floors, soaring 12' ceilings and an open concept living area. The kitchen has plenty of cabinet storage, marble countertops and stainless steel appliances. Offering 4 bedrooms and 3 bathrooms, the primary suite includes a large bedroom and spa-inspired bath and 2 large walk in closets. A bright multipurpose room provides endless options for work or play. Enjoy the privacy of a fenced yard and nice back deck. This is a Fannie Mae HomePath property.

4. 2026-01-07
   price $299,900 510-char remark

   Show marketing remark (510 chars)

   This beautifully updated home features refinished hardwood floors, soaring 12' ceilings and an open concept living area. The kitchen has plenty of cabinet storage, marble countertops and stainless steel appliances. Offering 4 bedrooms and 3 bathrooms, the primary suite includes a large bedroom and spa-inspired bath and 2 large walk in closets. A bright multipurpose room provides endless options for work or play. Enjoy the privacy of a fenced yard and nice back deck. This is a Fannie Mae HomePath property.

5. 2026-01-07
   price $299,900

   Show marketing remark (510 chars)

   This beautifully updated home features refinished hardwood floors, soaring 12' ceilings and an open concept living area. The kitchen has plenty of cabinet storage, marble countertops and stainless steel appliances. Offering 4 bedrooms and 3 bathrooms, the primary suite includes a large bedroom and spa-inspired bath and 2 large walk in closets. A bright multipurpose room provides endless options for work or play. Enjoy the privacy of a fenced yard and nice back deck. This is a Fannie Mae HomePath property.

6. 2026-01-07
   status Active

   Show marketing remark (510 chars)

   This beautifully updated home features refinished hardwood floors, soaring 12' ceilings and an open concept living area. The kitchen has plenty of cabinet storage, marble countertops and stainless steel appliances. Offering 4 bedrooms and 3 bathrooms, the primary suite includes a large bedroom and spa-inspired bath and 2 large walk in closets. A bright multipurpose room provides endless options for work or play. Enjoy the privacy of a fenced yard and nice back deck. This is a Fannie Mae HomePath property.

7. 2026-01-07
   historical

   Show marketing remark (510 chars)

   This beautifully updated home features refinished hardwood floors, soaring 12' ceilings and an open concept living area. The kitchen has plenty of cabinet storage, marble countertops and stainless steel appliances. Offering 4 bedrooms and 3 bathrooms, the primary suite includes a large bedroom and spa-inspired bath and 2 large walk in closets. A bright multipurpose room provides endless options for work or play. Enjoy the privacy of a fenced yard and nice back deck. This is a Fannie Mae HomePath property.

8. 2025-12-06
   price $319,900 510-char remark

   Show marketing remark (510 chars)

   This beautifully updated home features refinished hardwood floors, soaring 12' ceilings and an open concept living area. The kitchen has plenty of cabinet storage, marble countertops and stainless steel appliances. Offering 4 bedrooms and 3 bathrooms, the primary suite includes a large bedroom and spa-inspired bath and 2 large walk in closets. A bright multipurpose room provides endless options for work or play. Enjoy the privacy of a fenced yard and nice back deck. This is a Fannie Mae HomePath property.

9. 2025-12-06
   price $319,900

   Show marketing remark (510 chars)

   This beautifully updated home features refinished hardwood floors, soaring 12' ceilings and an open concept living area. The kitchen has plenty of cabinet storage, marble countertops and stainless steel appliances. Offering 4 bedrooms and 3 bathrooms, the primary suite includes a large bedroom and spa-inspired bath and 2 large walk in closets. A bright multipurpose room provides endless options for work or play. Enjoy the privacy of a fenced yard and nice back deck. This is a Fannie Mae HomePath property.

10. 2025-11-23
    status Active
11. 2025-11-18
    status Pending
12. 2025-11-03
    price $334,900 510-char remark

    Show marketing remark (510 chars)

    This beautifully updated home features refinished hardwood floors, soaring 12' ceilings and an open concept living area. The kitchen has plenty of cabinet storage, marble countertops and stainless steel appliances. Offering 4 bedrooms and 3 bathrooms, the primary suite includes a large bedroom and spa-inspired bath and 2 large walk in closets. A bright multipurpose room provides endless options for work or play. Enjoy the privacy of a fenced yard and nice back deck. This is a Fannie Mae HomePath property.

13. 2025-11-03
    price $334,900

    Show marketing remark (510 chars)

    This beautifully updated home features refinished hardwood floors, soaring 12' ceilings and an open concept living area. The kitchen has plenty of cabinet storage, marble countertops and stainless steel appliances. Offering 4 bedrooms and 3 bathrooms, the primary suite includes a large bedroom and spa-inspired bath and 2 large walk in closets. A bright multipurpose room provides endless options for work or play. Enjoy the privacy of a fenced yard and nice back deck. This is a Fannie Mae HomePath property.

14. 2025-10-08
    listed $344,900 Active 510-char remark

    Show marketing remark (510 chars)

    This beautifully updated home features refinished hardwood floors, soaring 12' ceilings and an open concept living area. The kitchen has plenty of cabinet storage, marble countertops and stainless steel appliances. Offering 4 bedrooms and 3 bathrooms, the primary suite includes a large bedroom and spa-inspired bath and 2 large walk in closets. A bright multipurpose room provides endless options for work or play. Enjoy the privacy of a fenced yard and nice back deck. This is a Fannie Mae HomePath property.

15. 2025-10-08
    listed $344,900 Active

    Show marketing remark (510 chars)

    This beautifully updated home features refinished hardwood floors, soaring 12' ceilings and an open concept living area. The kitchen has plenty of cabinet storage, marble countertops and stainless steel appliances. Offering 4 bedrooms and 3 bathrooms, the primary suite includes a large bedroom and spa-inspired bath and 2 large walk in closets. A bright multipurpose room provides endless options for work or play. Enjoy the privacy of a fenced yard and nice back deck. This is a Fannie Mae HomePath property.

16. 2021-02-25
    soldstatus $389,000 Closed 537-char remark

    Show marketing remark (537 chars)

    Beautifully Renovated St. Roch Charmer! This former double has all the feels. .. Gleaming Hardwood Floors, Soaring 12' Ceilings, Gorgeous Kitchen w/ Marble Counter Tops, Waterfall Island & shiny S/S Appliances! Luxurious Primary Suite w/ 2 Walk-in Closets & Spa-Like Private Bath, including Free-Standing Soaker Tub, Walk-In Shower & Marble Topped Double Vanity! Spacious Office w/ Barn Door for privacy, flooded w/ natural Light ideal for working at Home! Back Deck w/ room for Entertaining overlooks Fenced Back Yard!

17. 2021-02-01
    status Pending 537-char remark

    Show marketing remark (537 chars)

    Beautifully Renovated St. Roch Charmer! This former double has all the feels. .. Gleaming Hardwood Floors, Soaring 12' Ceilings, Gorgeous Kitchen w/ Marble Counter Tops, Waterfall Island & shiny S/S Appliances! Luxurious Primary Suite w/ 2 Walk-in Closets & Spa-Like Private Bath, including Free-Standing Soaker Tub, Walk-In Shower & Marble Topped Double Vanity! Spacious Office w/ Barn Door for privacy, flooded w/ natural Light ideal for working at Home! Back Deck w/ room for Entertaining overlooks Fenced Back Yard!

18. 2020-12-16
    status Active 537-char remark

    Show marketing remark (537 chars)

    Beautifully Renovated St. Roch Charmer! This former double has all the feels. .. Gleaming Hardwood Floors, Soaring 12' Ceilings, Gorgeous Kitchen w/ Marble Counter Tops, Waterfall Island & shiny S/S Appliances! Luxurious Primary Suite w/ 2 Walk-in Closets & Spa-Like Private Bath, including Free-Standing Soaker Tub, Walk-In Shower & Marble Topped Double Vanity! Spacious Office w/ Barn Door for privacy, flooded w/ natural Light ideal for working at Home! Back Deck w/ room for Entertaining overlooks Fenced Back Yard!

19. 2020-12-01
    status Pending 537-char remark

    Show marketing remark (537 chars)

    Beautifully Renovated St. Roch Charmer! This former double has all the feels. .. Gleaming Hardwood Floors, Soaring 12' Ceilings, Gorgeous Kitchen w/ Marble Counter Tops, Waterfall Island & shiny S/S Appliances! Luxurious Primary Suite w/ 2 Walk-in Closets & Spa-Like Private Bath, including Free-Standing Soaker Tub, Walk-In Shower & Marble Topped Double Vanity! Spacious Office w/ Barn Door for privacy, flooded w/ natural Light ideal for working at Home! Back Deck w/ room for Entertaining overlooks Fenced Back Yard!

20. 2020-11-04
    listed $379,000 Active 537-char remark

    Show marketing remark (537 chars)

    Beautifully Renovated St. Roch Charmer! This former double has all the feels. .. Gleaming Hardwood Floors, Soaring 12' Ceilings, Gorgeous Kitchen w/ Marble Counter Tops, Waterfall Island & shiny S/S Appliances! Luxurious Primary Suite w/ 2 Walk-in Closets & Spa-Like Private Bath, including Free-Standing Soaker Tub, Walk-In Shower & Marble Topped Double Vanity! Spacious Office w/ Barn Door for privacy, flooded w/ natural Light ideal for working at Home! Back Deck w/ room for Entertaining overlooks Fenced Back Yard!

21. 2020-11-04
    listed $379,000

    Show marketing remark (537 chars)

    Beautifully Renovated St. Roch Charmer! This former double has all the feels. .. Gleaming Hardwood Floors, Soaring 12' Ceilings, Gorgeous Kitchen w/ Marble Counter Tops, Waterfall Island & shiny S/S Appliances! Luxurious Primary Suite w/ 2 Walk-in Closets & Spa-Like Private Bath, including Free-Standing Soaker Tub, Walk-In Shower & Marble Topped Double Vanity! Spacious Office w/ Barn Door for privacy, flooded w/ natural Light ideal for working at Home! Back Deck w/ room for Entertaining overlooks Fenced Back Yard!

22. 2020-11-04
    listed $489,000

    Show marketing remark (537 chars)

    Beautifully Renovated St. Roch Charmer! This former double has all the feels. .. Gleaming Hardwood Floors, Soaring 12' Ceilings, Gorgeous Kitchen w/ Marble Counter Tops, Waterfall Island & shiny S/S Appliances! Luxurious Primary Suite w/ 2 Walk-in Closets & Spa-Like Private Bath, including Free-Standing Soaker Tub, Walk-In Shower & Marble Topped Double Vanity! Spacious Office w/ Barn Door for privacy, flooded w/ natural Light ideal for working at Home! Back Deck w/ room for Entertaining overlooks Fenced Back Yard!

23. 2020-09-16
    price $379,000
24. 2020-08-26
    price $400,000
25. 2020-08-06
    listed $379,000
26. 2020-07-26
    price $469,000
27. 2020-06-30
    price $499,000
28. 2020-06-08
    listed $469,000
29. 2019-06-26
    listed $183,500

ⓘ 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) · 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,877
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$2,197
• − Repairs & maintenance: −$2,630
• − Management: −$2,630
• − Depreciation: −$8,143
• Taxable loss: −$2,600
• Est. tax savings @ 24.0%: +$624
• After-tax cash flow: $2,587/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

+52.5% since first listed

29 events — show timeline

• 2026-01-28 Pending — GSREIN
• 2026-01-16 Price Changed $279,900 AcadianaMLS
• 2026-01-16 Price Changed $279,900 GSREIN
• 2026-01-07 Price Changed $299,900 AcadianaMLS
• 2026-01-07 Price Changed $299,900 GSREIN
• 2026-01-07 Relisted — GSREIN
• 2026-01-07 Listing Removed — GSREIN
• 2025-12-06 Price Changed $319,900 AcadianaMLS
• 2025-12-06 Price Changed $319,900 GSREIN
• 2025-11-23 Relisted — GSREIN
• 2025-11-18 Pending — GSREIN
• 2025-11-03 Price Changed $334,900 AcadianaMLS
• 2025-11-03 Price Changed $334,900 GSREIN
• 2025-10-08 Listed $344,900 GSREIN
• 2025-10-08 Listed $344,900 AcadianaMLS
• 2021-02-25 Sold (MLS) $389,000 GSREIN
• 2021-02-01 Pending — GSREIN
• 2020-12-16 Relisted — GSREIN
• 2020-12-01 Pending — GSREIN
• 2020-11-04 Listed $489,000 AcadianaMLS
• 2020-11-04 Listed $379,000 AcadianaMLS
• 2020-11-04 Listed $379,000 GSREIN
• 2020-09-16 Price Changed $379,000 GSREIN
• 2020-08-26 Price Changed $400,000 GSREIN
• 2020-08-06 Listed $379,000 AcadianaMLS
• 2020-07-26 Price Changed $469,000 GSREIN
• 2020-06-30 Price Changed $499,000 GSREIN
• 2020-06-08 Listed $469,000 AcadianaMLS
• 2019-06-26 Listed $183,500 AcadianaMLS