7522 Benjamin St #115 · New Orleans, LA 70118

$110,000

1 bd · 1.0 ba · 500 sqft · Condo public records · 132 Days on market

Built 1960 $220/sqft · 49% below area Est $194k · 43% under $300/mo HOA · 21% of rent

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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 +17.2/30.0
• ARV discount +15.0/15.0
• 1% rule +7.7/10.0
• DSCR +5.4/10.0
• 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

Just a few blocks from some of uptown's most cherished places like The Fly and Audubon Park. This one bedroom, one bath apartment next to the complexes pool includes a furnished kitchen, central air/heat, laundry on site, off-street parking, a nice court yard and a pool! The unit has a living room kitchen combo separated by a peninsula counter top designed for stools/entertaining while in the kitchen!

Key facts

• Furnished kitchen
• Central air heat
• Off street parking

Tags

• FURNISHED KITCHEN
• CENTRAL AIR HEAT
• LAUNDRY ON SITE
• OFF STREET PARKING
• POOL
• LIVING ROOM KITCHEN COMBO

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $79 ($952/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $110k implies a 378% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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: 1.27% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 6.6

CMA / ARV

• ARV (median comp): $193,683
• List price: $110,000
• Delta: -43.21%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.97% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.50×
• Total profit: $-15,384
• Equity at exit: $16,401

10-year hold

• IRR: -10.3%
• Equity multiple: 0.44×
• Total profit: $-17,161
• 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: 6.6×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$577
• Tax from tax record: −$101 /mo · $1,217/yr
• Insurance: −$46
• HOA: −$300
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $79

Break-even live

Break-even rent $1,296

Max offer price $110,000

Occupancy floor 89%

Sensitivity live

Price	-10% $142	-5% $110	+0% $79	+5% $48	+10% $17
Rent	-10% $-31	-5% $24	+0% $79	+5% $135	+10% $190
Rate	-1.0pp $135	-0.5pp $107	base $79	+0.5pp $51	+1.0pp $22

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
7471 Hurst St New Orleans, LA	1.0	1.0	700	$1,500	$2.14	15d	1	0.05mi
216 Cherokee St Unit 16 New Orleans, LA	1.0	1.0	474	$1,000	$2.11	24d	1	0.07mi
7617 Hurst St Unit 1 New Orleans, LA	1.0	1.0	750	$1,250	$1.67	24d	1	0.09mi
7467 Garfield St New Orleans, LA	2.0	1.0	672	$1,295	$1.93	24d	1	0.10mi
222 Millaudon St New Orleans, LA	1.0	1.0	450	$1,250	$2.78	24d	1	0.14mi
7439 Prytania St New Orleans, LA	1.0	1.0	500	$995	$1.99	3d	1	0.24mi
7439 Prytania St New Orleans, LA	1.0	1.0	500	$995	$1.99	3d	1	0.24mi
315 Pine St New Orleans, LA	1.0	1.0	506	$1,250	$2.47	24d	1	0.26mi
229 Lowerline St New Orleans, LA	1.0	1.0	477	$1,600	$3.35	20d	1	0.31mi
221 Lowerline St Unit C New Orleans, LA	1.0	1.0	580	$1,050	$1.81	17d	1	0.32mi
7825 Saint Charles Ave Apt E New Orleans, LA	—	1.0	500	$1,125	$2.25	17d	1	0.33mi
7825 Saint Charles Ave Apt Q New Orleans, LA	—	1.0	600	$1,125	$1.88	3d	1	0.33mi
7904 Saint Charles Ave Unit D1 New Orleans, LA	—	1.0	500	$1,125	$2.25	24d	1	0.33mi
7904 Saint Charles Ave Unit E1 New Orleans, LA	—	1.0	550	$1,125	$2.05	3d	1	0.33mi
7904 Saint Charles Ave Unit B2 New Orleans, LA	1.0	1.0	750	$1,275	$1.70	24d	1	0.33mi
732 Cherokee St #106 New Orleans, LA	1.0	1.0	600	$1,650	$2.75	15d	1	0.33mi
723 Adams St Unit 301 New Orleans, LA	2.0	2.0	725	$2,100	$2.90	24d	1	0.34mi
590 Walnut St Unit PV New Orleans, LA	1.0	1.0	700	$1,700	$2.43	24d	1	0.37mi
590 Walnut St Unit 2R New Orleans, LA	1.0	1.0	600	$2,000	$3.33	24d	1	0.37mi
7712 Maple St New Orleans, LA	—	1.0	750	$2,500	$3.33	44d	1	0.37mi
7014 Saint Charles Ave Unit G New Orleans, LA	1.0	1.0	732	$2,500	$3.42	15d	1	0.37mi
7600 Burthe St Unit B New Orleans, LA	1.0	1.0	625	$1,650	$2.64	17d	1	0.40mi
7602 Burthe St New Orleans, LA	1.0	1.0	700	$1,850	$2.64	24d	1	0.41mi
838 Lowerline St Unit B New Orleans, LA	1.0	1.0	550	$1,400	$2.55	11d	1	0.41mi
7522 Freret St Unit Rear New Orleans, LA	1.0	1.0	560	$1,295	$2.31	17d	1	0.47mi
7619 Freret St New Orleans, LA	1.0	1.0	700	$1,500	$2.14	11d	1	0.50mi
8014 Burthe St Unit B New Orleans, LA	1.0	1.0	475	$1,680	$3.54	17d	1	0.53mi
8129 Maple St New Orleans, LA	1.0	1.0	600	$1,300	$2.17	24d	1	0.56mi
910 S Carrollton Ave Unit B New Orleans, LA	1.0	1.0	500	$1,700	$3.40	24d	1	0.59mi
920 S Carrollton Ave Unit C New Orleans, LA	1.0	1.0	500	$1,800	$3.60	24d	1	0.60mi
7823 Zimpel St Unit D New Orleans, LA	1.0	1.0	375	$1,200	$3.20	24d	1	0.60mi
6330 Auunucation ST New Orleans, LA	1.0	1.0	650	$1,400	$2.15	24d	1	0.66mi
1225 Burdette St Unit 1225 New Orleans, LA	2.0	1.0	700	$1,200	$1.71	24d	1	0.67mi
7541 Willow St New Orleans, LA	2.0	1.0	700	$1,650	$2.36	15d	1	0.76mi
6335 Prytania St New Orleans, LA	—	1.0	400	$1,700	$4.25	24d	1	0.78mi
7701 Jeannette St Unit B1 New Orleans, LA	1.0	1.0	645	$1,300	$2.02	24d	1	0.84mi
2201 Calhoun St Unit B New Orleans, LA	2.0	1.0	750	$1,700	$2.27	3d	1	0.86mi
2312 Calhoun St Unit A New Orleans, LA	1.0	1.0	700	$2,000	$2.86	17d	1	0.89mi
8302 Jeannette St New Orleans, LA	—	1.0	435	$1,175	$2.70	11d	1	0.97mi
6304 Magazine St Unit 2A New Orleans, LA	1.0	1.0	750	$1,700	$2.27	15d	1	1.00mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $110,000 Active 132 DOM
2. 2026-06-17
   days on market $110,000 Active 131 DOM
3. 2026-06-16
   days on market $110,000 Active 130 DOM
4. 2026-06-15
   days on market $110,000 Active 129 DOM
5. 2026-06-13
   pricedays on market $110,000 Active 127 DOM
6. 2026-06-10
   days on market $125,000 Active 124 DOM
7. 2026-06-09
   days on market $125,000 Active 123 DOM
8. 2026-06-08
   days on market $125,000 Active 122 DOM
9. 2026-06-07
   days on market $125,000 Active 121 DOM
10. 2026-06-05
    days on market $125,000 Active 118 DOM
11. 2026-06-03
    days on market $125,000 Active 117 DOM
12. 2026-06-02
    days on market $125,000 Active 116 DOM
13. 2026-06-01
    days on market $125,000 Active 115 DOM
14. 2026-05-31
    days on market $125,000 Active 114 DOM
15. 2026-03-30
    price $125,000 404-char remark

    Show marketing remark (404 chars)

    Just a few blocks from some of uptown's most cherished places like The Fly and Audubon Park. This one bedroom, one bath apartment next to the complexes pool includes a furnished kitchen, central air/heat, laundry on site, off-street parking, a nice court yard and a pool! The unit has a living room kitchen combo separated by a peninsula counter top designed for stools/entertaining while in the kitchen!

16. 2026-03-30
    price $125,000 404-char remark

    Show marketing remark (404 chars)

    Just a few blocks from some of uptown's most cherished places like The Fly and Audubon Park. This one bedroom, one bath apartment next to the complexes pool includes a furnished kitchen, central air/heat, laundry on site, off-street parking, a nice court yard and a pool! The unit has a living room kitchen combo separated by a peninsula counter top designed for stools/entertaining while in the kitchen!

17. 2026-02-06
    listed $135,000 Active 404-char remark

    Show marketing remark (404 chars)

    Just a few blocks from some of uptown's most cherished places like The Fly and Audubon Park. This one bedroom, one bath apartment next to the complexes pool includes a furnished kitchen, central air/heat, laundry on site, off-street parking, a nice court yard and a pool! The unit has a living room kitchen combo separated by a peninsula counter top designed for stools/entertaining while in the kitchen!

18. 2026-02-06
    listed $135,000 Active 404-char remark

    Show marketing remark (404 chars)

    Just a few blocks from some of uptown's most cherished places like The Fly and Audubon Park. This one bedroom, one bath apartment next to the complexes pool includes a furnished kitchen, central air/heat, laundry on site, off-street parking, a nice court yard and a pool! The unit has a living room kitchen combo separated by a peninsula counter top designed for stools/entertaining while in the kitchen!

19. 2001-01-11
    soldstatus $23,000
20. 2000-10-03
    listed $26,500
21. 2000-10-03
    listed $26,500
22. 2000-02-21
    soldstatus $93,000
23. 1984-10-30
    soldstatus $46,500

ⓘ 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: $1,217 · $101/mo
• Projected year-2 tax: $1,217 · $101/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 6/10 Major FEMA zone X · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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: $16,762
• − Mortgage interest: −$6,162
• − Property taxes: −$1,217
• − Insurance: −$550
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − HOA: −$3,600
• − Depreciation: −$3,200
• Taxable loss: −$649
• Est. tax savings @ 24.0%: +$156
• After-tax cash flow: $1,108/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

+168.8% since first listed

9 events — show timeline

• 2026-03-30 Price Changed $125,000 AcadianaMLS
• 2026-03-30 Price Changed $125,000 GSREIN
• 2026-02-06 Listed $135,000 GSREIN
• 2026-02-06 Listed $135,000 AcadianaMLS
• 2001-01-11 Sold (MLS) $23,000 GSREIN
• 2000-10-03 Listed $26,500 AcadianaMLS
• 2000-10-03 Listed $26,500 GSREIN
• 2000-02-21 Sold (Public Records) $93,000 Public Records
• 1984-10-30 Sold (Public Records) $46,500 Public Records

Property tax history

+6.7%/yr

Latest (2026): $1,217 · +1.1% YoY. Source: county tax records.