2550 Peace Ct · New Orleans, LA 70117

$229,000

3 bd · 2.0 ba · 1,118 sqft · SingleFamily public records · 113 Days on market

Built 1971 2,191 sqft lot $205/sqft · 9% above area Est $277k · 17% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +11.3/30.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully renovated Raised Cottage that blends classic charm with modern updates. Completely updated and truly move-in ready, this home offers peace of mind with major improvements already done for you. The exterior features new Hardie board siding and energy-efficient windows (2024), giving the home fresh curb appeal and long-term durability. The roof was replaced in Spring 2022, while the HVAC system and water heater were installed in Fall 2024, providing comfort and efficiency for years to come. Inside, you'll find all new flooring throughout, creating a clean, cohesive feel in every room. Every detail has been thoughtfully updated, making this a true turn-key property -- great for a buyer who wants to move right in without lifting a finger. This is the one you've been waiting for -- schedule your showing today!

Key facts

• New flooring
• Replaced roof
• 2,191 sq ft lot

Tags

• NEW HARDIE BOARD SIDING
• ENERGY EFFICIENT WINDOWS
• REPLACED ROOF
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (30.5% below list).
• Recommended offer: $159k (30.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 rising (+2.5%/yr); 581 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 42% 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 $2k of loan paydown is wiped out by about $7k 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 113 days — a 9% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 26y ago; this cycle's ask has dropped $70k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $229k implies a 690% 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 $159,180 (30.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 12.0

CMA / ARV

• ARV (median comp): $276,963
• List price: $229,000
• Delta: -17.32%
• 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
2618 N Rocheblave St	0.08mi	3/2.0	1,168 (+4%)	1mo	$115,000	$98	88
2215 Mandeville St	0.17mi	3/2.0	1,067 (-5%)	3mo	$85,000	$80	82
1601 Mandeville St	0.53mi	3/1.0	1,118 (0%)	2mo	$155,000	$139	70
1431 Port St	0.68mi	3/2.0	1,194 (+7%)	11mo	$210,000	$176	48
1625 Frenchmen St	0.61mi	3/2.0	1,252 (+12%)	5mo	$170,000	$136	48
2623 N Villere	0.69mi	2/1.0 (-1)	1,078 (-4%)	6mo	$95,000	$88	48
2605 Pauger St	0.59mi	3/2.0	1,215 (+9%)	13mo	$170,000	$140	48
2663 Touro St	0.54mi	3/2.0	1,230 (+10%)	13mo	$189,900	$154	48
1329 Music St	0.68mi	2/1.0 (-1)	1,100 (-2%)	14mo	$70,000	$64	45
2033 Annette St	0.68mi	3/2.0	1,210 (+8%)	14mo	$165,000	$136	43
1316 Music St	0.69mi	3/2.0	1,213 (+8%)	14mo	$360,000	$297	42
2037 Saint Anthony St	0.61mi	2/1.0 (-1)	960 (-14%)	4mo	$126,000	$131	36

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: -21.6%
• Equity multiple: 0.26×
• Total profit: $-47,666
• Equity at exit: $34,145

10-year hold

• IRR: -16.5%
• Equity multiple: 0.10×
• Total profit: $-57,585
• Equity at exit: $19,800

Cash invested: $64,120 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$46 /mo · $558/yr
• Insurance: −$95
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-152

Break-even live

Break-even rent $1,784

Max offer price $202,199

Occupancy floor —

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2229 Saint Roch Ave New Orleans, LA	2.0	1.5	1200	$1,600	$1.33	20d	1	0.03mi
2222 Saint Roch Ave New Orleans, LA	3.0	1.0	900	$1,200	$1.33	23d	1	0.04mi
2134 Saint Roch Ave New Orleans, LA	2.0	2.0	850	$1,500	$1.76	16d	1	0.08mi
2406 Saint Roch Ave New Orleans, LA	2.0	1.0	1000	$1,600	$1.60	16d	1	0.09mi
2120 Saint Roch Ave Unit 2120 New Orleans, LA	2.0	1.0	1000	$1,650	$1.65	23d	1	0.11mi
2129 Spain St New Orleans, LA	2.0	1.0	861	$1,500	$1.74	23d	1	0.11mi
2423 Saint Roch Ave New Orleans, LA	2.0	1.0	925	$1,350	$1.46	23d	1	0.11mi
2551 N Tonti St New Orleans, LA	2.0	2.0	800	$1,450	$1.81	23d	1	0.15mi
2556 N Tonti St New Orleans, LA	3.0	2.0	1100	$1,850	$1.68	15d	1	0.16mi
2649 N Rocheblave St New Orleans, LA	2.0	2.0	806	$1,200	$1.49	23d	1	0.16mi
2115 Mandeville St New Orleans, LA	3.0	2.0	1400	$1,650	$1.18	23d	1	0.17mi
2238 Painters St New Orleans, LA	2.0	1.0	896	$1,300	$1.45	23d	1	0.19mi
2515 N Galvez St Unit 2515 New Orleans, LA	4.0	2.0	1200	$1,900	$1.58	23d	1	0.20mi
2515 N Galvez St New Orleans, LA	4.0	2.0	1200	$1,200	$1.00	10d	1	0.20mi
2024 Mandeville St New Orleans, LA	2.0	2.0	1072	$1,950	$1.82	23d	1	0.23mi
2522 N Galvez St New Orleans, LA	3.0	2.0	1105	$1,675	$1.52	23d	1	0.23mi
2524 N Galvez St New Orleans, LA	3.0	2.5	1102	$1,800	$1.63	16d	1	0.23mi
2115 Elysian Fields Ave Unit 2115 New Orleans, LA	3.0	1.0	1100	$1,450	$1.32	23d	1	0.29mi
1922 Painters St New Orleans, LA	3.0	1.0	920	$1,700	$1.85	3d	1	0.31mi
2269 N Prieur St New Orleans, LA	2.0	1.0	756	$1,250	$1.65	23d	1	0.31mi
1924 Painters St New Orleans, LA	3.0	1.0	920	$1,700	$1.85	3d	1	0.33mi
1809 Saint Roch Ave New Orleans, LA	3.0	1.0	949	$1,195	$1.26	16d	1	0.33mi
2241 Eads St New Orleans, LA	2.0	1.0	867	$1,500	$1.73	23d	1	0.35mi
2512 Elysian Fields Ave Unit C New Orleans, LA	2.0	1.0	800	$1,300	$1.62	3d	1	0.36mi
2512 Elysian Fields Ave Unit C New Orleans, LA	2.0	1.0	800	$1,300	$1.62	2d	1	0.36mi
2512 Elysian Fields Ave Unit 1 New Orleans, LA	2.0	1.0	879	$1,400	$1.59	16d	1	0.36mi
2325 Florida Ave New Orleans, LA	2.0	1.0	796	$1,025	$1.29	3d	1	0.37mi
2220 N Prieur St New Orleans, LA	3.0	2.0	1334	$2,000	$1.50	23d	1	0.38mi
2003 Almonaster Ave New Orleans, LA	3.0	2.0	988	$1,600	$1.62	23d	1	0.40mi
2516 N Roman St Unit 2518 New Orleans, LA	2.0	1.0	800	$1,500	$1.88	3d	1	0.40mi
2219 Almonaster Ave Unit A New Orleans, LA	2.0	1.0	950	$1,500	$1.58	23d	1	0.41mi
1726 Mandeville St New Orleans, LA	2.0	1.0	920	$1,300	$1.41	23d	1	0.41mi
1910 Elysian Fields Ave New Orleans, LA	3.0	1.0	1000	$1,450	$1.45	23d	1	0.41mi
2269 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,665	$1.67	16d	1	0.43mi
2269 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,675	$1.68	19d	1	0.43mi
2519 N Derbigny St New Orleans, LA	3.0	1.0	994	$1,300	$1.31	21d	1	0.43mi
1638 Music St New Orleans, LA	2.0	1.0	900	$1,085	$1.21	14d	1	0.44mi
2271 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,585	$1.58	16d	1	0.44mi
1636 Music St New Orleans, LA	3.0	1.0	900	$1,185	$1.32	15d	1	0.44mi
2812 Spain St New Orleans, LA	2.0	1.0	870	$1,275	$1.47	1d	1	0.45mi

Listing history 31 events

1. 2026-06-18
   days on market $229,000 Active 113 DOM
2. 2026-06-17
   days on market $229,000 Active 112 DOM
3. 2026-06-16
   days on market $229,000 Active 111 DOM
4. 2026-06-15
   days on market $229,000 Active 110 DOM
5. 2026-06-13
   days on market $229,000 Active 108 DOM
6. 2026-06-10
   days on market $229,000 Active 105 DOM
7. 2026-06-09
   days on market $229,000 Active 104 DOM
8. 2026-06-08
   days on market $229,000 Active 103 DOM
9. 2026-06-07
   days on market $229,000 Active 102 DOM
10. 2026-06-05
    days on market $229,000 Active 99 DOM
11. 2026-06-03
    days on market $229,000 Active 98 DOM
12. 2026-06-02
    days on market $229,000 Active 97 DOM
13. 2026-06-01
    days on market $229,000 Active 96 DOM
14. 2026-05-31
    days on market $229,000 Active 95 DOM
15. 2026-04-27
    price $229,000 844-char remark

    Show marketing remark (866 chars)

    Welcome to this beautifully renovated Raised Cottage that blends classic charm with modern updates. Completely updated and truly move-in ready, this home offers peace of mind with major improvements already done for you. The exterior features new Hardie board siding and energy-efficient windows (2024), giving the home fresh curb appeal and long-term durability. The roof was replaced in Spring 2022, while the HVAC system and water heater were installed in Fall 2024, providing comfort and efficiency for years to come. Inside, you’ll find all new flooring throughout, creating a clean, cohesive feel in every room. Every detail has been thoughtfully updated, making this a true turn-key property — great for a buyer who wants to move right in without lifting a finger. This is the one you’ve been waiting for — schedule your showing today!

16. 2026-04-27
    price $229,000 866-char remark

    Show marketing remark (866 chars)

    Welcome to this beautifully renovated Raised Cottage that blends classic charm with modern updates. Completely updated and truly move-in ready, this home offers peace of mind with major improvements already done for you. The exterior features new Hardie board siding and energy-efficient windows (2024), giving the home fresh curb appeal and long-term durability. The roof was replaced in Spring 2022, while the HVAC system and water heater were installed in Fall 2024, providing comfort and efficiency for years to come. Inside, you’ll find all new flooring throughout, creating a clean, cohesive feel in every room. Every detail has been thoughtfully updated, making this a true turn-key property — great for a buyer who wants to move right in without lifting a finger. This is the one you’ve been waiting for — schedule your showing today!

17. 2026-02-21
    listed $299,000 Active 844-char remark

    Show marketing remark (866 chars)

    Welcome to this beautifully renovated Raised Cottage that blends classic charm with modern updates. Completely updated and truly move-in ready, this home offers peace of mind with major improvements already done for you. The exterior features new Hardie board siding and energy-efficient windows (2024), giving the home fresh curb appeal and long-term durability. The roof was replaced in Spring 2022, while the HVAC system and water heater were installed in Fall 2024, providing comfort and efficiency for years to come. Inside, you’ll find all new flooring throughout, creating a clean, cohesive feel in every room. Every detail has been thoughtfully updated, making this a true turn-key property — great for a buyer who wants to move right in without lifting a finger. This is the one you’ve been waiting for — schedule your showing today!

18. 2026-02-21
    listed $299,000 Active 866-char remark

    Show marketing remark (866 chars)

    Welcome to this beautifully renovated Raised Cottage that blends classic charm with modern updates. Completely updated and truly move-in ready, this home offers peace of mind with major improvements already done for you. The exterior features new Hardie board siding and energy-efficient windows (2024), giving the home fresh curb appeal and long-term durability. The roof was replaced in Spring 2022, while the HVAC system and water heater were installed in Fall 2024, providing comfort and efficiency for years to come. Inside, you’ll find all new flooring throughout, creating a clean, cohesive feel in every room. Every detail has been thoughtfully updated, making this a true turn-key property — great for a buyer who wants to move right in without lifting a finger. This is the one you’ve been waiting for — schedule your showing today!

19. 2013-10-04
    soldstatus $29,000
20. 2013-08-17
    listed $29,000
21. 2013-08-17
    listed $29,000
22. 2013-07-19
    soldstatus $26,666
23. 2010-12-09
    listed $90,000
24. 2010-12-09
    listed $90,000
25. 2001-09-20
    soldstatus $87,000
26. 2001-05-29
    listed $89,700
27. 2001-05-29
    listed $89,700
28. 2000-12-07
    soldstatus $7,500
29. 2000-12-07
    soldstatus $7,500
30. 2000-08-14
    listed $12,000
31. 2000-08-14
    listed $12,000

ⓘ 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: $558 · $46/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$702/yr (+$58/mo · 125.9%)

ⓘ 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) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,102
• − Mortgage interest: −$12,828
• − Property taxes: −$558
• − Insurance: −$1,942
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$6,662
• Taxable loss: −$5,944
• Est. tax savings @ 24.0%: +$1,427
• After-tax cash flow: $-394/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

+1808.3% since first listed

17 events — show timeline

• 2026-04-27 Price Changed $229,000 AcadianaMLS
• 2026-04-27 Price Changed $229,000 GSREIN
• 2026-02-21 Listed $299,000 GSREIN
• 2026-02-21 Listed $299,000 AcadianaMLS
• 2013-10-04 Sold (MLS) $29,000 GSREIN
• 2013-08-17 Listed $29,000 AcadianaMLS
• 2013-08-17 Listed $29,000 GSREIN
• 2013-07-19 Sold (Public Records) $26,666 Public Records
• 2010-12-09 Listed $90,000 GSREIN
• 2010-12-09 Listed $90,000 AcadianaMLS
• 2001-09-20 Sold (MLS) $87,000 GSREIN
• 2001-05-29 Listed $89,700 AcadianaMLS
• 2001-05-29 Listed $89,700 GSREIN
• 2000-12-07 Sold (Public Records) $7,500 Public Records
• 2000-12-07 Sold (MLS) $7,500 GSREIN
• 2000-08-14 Listed $12,000 GSREIN
• 2000-08-14 Listed $12,000 AcadianaMLS

Property tax history

+7.9%/yr

Latest (2026): $558 · +92.5% YoY. Source: county tax records.