1128-30 Clouet St · New Orleans, LA 70117

$199,000

4 bd · 2.0 ba · 1,988 sqft · MultiFamily public records · 90 Days on market

Built 1927 Fair condition 3,628 sqft lot $100/sqft · 50% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Exuding historic charm, this double shot gun property is on a corner lot with gated driveway and is located in a prime Bywater historical district location just off St. Claude Avenue. The light-filled rooms showcase stunning wood floors and architectural features throughout. Additional features include in a delightful fenced-in back yard with driveway amidst lush green surroundings. Enjoy this prime location in the vibrant neighborhood, walkable to world-class restaurants, cafes, bars, shops, entertainment, Mardi Gras parades, and more. Welcome home! Also a great project for investors and renovators, this neighborhood qualifies for 100% financing product and up to $6,000 in grant funds available. The left side is currently occupied, rented on a month-to-month basis for below market at $930/month, need 24 hour notice to view. Right side unoccupied and easy to show.

Key facts

• Fenced-in back yard
• Gated driveway
• Walkable to cafes

Tags

• CORNER LOT
• GATED DRIVEWAY
• FENCED-IN BACK YARD
• LUSH GREEN SURROUNDINGS
• WALKABLE TO RESTAURANTS
• WALKABLE TO CAFES

🏷️ Possibly a rental listed for sale. The $199,000 price doesn't fit this home's estimated sale value (~$400,066) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $199k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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 rising (+2.5%/yr); 643 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 19y ago; this cycle's ask is 99900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $170k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• 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 $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1927 — 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. 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: 1.58% ✓
• Cap rate: 13.63%
• Cash-on-cash: 26.20%
• DSCR: 2.17
• GRM: 5.3

CMA / ARV

• ARV (median comp): $400,066
• List price: $199,000
• Delta: -50.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
939 Piety St	0.24mi	4/2.5	2,022 (+2%)	3mo	$409,000	$202	82
827-829 St Ferdinand St	0.33mi	4/2.0	2,019 (+2%)	4mo	$450,000	$223	79
3313 15 St Claude Ave	0.21mi	4/3.0	1,850 (-7%)	2mo	$320,000	$173	73
3129 31 N Claiborne Ave	0.32mi	4/2.0	1,806 (-9%)	4mo	$267,150	$148	66
814 16 Gallier St	0.46mi	4/2.0	1,850 (-7%)	1mo	$425,000	$230	66
1805 07 St Roch Ave	0.70mi	4/2.0	1,914 (-4%)	3mo	$290,000	$152	59
523-25 Spain St	0.61mi	3/3.5 (-1)	1,891 (-5%)	4mo	$280,000	$148	49
816-18 Alvar St	0.55mi	3/2.5 (-1)	1,814 (-9%)	7mo	$435,000	$240	47
4029 Royal St	0.70mi	3/3.0 (-1)	2,056 (+3%)	7mo	$487,000	$237	47
832 36 Mandeville St	0.63mi	3/3.0 (-1)	1,851 (-7%)	5mo	$294,000	$159	46
1220 22 Mazant St	0.61mi	3/2.0 (-1)	2,184 (+10%)	6mo	$325,000	$149	45
839 41 Marigny St	0.67mi	4/2.0	1,718 (-14%)	2mo	$485,000	$282	45

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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.71×
• Total profit: $39,416
• Equity at exit: $29,672

10-year hold

• IRR: 25.7%
• Equity multiple: 3.19×
• Total profit: $122,209
• Equity at exit: $17,206

Cash invested: $55,720 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 43 active · 20 under contract
• Months of supply: 11.7 mo (9%/mo absorbed)
• Median asking: $225,000 ($139/sqft)
• Median days on market: 128 d
• This list price: 35% of active listings are priced below it
• ARV vs active asking: +45.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70117

• Rents YoY: 2.5%
• Active inventory: 643
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,135 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$134 /mo · $1,604/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $1,150

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,136
Total (2 units)			$3,135

Break-even live

Break-even rent $1,679

Max offer price $199,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,263	-5% $1,206	+0% $1,150	+5% $1,094	+10% $1,037
Rent	-10% $902	-5% $1,026	+0% $1,150	+5% $1,274	+10% $1,398
Rate	-1.0pp $1,250	-0.5pp $1,201	base $1,150	+0.5pp $1,098	+1.0pp $1,046

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: $49,750
• Closing costs: $5,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3121 Saint Claude Ave Unit A New Orleans, LA	1.0	1.0	600	$900	$1.50	72d	1	0.03mi
3027 Saint Claude Ave Unit B New Orleans, LA	1.0	1.0	784	$1,795	$2.29	72d	1	0.07mi
1217 Clouet St New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	72d	1	0.07mi
3025 Saint Claude Ave New Orleans, LA	2.0	2.0	1224	$1,950	$1.59	72d	1	0.07mi
1019 Clouet St New Orleans, LA	2.0	1.0	880	$1,700	$1.93	72d	1	0.08mi
1225 Clouet St Unit 1225 New Orleans, LA	2.0	2.0	900	$1,600	$1.78	72d	1	0.08mi
1231 Feliciana St New Orleans, LA	3.0	2.5	1869	$2,750	$1.47	93d	1	0.10mi
3023 N Rampart St New Orleans, LA	1.0	1.0	900	$1,700	$1.89	20d	1	0.13mi
1038 Montegut St New Orleans, LA	3.0	2.5	2250	$4,200	$1.87	93d	1	0.13mi
1038 Montegut St New Orleans, LA	3.0	2.5	2250	$4,200	$1.87	72d	1	0.13mi
1034 Montegut St Unit 1034 New Orleans, LA	2.0	2.0	1415	$3,400	$2.40	93d	1	0.14mi
3221 Saint Claude Ave New Orleans, LA	3.0	1.0	1900	$1,650	$0.87	72d	1	0.14mi
3223 Saint Claude Ave New Orleans, LA	2.0	1.0	—	$1,600	—	66d	1	0.14mi
1013 Louisa St Unit 1013 New Orleans, LA	2.0	1.0	—	$1,350	—	72d	1	0.15mi
3146 N Rampart St New Orleans, LA	2.0	1.0	—	$1,550	—	16d	1	0.15mi
1320 Feliciana St New Orleans, LA	2.0	2.0	1200	$2,000	$1.67	72d	1	0.16mi
935 Louisa St New Orleans, LA	1.0	1.0	810	$1,500	$1.85	72d	1	0.18mi
933 Louisa St New Orleans, LA	2.0	1.0	800	$1,700	$2.12	72d	1	0.18mi
3133 N Villere St New Orleans, LA	2.0	1.0	715	$1,200	$1.68	20d	1	0.20mi
3134 Burgundy St New Orleans, LA	3.0	2.0	1887	$2,900	$1.54	72d	1	0.20mi
3211 Burgundy St New Orleans, LA	2.0	1.0	850	$1,800	$2.12	27d	1	0.21mi
882 Montegut St New Orleans, LA	1.0–3.0	1.0–2.0	826	$2,088	$2.53	93d	7	0.23mi
882 Montegut St Unit 408 New Orleans, LA	2.0	2.0	944	$2,075	$2.20	52d	1	0.23mi
3116 N Robertson St New Orleans, LA	2.0	1.0	950	$1,250	$1.32	20d	1	0.24mi
3120 N Robertson St New Orleans, LA	2.0	1.0	750	$1,100	$1.47	20d	1	0.24mi
882 Montegut St Unit 401 New Orleans, LA	2.0	2.0	945	$2,375	$2.51	63d	1	0.24mi
3060 Dauphine St New Orleans, LA	1.0–2.0	1.0–2.0	824	$1,995	$2.42	16d	1	0.27mi
1211 Gallier St New Orleans, LA	2.0	1.0	900	$1,000	$1.11	72d	1	0.30mi
722 Louisa St Unit 722-103 (3) New Orleans, LA	1.0	1.0	450	$999	$2.22	66d	1	0.31mi
722 Louisa St Unit 724-101 (15) New Orleans, LA	1.0	1.0	450	$1,250	$2.78	72d	1	0.31mi
3421 Burgundy St New Orleans, LA	2.0	2.0	1120	$3,000	$2.68	72d	1	0.31mi
1033 Port St New Orleans, LA	2.0	1.0	935	$1,295	$1.39	16d	1	0.32mi
1226 Port St New Orleans, LA	3.0	1.0	1023	$1,650	$1.61	72d	1	0.33mi
1022 Port St New Orleans, LA	1.0	1.0	789	$1,100	$1.39	52d	1	0.33mi
1329 Gallier St New Orleans, LA	2.0	1.0	865	$1,500	$1.73	32d	1	0.34mi
2625 Urquhart St New Orleans, LA	2.0	1.0	810	$1,100	$1.36	20d	1	0.35mi
2625 Urquhart St New Orleans, LA	2.0	1.0	810	$1,100	$1.36	66d	1	0.35mi
3425 Dauphine St New Orleans, LA	2.0	1.5	840	$1,800	$2.14	69d	1	0.36mi
1614 Louisa St New Orleans, LA	2.0	1.0	733	$1,100	$1.50	72d	1	0.37mi
625 Louisa St New Orleans, LA	2.0	1.0	1162	$2,400	$2.07	72d	1	0.37mi

Listing history 19 events

1. 2026-05-19
   status Active 876-char remark

   Show marketing remark (876 chars)

   Exuding historic charm, this double shot gun property is on a corner lot with gated driveway and is located in a prime Bywater historical district location just off St. Claude Avenue. The light-filled rooms showcase stunning wood floors and architectural features throughout. Additional features include in a delightful fenced-in back yard with driveway amidst lush green surroundings. Enjoy this prime location in the vibrant neighborhood, walkable to world-class restaurants, cafes, bars, shops, entertainment, Mardi Gras parades, and more. Welcome home! Also a great project for investors and renovators, this neighborhood qualifies for 100% financing product and up to $6,000 in grant funds available. The left side is currently occupied, rented on a month-to-month basis for below market at $930/month, need 24 hour notice to view. Right side unoccupied and easy to show.

2. 2026-05-19
   status Active 876-char remark

   Show marketing remark (876 chars)

   Exuding historic charm, this double shot gun property is on a corner lot with gated driveway and is located in a prime Bywater historical district location just off St. Claude Avenue. The light-filled rooms showcase stunning wood floors and architectural features throughout. Additional features include in a delightful fenced-in back yard with driveway amidst lush green surroundings. Enjoy this prime location in the vibrant neighborhood, walkable to world-class restaurants, cafes, bars, shops, entertainment, Mardi Gras parades, and more. Welcome home! Also a great project for investors and renovators, this neighborhood qualifies for 100% financing product and up to $6,000 in grant funds available. The left side is currently occupied, rented on a month-to-month basis for below market at $930/month, need 24 hour notice to view. Right side unoccupied and easy to show.

3. 2026-05-18
   historical 876-char remark

   Show marketing remark (876 chars)

   Exuding historic charm, this double shot gun property is on a corner lot with gated driveway and is located in a prime Bywater historical district location just off St. Claude Avenue. The light-filled rooms showcase stunning wood floors and architectural features throughout. Additional features include in a delightful fenced-in back yard with driveway amidst lush green surroundings. Enjoy this prime location in the vibrant neighborhood, walkable to world-class restaurants, cafes, bars, shops, entertainment, Mardi Gras parades, and more. Welcome home! Also a great project for investors and renovators, this neighborhood qualifies for 100% financing product and up to $6,000 in grant funds available. The left side is currently occupied, rented on a month-to-month basis for below market at $930/month, need 24 hour notice to view. Right side unoccupied and easy to show.

4. 2026-05-07
   status Active 876-char remark

   Show marketing remark (876 chars)

   Exuding historic charm, this double shot gun property is on a corner lot with gated driveway and is located in a prime Bywater historical district location just off St. Claude Avenue. The light-filled rooms showcase stunning wood floors and architectural features throughout. Additional features include in a delightful fenced-in back yard with driveway amidst lush green surroundings. Enjoy this prime location in the vibrant neighborhood, walkable to world-class restaurants, cafes, bars, shops, entertainment, Mardi Gras parades, and more. Welcome home! Also a great project for investors and renovators, this neighborhood qualifies for 100% financing product and up to $6,000 in grant funds available. The left side is currently occupied, rented on a month-to-month basis for below market at $930/month, need 24 hour notice to view. Right side unoccupied and easy to show.

5. 2026-05-07
   status Active 876-char remark

   Show marketing remark (876 chars)

   Exuding historic charm, this double shot gun property is on a corner lot with gated driveway and is located in a prime Bywater historical district location just off St. Claude Avenue. The light-filled rooms showcase stunning wood floors and architectural features throughout. Additional features include in a delightful fenced-in back yard with driveway amidst lush green surroundings. Enjoy this prime location in the vibrant neighborhood, walkable to world-class restaurants, cafes, bars, shops, entertainment, Mardi Gras parades, and more. Welcome home! Also a great project for investors and renovators, this neighborhood qualifies for 100% financing product and up to $6,000 in grant funds available. The left side is currently occupied, rented on a month-to-month basis for below market at $930/month, need 24 hour notice to view. Right side unoccupied and easy to show.

6. 2026-04-07
   historical 876-char remark

   Show marketing remark (876 chars)

   Exuding historic charm, this double shot gun property is on a corner lot with gated driveway and is located in a prime Bywater historical district location just off St. Claude Avenue. The light-filled rooms showcase stunning wood floors and architectural features throughout. Additional features include in a delightful fenced-in back yard with driveway amidst lush green surroundings. Enjoy this prime location in the vibrant neighborhood, walkable to world-class restaurants, cafes, bars, shops, entertainment, Mardi Gras parades, and more. Welcome home! Also a great project for investors and renovators, this neighborhood qualifies for 100% financing product and up to $6,000 in grant funds available. The left side is currently occupied, rented on a month-to-month basis for below market at $930/month, need 24 hour notice to view. Right side unoccupied and easy to show.

7. 2026-01-27
   price $199,000 876-char remark

   Show marketing remark (876 chars)

   Exuding historic charm, this double shot gun property is on a corner lot with gated driveway and is located in a prime Bywater historical district location just off St. Claude Avenue. The light-filled rooms showcase stunning wood floors and architectural features throughout. Additional features include in a delightful fenced-in back yard with driveway amidst lush green surroundings. Enjoy this prime location in the vibrant neighborhood, walkable to world-class restaurants, cafes, bars, shops, entertainment, Mardi Gras parades, and more. Welcome home! Also a great project for investors and renovators, this neighborhood qualifies for 100% financing product and up to $6,000 in grant funds available. The left side is currently occupied, rented on a month-to-month basis for below market at $930/month, need 24 hour notice to view. Right side unoccupied and easy to show.

8. 2026-01-27
   listed $199,000 Active 876-char remark

   Show marketing remark (876 chars)

   Exuding historic charm, this double shot gun property is on a corner lot with gated driveway and is located in a prime Bywater historical district location just off St. Claude Avenue. The light-filled rooms showcase stunning wood floors and architectural features throughout. Additional features include in a delightful fenced-in back yard with driveway amidst lush green surroundings. Enjoy this prime location in the vibrant neighborhood, walkable to world-class restaurants, cafes, bars, shops, entertainment, Mardi Gras parades, and more. Welcome home! Also a great project for investors and renovators, this neighborhood qualifies for 100% financing product and up to $6,000 in grant funds available. The left side is currently occupied, rented on a month-to-month basis for below market at $930/month, need 24 hour notice to view. Right side unoccupied and easy to show.

9. 2026-01-27
   listed $199 Active 876-char remark

   Show marketing remark (876 chars)

   Exuding historic charm, this double shot gun property is on a corner lot with gated driveway and is located in a prime Bywater historical district location just off St. Claude Avenue. The light-filled rooms showcase stunning wood floors and architectural features throughout. Additional features include in a delightful fenced-in back yard with driveway amidst lush green surroundings. Enjoy this prime location in the vibrant neighborhood, walkable to world-class restaurants, cafes, bars, shops, entertainment, Mardi Gras parades, and more. Welcome home! Also a great project for investors and renovators, this neighborhood qualifies for 100% financing product and up to $6,000 in grant funds available. The left side is currently occupied, rented on a month-to-month basis for below market at $930/month, need 24 hour notice to view. Right side unoccupied and easy to show.

10. 2025-10-25
    price $209,000
11. 2025-10-25
    price $209,000
12. 2025-07-23
    listed $229,000 Active
13. 2018-01-16
    soldstatus $170,000
14. 2017-03-31
    listed $180,000
15. 2013-09-18
    listed $150,000
16. 2010-12-07
    listed $80,000
17. 2009-08-08
    listed $57,500
18. 2007-06-06
    listed $79,900
19. 1985-12-11
    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: $1,604 · $134/mo
• Projected year-2 tax: $1,604 · $134/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 7/10 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,620
• − Mortgage interest: −$11,147
• − Property taxes: −$1,604
• − Insurance: −$1,792
• − Repairs & maintenance: −$3,010
• − Management: −$3,010
• − Depreciation: −$5,789
• Taxable income: $11,268
• Est. tax owed @ 24.0%: −$2,704
• After-tax cash flow: $11,096/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab Est. rehab $49,700–$89,460 screening

This double shotgun property in the Bywater historical district requires extensive repairs and updates to its roof, exterior, and interior systems. While the location is prime, the current condition is holding back its value. Significant improvements are needed to bring it up to market standards.

Components & finishes AI

Roof asphalt shingle · good Flooring tile

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding shows signs of wear and discoloration.
• Major fencing — The fencing appears to be in poor condition.
• Major bathrooms — The bathrooms appear to be in poor condition, with outdated fixtures and potential plumbing issues.
• Major HVAC and mechanical systems — The HVAC and mechanical systems appear to be in poor condition, with visible wear and potential issues.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's curb appeal and overall condition, making it more attractive to potential buyers. ↑
• Resale exterior siding and fencing repair — Repairing the exterior siding and fencing will improve the home's curb appeal and overall condition, making it more attractive to potential buyers. ↑
• Resale bathroom updates — Updating the bathrooms with new fixtures and plumbing will improve the home's overall condition and make it more attractive to potential buyers. ↑
• Resale HVAC and mechanical system replacement — Replacing the HVAC and mechanical systems will improve the home's overall condition and make it more attractive to potential buyers. ↑
• Rental paint and flooring — Painting the interior and replacing the flooring will improve the home's overall condition and make it more attractive to potential renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Mary Bethune Elementary Literature/technology F LA #415/646 Nat'l #32,000/41,679 High Mcdonogh #35 College Preparatory School

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

A Composite livability gradescore 81/100

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 · 513,025 people
• City population: 338,817
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 25,652
• Household income: $45,764
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (60%)
• Race & ethnicity: Black 60% White 30% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 5% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 1%

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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: ▼ -177.22%
• Current HPI: 184.6061
• Rent YoY: ▲ 2.49%
• Metro: New Orleans-Metairie, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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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

+231.7% since first listed

19 events — show timeline

• 2026-05-19 Relisted — AcadianaMLS
• 2026-05-19 Relisted — GSREIN
• 2026-05-18 Listing Removed — GSREIN
• 2026-05-07 Relisted — AcadianaMLS
• 2026-05-07 Relisted — GSREIN
• 2026-04-07 Listing Removed — GSREIN
• 2026-01-27 Price Changed $199,000 GSREIN
• 2026-01-27 Listed $199 GSREIN
• 2026-01-27 Listed $199,000 AcadianaMLS
• 2025-10-25 Price Changed $209,000 AcadianaMLS
• 2025-10-25 Price Changed $209,000 GSREIN
• 2025-07-23 Listed $229,000 AcadianaMLS
• 2018-01-16 Sold (Public Records) $170,000 Public Records
• 2017-03-31 Listed $180,000 AcadianaMLS
• 2013-09-18 Listed $150,000 AcadianaMLS
• 2010-12-07 Listed $80,000 AcadianaMLS
• 2009-08-08 Listed $57,500 AcadianaMLS
• 2007-06-06 Listed $79,900 AcadianaMLS
• 1985-12-11 Sold (Public Records) $60,000 Public Records

Property tax history

-3.5%/yr

Latest (2026): $1,604 · -5.2% YoY. Source: county tax records.