4301 Marais St · New Orleans, LA 70117

$160,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 118 Days on market

Built 1960 $148/sqft · 35% below area Est $303k · 47% 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity: Turn this house into a rental income or fully renovate to make it your own. Property is located one block of St. Claude Ave and Poland Ave which still considered part of the Bywater neighborhood. House can be four bedrooms or three bedrooms plus bonus room, interior laundry room, enclosed rear yard for parking, X flood zone, Sold As Is.

Key facts

• Enclosed rear yard
• Fully renovate
• Bywater neighborhood

Tags

• INVESTMENT OPPORTUNITY
• RENTAL INCOME
• FULLY RENOVATE
• ENCLOSED REAR YARD
• BYWATER NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $220 ($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 $158k (1.3% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 rising (+2.5%/yr); 581 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 41% of the median local income ($46k/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 $5k 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 118 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y 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 $26k; list at $160k implies a 504% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.99% ✗
• Cap rate: 8.44%
• Cash-on-cash: 7.67%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

• ARV (median comp): $302,554
• List price: $160,000
• Delta: -47.12%
• 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
4123 N Rampart St	0.18mi	2/1.0	1,076 (-0%)	13mo	$369,000	$343	81
3613 N Rampart St	0.41mi	2/2.0	1,100 (+2%)	5mo	$420,000	$382	69
1700 Bartholomew St	0.42mi	2/2.0	1,106 (+2%)	12mo	$120,000	$108	62
1425 Reynes Dr	0.67mi	3/1.0 (+1)	1,089 (+1%)	2mo	$136,001	$125	61
1644 Desire St	0.63mi	3/1.0 (+1)	1,100 (+2%)	8mo	$135,000	$123	56
3120 Urquhart St	0.70mi	3/1.0 (+1)	1,134 (+5%)	1mo	$90,000	$79	53
1231 Gallier St	0.44mi	2/1.0	1,236 (+14%)	4mo	$212,000	$172	52
1816 Congress St	0.62mi	2/2.0	1,043 (-3%)	12mo	$135,000	$129	51
1410 Desire St	0.54mi	2/1.0	980 (-9%)	11mo	$45,000	$46	50
1808 Tennessee St	0.73mi	2/2.0	1,156 (+7%)	7mo	$187,000	$162	45
1621 Congress St	0.50mi	3/2.0 (+1)	1,237 (+14%)	4mo	$190,000	$154	40
830 Deslonde St	0.56mi	3/2.0 (+1)	1,227 (+14%)	6mo	$232,000	$189	37

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: -7.8%
• Equity multiple: 0.72×
• Total profit: $-12,764
• Equity at exit: $23,857

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $3,532
• Equity at exit: $13,834

Cash invested: $44,800 (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 70117

• Rents YoY: 2.5%
• Active inventory: 581
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,580 high
• Mortgage (P&I): −$839
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $220

Break-even live

Break-even rent $1,301

Max offer price $160,000

Occupancy floor 81%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2612 14 Urquhart St New Orleans, LA	1.0	1.0	900	$1,200	$1.33	20d	1	0.07mi
1233 Poland Ave New Orleans, LA	2.0	2.0	1200	$2,250	$1.88	23d	1	0.08mi
4317 Urquhart St New Orleans, LA	3.0	2.0	1300	$1,650	$1.27	23d	1	0.08mi
1319 France St New Orleans, LA	2.0	1.0	923	$975	$1.06	21d	1	0.12mi
4543 Urquhart St Unit B New Orleans, LA	2.0	1.0	700	$1,150	$1.64	11d	1	0.18mi
4318 N Rampart St New Orleans, LA	2.0	1.0	750	$1,100	$1.47	23d	1	0.18mi
1121 Bartholomew St Unit 1121 New Orleans, LA	2.0	1.0	893	$2,000	$2.24	23d	1	0.18mi
4545 Urquhart St Unit B New Orleans, LA	2.0	1.0	700	$1,150	$1.64	23d	1	0.18mi
1119 Bartholomew St Unit 1119 New Orleans, LA	2.0	2.0	1410	$2,500	$1.77	43d	1	0.19mi
4318 1/2 N Robertson St New Orleans, LA	3.0	1.0	1250	$1,150	$0.92	3d	1	0.19mi
4318 N Robertson St New Orleans, LA	3.0	1.0	1250	$1,150	$0.92	3d	1	0.20mi
924 Kentucky St New Orleans, LA	2.0	1.0	1102	$1,700	$1.54	3d	1	0.21mi
4230 N Claiborne Ave New Orleans, LA	3.0	2.5	1296	$1,750	$1.35	23d	1	0.28mi
3912 N Rampart St Unit 3912 New Orleans, LA	2.0	1.0	800	$1,500	$1.88	23d	1	0.28mi
1628 Bartholomew St New Orleans, LA	3.0	2.0	1050	$1,600	$1.52	23d	1	0.39mi
1634 Bartholomew St New Orleans, LA	2.0	1.0	900	$1,300	$1.44	23d	1	0.40mi
734 Alvar St New Orleans, LA	2.0	1.0	925	$1,900	$2.05	23d	1	0.40mi
623 France St New Orleans, LA	2.0	2.0	982	$2,600	$2.65	43d	1	0.41mi
1304 Jourdan Ave New Orleans, LA	2.0	2.0	890	$959	$1.08	16d	6	0.43mi
1211 Gallier St New Orleans, LA	2.0	1.0	900	$1,000	$1.11	23d	1	0.44mi
3903 Royal St Unit 3903 New Orleans, LA	2.0	1.0	1205	$1,300	$1.08	14d	1	0.44mi
3900 Royal St Unit 2A New Orleans, LA	2.0	2.0	1300	$3,000	$2.31	3d	1	0.45mi
1437 Gallier St New Orleans, LA	3.0	2.0	1451	$1,875	$1.29	21d	1	0.48mi
4826 N Rampart St Unit 4826 New Orleans, LA	2.0	1.0	850	$1,200	$1.41	23d	1	0.52mi
3421 Burgundy St New Orleans, LA	2.0	2.0	1120	$3,000	$2.68	23d	1	0.52mi
1137 Deslonde St New Orleans, LA	2.0	1.0	1017	$1,500	$1.47	23d	1	0.52mi
4801 Dauphine St Unit B New Orleans, LA	2.0	1.0	875	$1,100	$1.26	23d	1	0.53mi
718 Congress St Unit 718 New Orleans, LA	2.0	1.0	1000	$1,490	$1.49	20d	1	0.54mi
3425 Dauphine St New Orleans, LA	2.0	1.5	840	$1,800	$2.14	20d	1	0.55mi
4222 N Johnson St New Orleans, LA	3.0	2.0	1100	$1,895	$1.72	23d	1	0.56mi
1715 Gallier St Unit B New Orleans, LA	2.0	1.0	1000	$1,099	$1.10	23d	1	0.58mi
1713 Gallier St Unit B New Orleans, LA	2.0	1.0	1000	$1,099	$1.10	23d	1	0.59mi
4217 N Johnson St New Orleans, LA	3.0	2.0	904	$1,650	$1.83	23d	1	0.60mi
3431 Chartres St #6 New Orleans, LA	2.0	2.5	1262	$2,750	$2.18	14d	1	0.62mi
935 Louisa St New Orleans, LA	1.0	1.0	810	$1,500	$1.85	23d	1	0.64mi
933 Louisa St New Orleans, LA	2.0	1.0	800	$1,700	$2.12	23d	1	0.64mi
4950 Dauphine St New Orleans, LA	1.0	1.0	612	$1,750	$2.86	10d	16	0.64mi
918 Forstall St New Orleans, LA	2.0	1.0	800	$2,290	$2.86	23d	1	0.69mi
920 Forstall St New Orleans, LA	2.0	1.0	800	$1,600	$2.00	23d	1	0.69mi
3133 N Villere St New Orleans, LA	2.0	1.0	715	$1,250	$1.75	23d	1	0.70mi

Listing history 26 events

1. 2026-06-18
   days on market $160,000 Active 118 DOM
2. 2026-06-17
   days on market $160,000 Active 117 DOM
3. 2026-06-16
   days on market $160,000 Active 116 DOM
4. 2026-06-15
   days on market $160,000 Active 115 DOM
5. 2026-06-13
   days on market $160,000 Active 113 DOM
6. 2026-06-10
   days on market $160,000 Active 110 DOM
7. 2026-06-09
   days on market $160,000 Active 109 DOM
8. 2026-06-08
   days on market $160,000 Active 108 DOM
9. 2026-06-07
   days on market $160,000 Active 107 DOM
10. 2026-06-05
    days on market $160,000 Active 104 DOM
11. 2026-06-03
    days on market $160,000 Active 103 DOM
12. 2026-06-02
    days on market $160,000 Active 102 DOM
13. 2026-06-01
    days on market $160,000 Active 101 DOM
14. 2026-05-31
    days on market $160,000 Active 100 DOM
15. 2026-02-19
    listed $160,000 Active 362-char remark

    Show marketing remark (362 chars)

    Investment opportunity: Turn this house into a rental income or fully renovate to make it your own. Property is located one block of St. Claude Ave and Poland Ave which still considered part of the Bywater neighborhood. House can be four bedrooms or three bedrooms plus bonus room, interior laundry room, enclosed rear yard for parking, X flood zone, Sold As Is.

16. 2023-01-12
    listed $150,000
17. 2014-04-11
    soldstatus $26,500
18. 2014-02-03
    listed $27,500
19. 2014-02-03
    listed $27,500
20. 2010-09-15
    listed $125,000
21. 2010-09-15
    listed $125,000
22. 2010-05-29
    listed $148,900
23. 2010-05-29
    listed $148,900
24. 2008-08-13
    listed $139,000
25. 2008-08-13
    listed $139,000
26. 2007-08-07
    soldstatus $41,000

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $880 · $73/mo
• Expected delta: +$209/yr (+$17/mo · 31.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 22 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: $18,954
• − Mortgage interest: −$8,962
• − Property taxes: −$671
• − Insurance: −$1,598
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$4,655
• Taxable income: $36
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $2,628/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): 25,652
• Household income: $45,764
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1988.0

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: 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%

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

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

+290.2% since first listed

12 events — show timeline

• 2026-02-19 Listed $160,000 Fizber.com
• 2023-01-12 Listed $150,000 AcadianaMLS
• 2014-04-11 Sold (MLS) $26,500 GSREIN
• 2014-02-03 Listed $27,500 AcadianaMLS
• 2014-02-03 Listed $27,500 GSREIN
• 2010-09-15 Listed $125,000 GSREIN
• 2010-09-15 Listed $125,000 AcadianaMLS
• 2010-05-29 Listed $148,900 GSREIN
• 2010-05-29 Listed $148,900 AcadianaMLS
• 2008-08-13 Listed $139,000 GSREIN
• 2008-08-13 Listed $139,000 AcadianaMLS
• 2007-08-07 Sold (Public Records) $41,000 Public Records

Property tax history

-2.6%/yr

Latest (2026): $671 · +24.5% YoY. Source: county tax records.