3434 Bruxelles St · New Orleans, LA 70122

$260,000

3 bd · 2.0 ba · 2,301 sqft · SingleFamily public records · 51 Days on market

Built 1950 $113/sqft · 13% below area Est $298k · 13% 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 +19.8/30.0
• ARV discount +13.3/15.0
• DSCR +6.3/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on a desirable corner lot in a convenient location just minutes from the Fairgrounds, local parks, shopping, dining, and downtown New Orleans. This beautifully maintained 3-bedroom, 2-bath home offers the perfect combination of comfort, style, and versatility with freshly painted shutters and iron gate. Inside, you'll find warm wood flooring throughout the main living areas and bedrooms, with durable tile flooring in the wet areas for easy upkeep. The spacious layout is both inviting and functional, designed to accommodate everyday living and entertaining alike. The kitchen features granite countertops, stainless steel appliances, under-cabinet lighting, and ample cabinet space -- creating a stylish and functional space for cooking and gathering. Best of all, all stainless steel appliances remain with the home, making this property move-in ready. Updated storm windows with a transferable warranty provide added efficiency and peace of mind for years to come. Need extra space? The large bonus room offers endless possibilities and can easily function as a 4th bedroom, home office, media room, playroom, or guest suite depending on your needs.

Key facts

• Warm wood flooring
• Granite countertops
• Corner lot

Tags

• CORNER LOT
• WARM WOOD FLOORING
• DURABLE TILE FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UNDER-CABINET LIGHTING

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Shingle roof; Slab foundation; Very good condition
• Construction: Built with brick; Slab foundation; Shingle roof
• Exterior features: Fenced yard; City lot; Rectangular lot (approx. 53 x 80)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Stainless steel appliances
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/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 $254k (2.3% below list).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 (-0.6%/yr); 336 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,540/mo this rent would consume 62% of the median local household income ($49k/yr) (locally 2150% 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 51 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 33y 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.
• Current owner paid $70k; list at $260k implies a 274% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — 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 $252,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.12%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (median comp): $298,107
• List price: $260,000
• Delta: -12.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3145 Trafalgar St	0.45mi	4/2.5 (+1)	2,307 (+0%)	11mo	$568,000	$246	62
3711 Bruxelles St	0.17mi	4/2.0 (+1)	2,060 (-10%)	10mo	$252,000	$122	61
3910 Virgil Blvd	0.32mi	4/2.5 (+1)	2,273 (-1%)	18mo	$220,000	$97	61
2815 A P Tureaud Ave	0.53mi	3/3.0	2,461 (+7%)	7mo	$261,500	$106	54
3713 Paris Ave	0.17mi	3/2.0	1,999 (-13%)	22mo	$290,000	$145	52
2628 Castiglione St	0.63mi	4/2.0 (+1)	2,168 (-6%)	17mo	$105,000	$48	41
3390 Desaix Blvd	0.67mi	4/3.5 (+1)	2,254 (-2%)	16mo	$536,775	$238	40
4126 Gibson St	0.53mi	4/6.0 (+1)	2,000 (-13%)	8mo	$85,000	$43	27

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: -13.4%
• Equity multiple: 0.53×
• Total profit: $-34,014
• Equity at exit: $38,767

10-year hold

• IRR: -9.9%
• Equity multiple: 0.47×
• Total profit: $-38,301
• Equity at exit: $22,480

Cash invested: $72,800 (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 70122

• Rents YoY: -0.6%
• Active inventory: 336
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,540 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$224 /mo · $2,692/yr
• Insurance: −$108
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $244

Break-even live

Break-even rent $2,231

Max offer price $260,000

Occupancy floor 85%

Sensitivity live

Price	-10% $391	-5% $318	+0% $244	+5% $170	+10% $97
Rent	-10% $43	-5% $144	+0% $244	+5% $344	+10% $445
Rate	-1.0pp $375	-0.5pp $310	base $244	+0.5pp $177	+1.0pp $108

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3607 Havana St New Orleans, LA	3.0	2.0	1693	$1,488	$0.88	18d	1	0.18mi
1901 Gentilly Blvd New Orleans, LA	3.0	2.5	2205	$4,000	$1.81	45d	1	0.42mi
2130 N Broad St New Orleans, LA	2.0	1.0	1579	$1,350	$0.85	25d	1	0.53mi
3907 Elysian Fields Ave New Orleans, LA	3.0	2.0	1652	$3,000	$1.82	25d	1	0.87mi
9 Park Island Dr New Orleans, LA	3.0	3.0	3353	$8,500	$2.54	17d	1	0.94mi
4815 Warrington Dr New Orleans, LA	3.0	2.0	1652	$2,150	$1.30	17d	1	0.98mi
1831 N Miro St New Orleans, LA	3.0	2.0	1882	$2,500	$1.33	45d	1	1.00mi
4727 Saint Bernard Ave New Orleans, LA	3.0	2.0	2000	$2,000	$1.00	17d	1	1.05mi
2920 Pauger St New Orleans, LA	4.0	2.0	1882	$1,995	$1.06	25d	1	1.09mi
5024 Paris Ave New Orleans, LA	4.0	3.0	2116	$3,000	$1.42	17d	1	1.11mi
2664 Lepage St New Orleans, LA	3.0	2.0	1750	$2,725	$1.56	45d	1	1.13mi
3024 Esplanade Ave New Orleans, LA	3.0	2.5	2300	$4,500	$1.96	45d	1	1.17mi
2331 Columbus St New Orleans, LA	3.0	1.0	1976	$1,850	$0.94	25d	1	1.19mi
3232 Grand Rte Saint John St New Orleans, LA	3.0	3.0	2800	$5,000	$1.79	25d	1	1.22mi
1938 N Johnson St Unit 38 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	25d	1	1.23mi
1936 N Johnson St Unit 36 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	25d	1	1.24mi
3570 Gentilly Blvd New Orleans, LA	3.0	2.0	2390	$2,900	$1.21	45d	1	1.31mi
2107 Elysian Fields Ave New Orleans, LA	4.0	2.0	1794	$1,650	$0.92	5d	1	1.31mi
3718 Franklin Ave New Orleans, LA	2.0	1.0	1601	$1,800	$1.12	13d	1	1.35mi
1837 Touro St New Orleans, LA	3.0	1.0	1994	$2,000	$1.00	25d	1	1.36mi
2731 Saint Philip St Unit 2733 New Orleans, LA	4.0	2.0	2000	$2,600	$1.30	25d	1	1.44mi

Listing history 22 events

1. 2026-06-21
   days on market $260,000 Active 51 DOM
2. 2026-06-18
   days on market $260,000 Active 48 DOM
3. 2026-06-17
   days on market $260,000 Active 47 DOM
4. 2026-06-16
   days on market $260,000 Active 46 DOM
5. 2026-06-15
   days on market $260,000 Active 45 DOM
6. 2026-06-13
   days on market $260,000 Active 43 DOM
7. 2026-06-10
   pricedays on market $260,000 Active 40 DOM
8. 2026-06-09
   days on market $265,000 Active 39 DOM
9. 2026-06-08
   days on market $265,000 Active 38 DOM
10. 2026-06-07
    days on market $265,000 Active 37 DOM
11. 2026-06-05
    days on market $265,000 Active 34 DOM
12. 2026-06-03
    days on market $265,000 Active 33 DOM
13. 2026-06-02
    days on market $265,000 Active 32 DOM
14. 2026-06-01
    days on market $265,000 Active 31 DOM
15. 2026-05-31
    days on market $265,000 Active 30 DOM
16. 2026-05-01
    listed $265,000 Active 1176-char remark

    Show marketing remark (1165 chars)

    Situated on a desirable corner lot in a convenient location just minutes from the Fairgrounds, local parks, shopping, dining, and downtown New Orleans. This beautifully maintained 3-bedroom, 2-bath home offers the perfect combination of comfort, style, and versatility with freshly painted shutters and iron gate. Inside, you'll find warm wood flooring throughout the main living areas and bedrooms, with durable tile flooring in the wet areas for easy upkeep. The spacious layout is both inviting and functional, designed to accommodate everyday living and entertaining alike. The kitchen features granite countertops, stainless steel appliances, under-cabinet lighting, and ample cabinet space -- creating a stylish and functional space for cooking and gathering. Best of all, all stainless steel appliances remain with the home, making this property move-in ready. Updated storm windows with a transferable warranty provide added efficiency and peace of mind for years to come. Need extra space? The large bonus room offers endless possibilities and can easily function as a 4th bedroom, home office, media room, playroom, or guest suite depending on your needs.

17. 2026-05-01
    listed $265,000 Active 1165-char remark

    Show marketing remark (1165 chars)

    Situated on a desirable corner lot in a convenient location just minutes from the Fairgrounds, local parks, shopping, dining, and downtown New Orleans. This beautifully maintained 3-bedroom, 2-bath home offers the perfect combination of comfort, style, and versatility with freshly painted shutters and iron gate. Inside, you'll find warm wood flooring throughout the main living areas and bedrooms, with durable tile flooring in the wet areas for easy upkeep. The spacious layout is both inviting and functional, designed to accommodate everyday living and entertaining alike. The kitchen features granite countertops, stainless steel appliances, under-cabinet lighting, and ample cabinet space -- creating a stylish and functional space for cooking and gathering. Best of all, all stainless steel appliances remain with the home, making this property move-in ready. Updated storm windows with a transferable warranty provide added efficiency and peace of mind for years to come. Need extra space? The large bonus room offers endless possibilities and can easily function as a 4th bedroom, home office, media room, playroom, or guest suite depending on your needs.

18. 1993-12-22
    soldstatus $69,500
19. 1993-12-22
    soldstatus $69,500
20. 1993-10-01
    listed $73,000
21. 1993-10-01
    listed $73,000
22. 1989-12-21
    soldstatus $32,500

ⓘ 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: $2,692 · $224/mo
• Projected year-2 tax: $2,692 · $224/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 X · 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: $30,481
• − Mortgage interest: −$14,564
• − Property taxes: −$2,692
• − Insurance: −$2,098
• − Repairs & maintenance: −$2,438
• − Management: −$2,438
• − Depreciation: −$7,564
• Taxable loss: −$1,313
• Est. tax savings @ 24.0%: +$315
• After-tax cash flow: $3,244/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): 35,253
• Household income: $49,455
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 2150.0

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 18% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Chinese 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: ▼ -222.37%
• Current HPI: 231.9921
• Rent YoY: ▼ -0.61%
• 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

+700.0% since first listed

8 events — show timeline

• 2026-06-09 Price Changed $260,000 GSREIN
• 2026-05-01 Listed $265,000 AcadianaMLS
• 2026-05-01 Listed $265,000 GSREIN
• 1993-12-22 Sold (Public Records) $69,500 Public Records
• 1993-12-22 Sold (MLS) $69,500 GSREIN
• 1993-10-01 Listed $73,000 GSREIN
• 1993-10-01 Listed $73,000 AcadianaMLS
• 1989-12-21 Sold (Public Records) $32,500 Public Records

Property tax history

+10.3%/yr

Latest (2026): $2,692 · +1.1% YoY. Source: county tax records.