2204 A P Tureaud Ave · New Orleans, LA 70119

$185,000

2 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 10 Days on market

Built 1920 Est $355k · 48% under

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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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARMING 2BR/2BA SINGLE-FAMILY HOME WITH AN OPEN KITCHEN, DINING, AND LIVING AREA PLUS A BONUS ROOM FEATURING A COZY FIREPLACE AND JACUZZI TUB. ENJOY A COVERED FRONT PORCH, COVERED DOUBLE-CAR CARPORT, BEAUTIFUL YARD, AND ADDED PRIVACY WITH SECURITY GATES. A WONDERFUL PLACE TO CALL HOME WITH SPACE, COMFORT, AND CHARM INSIDE AND OUT!

Key facts

• Covered front porch
• Bonus room
• Cozy fireplace

Tags

• OPEN KITCHEN
• BONUS ROOM
• COZY FIREPLACE
• JACUZZI TUB
• COVERED FRONT PORCH
• COVERED DOUBLE-CAR CARPORT

Property features AI

Finance

• Other: Property is human-modified

Exterior

• Parking: Covered detached carport
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick and wood siding exterior; Shingle roof
• Construction: Built with brick and wood siding; Raised foundation
• Exterior features: Fence; Porch; Corner lot; City lot; Rectangular lot; Lot dimensions approximately 58 x 110

Interior

• Bedrooms: 4 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Very good condition; Raised foundation

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 7.5% 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 soft (-0.2%/yr); 381 active listings in the ZIP; 40 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).
• This rent runs 42% of the median local income ($53k/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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $67k; list at $185k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — 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 $185,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $354,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1560 North Tonti St	0.33mi	3/2.0 (+1)	1,648 (+2%)	5mo	$260,000	$158	72
2102 Saint Anthony St	0.30mi	3/2.0 (+1)	1,575 (-3%)	6mo	$35,000	$22	71
1716 Agriculture St	0.54mi	3/2.0 (+1)	1,619 (-0%)	1mo	$265,000	$164	68
2720 New Orleans St	0.45mi	3/2.0 (+1)	1,490 (-8%)	6mo	$250,000	$168	56
1805 Governor Nicholls St	0.74mi	3/2.0 (+1)	1,590 (-2%)	2mo	$345,000	$217	56
2623 Lepage St	0.62mi	3/2.0 (+1)	1,756 (+8%)	0mo	$589,000	$335	52
1370 Laharpe St	0.64mi	3/2.0 (+1)	1,766 (+9%)	1mo	$353,500	$200	50
1424 N Roman St	0.58mi	2/2.5	1,816 (+12%)	4mo	$527,000	$290	47
1723 N Broad St	0.41mi	3/2.5 (+1)	1,824 (+13%)	7mo	$399,000	$219	47
1116 N Miro St	0.73mi	3/2.0 (+1)	1,750 (+8%)	1mo	$395,000	$226	47
2212 Gov Nicholls St	0.71mi	3/3.5 (+1)	1,518 (-6%)	3mo	$487,000	$321	43
1355 Columbus St	0.67mi	3/2.0 (+1)	1,786 (+10%)	7mo	$430,000	$241	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.46×
• Total profit: $-27,744
• Equity at exit: $27,584

10-year hold

• IRR: -13.6%
• Equity multiple: 0.32×
• Total profit: $-35,088
• Equity at exit: $15,995

Cash invested: $51,800 (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 70119

• Home prices YoY: -34.8%
• Rents YoY: -0.2%
• Active inventory: 381
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $119

Break-even live

Break-even rent $1,702

Max offer price $185,000

Occupancy floor 89%

Sensitivity live

Price	-10% $247	-5% $183	+0% $119	+5% $55	+10% $-9
Rent	-10% $-27	-5% $46	+0% $119	+5% $192	+10% $266
Rate	-1.0pp $212	-0.5pp $166	base $119	+0.5pp $71	+1.0pp $23

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1831 N Miro St New Orleans, LA	3.0	2.0	1882	$2,500	$1.33	45d	1	0.11mi
1735 N Tonti St New Orleans, LA	3.0	1.0	1197	$1,650	$1.38	25d	1	0.13mi
2338 Annette St Unit 1 New Orleans, LA	3.0	1.0	1150	$1,400	$1.22	21d	1	0.29mi
2329 Laharpe St New Orleans, LA	3.0	1.0	1250	$1,000	$0.80	21d	1	0.35mi
2310 George Nick Connor Dr New Orleans, LA	3.0	2.0	1050	$1,600	$1.52	25d	1	0.36mi
1938 N Johnson St Unit 38 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	25d	1	0.36mi
1936 N Johnson St Unit 36 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	25d	1	0.36mi
2311 Saint Anthony St Unit 1A New Orleans, LA	2.0	1.0	1100	$1,450	$1.32	25d	1	0.37mi
2331 Columbus St New Orleans, LA	3.0	1.0	1976	$1,850	$0.94	25d	1	0.41mi
1818 Paul Morphy St Unit B New Orleans, LA	3.0	2.0	1065	$1,800	$1.69	25d	1	0.43mi
2422 Columbus St New Orleans, LA	2.0	2.0	1550	$2,500	$1.61	23d	1	0.46mi
2130 N Broad St New Orleans, LA	2.0	1.0	1579	$1,350	$0.85	25d	1	0.47mi
1433 N Miro St New Orleans, LA	1.0	2.0	1227	$2,000	$1.63	12d	1	0.49mi
1424 N Johnson St New Orleans, LA	2.0	1.0	1100	$1,400	$1.27	25d	1	0.51mi
1525 N Broad St New Orleans, LA	3.0	1.0	1100	$1,600	$1.45	25d	1	0.52mi
1401 N Galvez St New Orleans, LA	2.0	1.0	1150	$2,600	$2.26	4d	1	0.52mi
1401 N Galvez St New Orleans, LA	2.0	1.0	1150	$2,600	$2.26	5d	1	0.52mi
1837 Touro St New Orleans, LA	3.0	1.0	1994	$2,000	$1.00	25d	1	0.53mi
2817 Annette St New Orleans, LA	3.0	1.0	1100	$1,350	$1.23	25d	1	0.54mi
2175 N Broad St New Orleans, LA	2.0	1.0	1500	$1,500	$1.00	17d	1	0.55mi
1434 Annette St New Orleans, LA	2.0	1.0	1536	$1,700	$1.11	4d	1	0.56mi
1434 Annette St New Orleans, LA	2.0	1.0	1536	$1,700	$1.11	5d	1	0.56mi
1933 Industry St New Orleans, LA	3.0	2.0	1400	$1,595	$1.14	17d	1	0.56mi
1472 N Claiborne Ave New Orleans, LA	3.0	1.0	1312	$1,900	$1.45	17d	1	0.58mi
2910 Bruxelles St New Orleans, LA	3.0	2.0	1074	$1,600	$1.49	5d	1	0.62mi
2048 Florida Ave New Orleans, LA	2.0	1.0	1200	$2,000	$1.67	18d	1	0.62mi
2115 Elysian Fields Ave Unit 2115 New Orleans, LA	3.0	1.0	1100	$1,450	$1.32	25d	1	0.64mi
1823 Rosiere St New Orleans, LA	2.0	1.0	1400	$1,450	$1.04	25d	1	0.64mi
1923 N Robertson St New Orleans, LA	3.0	2.0	1051	$1,950	$1.86	5d	1	0.65mi
1821 Rosiere St New Orleans, LA	2.0	1.0	1400	$1,300	$0.93	25d	1	0.65mi
2338 40 Annette St New Orleans, LA	3.0	1.0	1150	$1,385	$1.20	22d	1	0.65mi
2664 Lepage St New Orleans, LA	3.0	2.0	1750	$2,725	$1.56	45d	1	0.65mi
1232 N Dorgenois St New Orleans, LA	2.0	2.0	1323	$1,800	$1.36	25d	1	0.66mi
3015 Castiglione St New Orleans, LA	2.0	1.0	1075	$1,500	$1.40	25d	1	0.67mi
1466 N White St New Orleans, LA	3.0	1.5	1500	$2,250	$1.50	5d	1	0.70mi
2220 N Prieur St New Orleans, LA	3.0	2.0	1334	$2,000	$1.50	25d	1	0.70mi
1423 N Villere St Unit A New Orleans, LA	2.0	3.0	1964	$2,500	$1.27	45d	1	0.70mi
2517 Ursulines Ave New Orleans, LA	3.0	2.0	1136	$1,950	$1.72	25d	1	0.73mi
1710 Marigny St New Orleans, LA	3.0	2.0	1120	$1,750	$1.56	25d	1	0.76mi
1901 Gentilly Blvd New Orleans, LA	3.0	2.5	2205	$4,000	$1.81	45d	1	0.76mi

Listing history 7 events

1. 2026-06-21
   days on market $185,000 Active 10 DOM
2. 2026-06-18
   days on market $185,000 Active 7 DOM
3. 2026-06-17
   days on market $185,000 Active 6 DOM
4. 2026-06-16
   days on market $185,000 Active 5 DOM
5. 2026-06-15
   days on market $185,000 Active 4 DOM
6. 2026-06-13
   remarks 333-char remark
7. 2026-06-13
   listed $185,000 Active 2 DOM

ⓘ 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 · 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: $22,242
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$1,722
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$5,382
• Taxable loss: −$1,559
• Est. tax savings @ 24.0%: +$374
• After-tax cash flow: $1,806/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): 37,253
• Household income: $53,143
• Rent vs Own: 62.8% rent · 37.2% own
• Severe rent burden: 3381.0

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 0.64)
• Race & ethnicity: Black 44% White 40% Two or more races 10% Hispanic / Latino 9% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Slovak 2% Romanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1% Other Indo-European 0%

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: ▼ -135.38%
• Current HPI: 253.1929
• Rent YoY: ▼ -0.20%
• 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

+172.1% since first listed

4 events — show timeline

• 2026-06-10 Listed $185,000 AcadianaMLS
• 2026-06-10 Listed $185,000 GSREIN
• 1993-05-28 Sold (Public Records) $67,000 Public Records
• 1985-07-05 Sold (Public Records) $68,000 Public Records

Property tax history

+14.1%/yr

Latest (2026): $341 · +0.8% YoY. Source: county tax records.