3030 Pauger St · New Orleans, LA 70119

$340,000

6 bd · 3.0 ba · 3,192 sqft · MultiFamily public records · 14 Days on market

Built 1973 3,811 sqft lot Est $284k · 20% over

---

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

Multi-family units

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

Listing remarks MLS

Investment opportunity, newly renovated 4-plex being sold as-is. In close proximity to the historic French Quarter with easy access to major interstates, this property offers excellent potential for investors or owner-occupants. The building consists of four units, each featuring 2 bedrooms and 1 full bathroom. Three units have been renovated, while the fourth unit requires a complete renovation, providing an opportunity to add value and increase income potential. Buyer to verify zoning, measurements, and all property information. Seller will make no repairs.

Key facts

• 3,811 sq ft lot
• Built 1973
• Listed 14 days

Tags

• NEWLY RENOVATED 4-PLEX
• INCREASE INCOME POTENTIAL

Property features AI

Finance

• Financial info: For multi-unit tenancy: tenants pay electricity; owner pays water

Exterior

• Utilities: Public water; Public sewer
• Home design: 2-story property; Raised foundation
• Construction: Vinyl siding construction; Shingle roof
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 31 x 123

Interior

• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating; Ductless heating; Wall furnace; Central air conditioning; Window unit(s) for cooling
• Interior features: Very good overall condition

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $340k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $567/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $340k).
• Cap rate 14.5% 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.
• Market conditions: Rents soft (-0.2%/yr); 381 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $5,717/mo this rent would consume 129% of the median local household income ($53k/yr) (locally 3381% 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 $10k 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 + 0.0% rent growth), your $95k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $93k; list at $340k implies a 266% gain — meaningful room to come down on a strong offer.

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 $340,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.68% ✓
• Cap rate: 14.53%
• Cash-on-cash: 29.40%
• DSCR: 2.31
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $284,088
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2232 Annette St	0.15mi	6/2.0	2,886 (-10%)	9mo	$280,000	$97	65
2662 64 New Orleans St	0.39mi	6/2.0	3,408 (+7%)	6mo	$75,000	$22	62
2255 57 N Miro St	0.36mi	7/4.0 (+1)	3,220 (+1%)	20mo	$287,500	$89	56
2883-85 Annette St	0.42mi	6/4.0	3,035 (-5%)	17mo	$215,000	$71	54
1741 43 Marigny St	0.75mi	5/2.5 (-1)	2,950 (-8%)	1mo	$205,000	$69	44
2522 24 O'reilly St	0.60mi	7/3.5 (+1)	2,866 (-10%)	9mo	$305,000	$106	40
3100 02 Frenchmen St	0.61mi	7/5.0 (+1)	2,942 (-8%)	11mo	$375,000	$127	37
1601 03 N Tonti St	0.68mi	6/4.0	2,923 (-8%)	18mo	$540,000	$185	36
1715-17 N Broad St	0.73mi	6/2.0	2,778 (-13%)	12mo	$173,500	$62	31

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: 19.5%
• Equity multiple: 1.76×
• Total profit: $72,515
• Equity at exit: $50,695

10-year hold

• IRR: 25.7%
• Equity multiple: 2.94×
• Total profit: $184,357
• Equity at exit: $29,397

Cash invested: $95,200 (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: 19.8×

Monthly cashflow live

• Estimated rent: $5,717 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$259 /mo · $3,109/yr
• Insurance: −$142
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,201
• Net cashflow: $2,266

Break-even live

Break-even rent $2,848

Max offer price $340,000

Occupancy floor 55%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,716
Total (4 units)			$5,717

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2317 N Rampart St Unit 1272378P New Orleans, LA	3.0–6.0	2.0–4.0	1581	$8,133	$5.14	3d	2	1.01mi

Listing history 11 events

1. 2026-06-18
   days on market $340,000 Active 14 DOM
2. 2026-06-17
   days on market $340,000 Active 13 DOM
3. 2026-06-16
   days on market $340,000 Active 12 DOM
4. 2026-06-15
   days on market $340,000 Active 11 DOM
5. 2026-06-13
   days on market $340,000 Active 9 DOM
6. 2026-06-10
   days on market $340,000 Active 6 DOM
7. 2026-06-09
   days on market $340,000 Active 5 DOM
8. 2026-06-08
   days on market $340,000 Active 4 DOM
9. 2026-06-07
   days on market $340,000 Active 3 DOM
10. 2026-06-05
    remarks 565-char remark
11. 2026-06-05
    listed $340,000 Active 1 DOM

ⓘ 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: $3,109 · $259/mo
• Projected year-2 tax: $3,109 · $259/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 (shaded) · 78% 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: $68,604
• − Mortgage interest: −$19,045
• − Property taxes: −$3,109
• − Insurance: −$2,498
• − Repairs & maintenance: −$5,488
• − Management: −$5,488
• − Depreciation: −$9,891
• Taxable income: $23,085
• Est. tax owed @ 24.0%: −$5,540
• After-tax cash flow: $21,655/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

+314.6% since first listed

10 events — show timeline

• 2026-06-03 Listed $340,000 GSREIN
• 2026-06-03 Listed $340,000 AcadianaMLS
• 2025-04-29 Sold (Public Records) $93,000 Public Records
• 2025-04-25 Sold (MLS) $93,000 GSREIN
• 2025-04-20 Pending — GSREIN
• 2025-03-31 Price Changed $120,000 AcadianaMLS
• 2025-03-31 Price Changed $120,000 GSREIN
• 2025-02-03 Listed $135,000 AcadianaMLS
• 2025-02-03 Listed $135,000 GSREIN
• 2024-05-30 Sold (Public Records) $82,000 Public Records

Property tax history

+37.5%/yr

Latest (2026): $3,109 · -0.4% YoY. Source: county tax records.