1832 Eagle St · New Orleans, LA 70118

$110,000

5 bd · 3.0 ba · 1,512 sqft · MultiFamily public records · 43 Days on market

Built 1979 $73/sqft · 46% below area Est $202k · 46% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Move in and/or rent out! This triplex has two vacant units, one occupied unit. Each unit is 1 bedroom 1 full bath. Vacant units require renovations, but may be owner occupied or leased upon completion. Easy commute to Earhart Expwy and I-10.

Key facts

• Built 1979
• Listed 43 days

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $757/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.8% 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; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $3,995/mo this rent would consume 75% of the median local household income ($64k/yr) (locally 2237% 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 $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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 14y 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.
• 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.63% ✓
• Cap rate: 31.79%
• Cash-on-cash: 91.08%
• DSCR: 5.05
• GRM: 2.3

CMA / ARV

• ARV (median comp): $202,397
• List price: $110,000
• Delta: -45.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1826 28 General Ogden St	0.06mi	4/2.0 (-1)	1,333 (-12%)	5mo	$158,000	$119	64
8424 26 Willow St	0.41mi	4/2.0 (-1)	1,482 (-2%)	8mo	$213,500	$144	62
8628 30 Apple St	0.50mi	4/2.0 (-1)	1,558 (+3%)	6mo	$205,000	$132	58
8316 18 S Claiborne Ave	0.46mi	4/2.0 (-1)	1,610 (+6%)	10mo	$125,000	$78	50
9234 36 Apple St	0.58mi	4/4.0 (-1)	1,512 (0%)	22mo	$150,500	$100	46
2717 A Cherry St	0.67mi	4/2.0 (-1)	1,704 (+13%)	2mo	$187,000	$110	37
2429 31 Joliet St	0.48mi	6/2.0 (+1)	1,725 (+14%)	10mo	$95,000	$55	37
7728 30 Spruce St	0.72mi	4/2.0 (-1)	1,568 (+4%)	21mo	$188,900	$120	34
2701 03 Mistletoe St	0.62mi	4/4.0 (-1)	1,680 (+11%)	22mo	$138,500	$82	25

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: 86.7%
• Equity multiple: 4.86×
• Total profit: $118,964
• Equity at exit: $16,401

10-year hold

• IRR: 89.3%
• Equity multiple: 9.41×
• Total profit: $258,898
• 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: 6.9×

Monthly cashflow live

• Estimated rent: $3,995 high
• Mortgage (P&I): −$577
• Tax from tax record: −$196 /mo · $2,349/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $2,271

Break-even live

Break-even rent $1,120

Max offer price $110,000

Occupancy floor 38%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,996
Total (3 units)			$3,995

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 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2101 S Carrollton Ave New Orleans, LA	4.0	2.0	1800	$2,400	$1.33	23d	1	0.57mi
7902 Sycamore St New Orleans, LA	4.0	2.0	1991	$3,200	$1.61	44d	1	0.67mi
1736 Pine St New Orleans, LA	5.0	2.0	1494	$4,500	$3.01	23d	1	0.92mi
2010 Broadway St New Orleans, LA	4.0	2.0	1600	$2,400	$1.50	23d	1	0.96mi
1700 Broadway St New Orleans, LA	4.0	2.0	1500	$3,600	$2.40	17d	1	0.99mi
2201 Broadway St Unit 2 New Orleans, LA	4.0	2.0	2000	$3,000	$1.50	44d	1	0.99mi
1609 Broadway St New Orleans, LA	5.0	2.0	1776	$5,000	$2.82	44d	1	1.03mi
7922 Colapissa St New Orleans, LA	4.0	2.0	1848	$2,400	$1.30	10d	1	1.03mi
2308 Audubon St New Orleans, LA	4.0	1.5	1480	$3,050	$2.06	16d	1	1.04mi
7011 Jeannette St Unit A New Orleans, LA	5.0	3.0	2200	$5,000	$2.27	44d	1	1.11mi
7015 Willow St New Orleans, LA	5.0	3.0	2000	$4,200	$2.10	44d	1	1.15mi
1003 Pine St New Orleans, LA	4.0	2.0	1538	$3,500	$2.28	44d	1	1.16mi
931 Pine St New Orleans, LA	4.0	2.0	1450	$6,600	$4.55	44d	1	1.17mi
1031 Broadway St New Orleans, LA	4.0	2.0	1750	$4,400	$2.51	17d	1	1.19mi
810 Pine St New Orleans, LA	4.0	1.5	2000	$3,200	$1.60	44d	1	1.22mi
808 Pine St New Orleans, LA	4.0	1.5	2000	$3,200	$1.60	44d	1	1.22mi
939 Broadway St New Orleans, LA	5.0	3.0	1900	$4,000	$2.11	3d	1	1.22mi
6321 S Prieur St New Orleans, LA	6.0	2.0	1900	$4,200	$2.21	44d	1	1.27mi
6326 S Johnson St Unit 1 New Orleans, LA	5.0	2.0	2013	$3,950	$1.96	44d	1	1.27mi
2738 Calhoun St New Orleans, LA	4.0	2.0	1900	$4,800	$2.53	3d	1	1.32mi
2832 Palmer Ave Unit Up New Orleans, LA	4.0	2.0	1720	$2,900	$1.69	44d	1	1.35mi
2818 Palmer Ave New Orleans, LA	5.0	2.0	1832	$4,900	$2.67	44d	1	1.35mi
3737 Nashville Ave New Orleans, LA	4.0	2.0	2000	$3,400	$1.70	21d	1	1.40mi
2715 Palmer Ave New Orleans, LA	5.0	2.0	2184	$4,900	$2.24	44d	1	1.40mi

Listing history 24 events

1. 2026-05-06
   status Pending 241-char remark

   Show marketing remark (241 chars)

   Move in and/or rent out! This triplex has two vacant units, one occupied unit. Each unit is 1 bedroom 1 full bath. Vacant units require renovations, but may be owner occupied or leased upon completion. Easy commute to Earhart Expwy and I-10.

2. 2026-05-06
   status Pending 241-char remark

   Show marketing remark (241 chars)

   Move in and/or rent out! This triplex has two vacant units, one occupied unit. Each unit is 1 bedroom 1 full bath. Vacant units require renovations, but may be owner occupied or leased upon completion. Easy commute to Earhart Expwy and I-10.

3. 2026-04-29
   status Active 241-char remark

   Show marketing remark (241 chars)

   Move in and/or rent out! This triplex has two vacant units, one occupied unit. Each unit is 1 bedroom 1 full bath. Vacant units require renovations, but may be owner occupied or leased upon completion. Easy commute to Earhart Expwy and I-10.

4. 2026-04-28
   status Active 241-char remark

   Show marketing remark (241 chars)

   Move in and/or rent out! This triplex has two vacant units, one occupied unit. Each unit is 1 bedroom 1 full bath. Vacant units require renovations, but may be owner occupied or leased upon completion. Easy commute to Earhart Expwy and I-10.

5. 2026-04-12
   status Pending 241-char remark

   Show marketing remark (241 chars)

   Move in and/or rent out! This triplex has two vacant units, one occupied unit. Each unit is 1 bedroom 1 full bath. Vacant units require renovations, but may be owner occupied or leased upon completion. Easy commute to Earhart Expwy and I-10.

6. 2026-04-12
   historical Active Under Contract 241-char remark

   Show marketing remark (241 chars)

   Move in and/or rent out! This triplex has two vacant units, one occupied unit. Each unit is 1 bedroom 1 full bath. Vacant units require renovations, but may be owner occupied or leased upon completion. Easy commute to Earhart Expwy and I-10.

7. 2026-03-04
   listed $110,000 Active 241-char remark

   Show marketing remark (241 chars)

   Move in and/or rent out! This triplex has two vacant units, one occupied unit. Each unit is 1 bedroom 1 full bath. Vacant units require renovations, but may be owner occupied or leased upon completion. Easy commute to Earhart Expwy and I-10.

8. 2026-03-04
   listed $110,000 Active 241-char remark

   Show marketing remark (241 chars)

   Move in and/or rent out! This triplex has two vacant units, one occupied unit. Each unit is 1 bedroom 1 full bath. Vacant units require renovations, but may be owner occupied or leased upon completion. Easy commute to Earhart Expwy and I-10.

9. 2025-03-18
   listed $150,000 Active
10. 2024-09-18
    price $199,900
11. 2024-08-07
    price $225,000
12. 2024-06-02
    listed $199,900 Active
13. 2022-12-05
    price $179,000
14. 2022-11-28
    price $194,500
15. 2022-11-09
    price $195,000
16. 2022-08-27
    price $215,000
17. 2022-06-18
    listed $179,000
18. 2022-05-12
    price $225,000
19. 2021-12-20
    listed $225,000
20. 2016-09-13
    soldstatus $115,765
21. 2012-11-02
    listed $90,000
22. 2012-11-02
    listed $90,000
23. 1999-12-29
    soldstatus $30,000
24. 1987-03-16
    soldstatus $60,000

ⓘ 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: $2,349 · $196/mo
• Projected year-2 tax: $2,349 · $196/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 · 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: $47,940
• − Mortgage interest: −$6,162
• − Property taxes: −$2,349
• − Insurance: −$1,348
• − Repairs & maintenance: −$3,835
• − Management: −$3,835
• − Depreciation: −$3,200
• Taxable income: $27,211
• Est. tax owed @ 24.0%: −$6,531
• After-tax cash flow: $20,723/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

+83.3% since first listed

24 events — show timeline

• 2026-05-06 Pending — AcadianaMLS
• 2026-05-06 Pending — GSREIN
• 2026-04-29 Relisted — AcadianaMLS
• 2026-04-28 Relisted — GSREIN
• 2026-04-12 Pending — AcadianaMLS
• 2026-04-12 Contingent — GSREIN
• 2026-03-04 Listed $110,000 GSREIN
• 2026-03-04 Listed $110,000 AcadianaMLS
• 2025-03-18 Listed $150,000 AcadianaMLS
• 2024-09-18 Price Changed $199,900 GSREIN
• 2024-08-07 Price Changed $225,000 GSREIN
• 2024-06-02 Listed $199,900 AcadianaMLS
• 2022-12-05 Price Changed $179,000 GSREIN
• 2022-11-28 Price Changed $194,500 GSREIN
• 2022-11-09 Price Changed $195,000 GSREIN
• 2022-08-27 Price Changed $215,000 GSREIN
• 2022-06-18 Listed $179,000 AcadianaMLS
• 2022-05-12 Price Changed $225,000 GSREIN
• 2021-12-20 Listed $225,000 AcadianaMLS
• 2016-09-13 Sold (Public Records) $115,765 Public Records
• 2012-11-02 Listed $90,000 GSREIN
• 2012-11-02 Listed $90,000 AcadianaMLS
• 1999-12-29 Sold (Public Records) $30,000 Public Records
• 1987-03-16 Sold (Public Records) $60,000 Public Records

Property tax history

+13.1%/yr

Latest (2026): $2,349 · +1.1% YoY. Source: county tax records.