1207 09 S Clark St · New Orleans, LA 70125

$155,000

2 bd · 2.0 ba · 1,215 sqft · MultiFamily public records · 96 Days on market

Built 1931 2,487 sqft lot $128/sqft · 10% below area Est $165k · 6% under

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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
• ARV discount +10.3/15.0
• 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: 2 units. confirmed

Listing remarks MLS

Raised double in a convenient, quiet, one block street in close proximity to Xavier University, CBD, the Superdome. The property has one bedroom and one large bath on each side with an open concept kitchen and living room. There is an indoor laundry space for a washer and dryer. A shared backyard space completes this perfect little double. The owner has three duplex properties in the same block for sale. Do not miss a wonderful opportunity to buy all three and own 6 rental units in the same block for $425,000. Comparables and an appraiser agree that each unit could bring in $900-$1,000 per unit, which is the potential for $5400-$6,000 in rental income monthly!

Key facts

• Open concept kitchen
• Indoor laundry space
• 2,487 sq ft lot

Tags

• OPEN CONCEPT KITCHEN
• INDOOR LAUNDRY SPACE
• SHARED BACKYARD SPACE

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $155k.

Deal economics

• At list price, monthly cash flow is $906 ($11k/yr) — positive. Per door: $453/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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.
• Market conditions: Rents flat; 217 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).
• At $2,993/mo this rent would consume 59% of the median local household income ($61k/yr) (locally 1270% 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 $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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 23 sale attempts since 20y ago; this cycle's ask has dropped $270k (64%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $155k implies a 308% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% 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 1931 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.93% ✓
• Cap rate: 16.61%
• Cash-on-cash: 36.84%
• DSCR: 2.64
• GRM: 4.3

CMA / ARV

• ARV (median comp): $165,388
• List price: $155,000
• Delta: -6.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4513-15 Thalia St	0.18mi	2/2.0	1,206 (-1%)	17mo	$230,000	$191	76
3263 65 Bloomingdale Ct	0.14mi	2/2.0	1,150 (-5%)	15mo	$60,000	$52	72

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.60×
• Total profit: $26,179
• Equity at exit: $23,111

10-year hold

• IRR: 22.1%
• Equity multiple: 2.66×
• Total profit: $72,030
• Equity at exit: $13,402

Cash invested: $43,400 (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 70125

• Home prices YoY: -16.3%
• Rents YoY: 0.7%
• Active inventory: 217
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,993 high
• Mortgage (P&I): −$813
• Tax from tax record: −$155 /mo · $1,855/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $906

Break-even live

Break-even rent $1,846

Max offer price $155,000

Occupancy floor 65%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,992
Total (2 units)			$2,993

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4650 Washington Ave New Orleans, LA	1.0–2.0	1.0–2.0	866	$2,185	$2.52	2d	17	0.04mi
1210 S Genois St New Orleans, LA	3.0	1.0	1000	$1,595	$1.59	23d	1	0.06mi
1228 S Genois St New Orleans, LA	3.0	1.0	1000	$1,150	$1.15	23d	1	0.08mi
4702 Euphrosine St New Orleans, LA	3.0	1.0	1100	$1,850	$1.68	3d	1	0.12mi
4814 Thalia St Unit B New Orleans, LA	3.0	2.0	1218	$1,850	$1.52	23d	1	0.17mi
4816 Thalia St New Orleans, LA	3.0	2.0	1218	$1,850	$1.52	23d	1	0.17mi
1222 S Salcedo St Unit 101 New Orleans, LA	2.0	1.0	900	$1,574	$1.75	23d	1	0.30mi
1603 S Rendon St New Orleans, LA	3.0	2.0	1329	$1,900	$1.43	20d	1	0.30mi
7110 Colapissa St New Orleans, LA	2.0	1.0	750	$1,375	$1.83	17d	1	0.36mi
7110 Colapissa St New Orleans, LA	2.0	1.0	750	$1,400	$1.87	23d	1	0.36mi
4520 Elba St New Orleans, LA	3.0	2.0	1100	$1,700	$1.55	23d	1	0.41mi
4512 Elba St New Orleans, LA	1.0	1.0	900	$1,450	$1.61	23d	1	0.41mi
4506 Elba St New Orleans, LA	2.0	1.0	1200	$1,800	$1.50	3d	1	0.41mi
4401 Elba St New Orleans, LA	3.0	2.0	1400	$1,850	$1.32	23d	1	0.42mi
4430 Elba St New Orleans, LA	2.0	1.0	950	$1,495	$1.57	23d	1	0.42mi
4403 Elba St New Orleans, LA	3.0	2.0	1400	$1,800	$1.29	3d	1	0.42mi
2921 Audubon St New Orleans, LA	2.0	1.0	1500	$1,550	$1.03	17d	1	0.43mi
7021 Pritchard Pl New Orleans, LA	2.0	1.0	1100	$1,950	$1.77	16d	1	0.44mi
2933 Pine St Unit 2937 New Orleans, LA	2.0	1.0	1000	$1,400	$1.40	23d	1	0.45mi
3205 Fern St New Orleans, LA	2.0	1.0	938	$1,200	$1.28	21d	1	0.46mi
3909 Panama Ct Unit 1B New Orleans, LA	2.0	1.0	800	$1,200	$1.50	23d	1	0.46mi
4114 Thalia St New Orleans, LA	2.0	1.0	850	$1,500	$1.76	23d	1	0.47mi
3317 Short St New Orleans, LA	3.0	2.0	900	$1,600	$1.78	23d	1	0.47mi
7927 Forshey St New Orleans, LA	1.0	1.0	700	$1,200	$1.71	23d	1	0.48mi
4115 State Street Dr New Orleans, LA	2.0	1.0	1000	$1,900	$1.90	20d	1	0.48mi
753 S Genois St New Orleans, LA	2.0	1.0	708	$1,250	$1.77	23d	1	0.48mi
747 S Genois St New Orleans, LA	2.0	1.0	798	$1,650	$2.07	3d	1	0.49mi
4121 Elba St Unit B New Orleans, LA	2.0	1.0	1100	$1,800	$1.64	23d	1	0.51mi
2835 Pine St Unit 2835 New Orleans, LA	3.0	2.0	1219	$2,995	$2.46	43d	1	0.51mi
2833 Pine St Unit 2833 New Orleans, LA	3.0	2.0	1219	$3,200	$2.63	19d	1	0.51mi
4025 Vendome Pl New Orleans, LA	1.0	1.5	850	$1,650	$1.94	23d	1	0.53mi
4224 Walmsley Ave New Orleans, LA	2.0	1.0	812	$1,150	$1.42	23d	1	0.54mi
4424 General Pershing St New Orleans, LA	2.0	1.0	858	$1,650	$1.92	3d	1	0.55mi
2741 Audubon St New Orleans, LA	3.0	2.0	1100	$1,800	$1.64	3d	1	0.56mi
2016 S Rendon St New Orleans, LA	2.0	1.5	1224	$1,600	$1.31	11d	1	0.56mi
4237 General Pershing St New Orleans, LA	2.0	1.0	825	$1,200	$1.45	23d	1	0.57mi
3821 Vincennes Pl New Orleans, LA	2.0	1.0	950	$1,500	$1.58	23d	1	0.61mi
3232 Tulane Ave New Orleans, LA	2.0	1.0	900	$1,350	$1.50	16d	1	0.61mi
4233 Fontainebleau Dr Unit 1 New Orleans, LA	1.0	1.0	842	$1,200	$1.43	23d	1	0.62mi
2102 S Lopez St New Orleans, LA	2.0	1.0	900	$1,500	$1.67	14d	1	0.63mi

Listing history 48 events

1. 2026-06-18
   days on market $155,000 Active 96 DOM
2. 2026-06-17
   days on market $155,000 Active 95 DOM
3. 2026-06-16
   days on market $155,000 Active 94 DOM
4. 2026-06-15
   days on market $155,000 Active 93 DOM
5. 2026-06-13
   days on market $155,000 Active 91 DOM
6. 2026-06-10
   days on market $155,000 Active 88 DOM
7. 2026-06-09
   days on market $155,000 Active 87 DOM
8. 2026-06-08
   days on market $155,000 Active 86 DOM
9. 2026-06-07
   days on market $155,000 Active 85 DOM
10. 2026-06-05
    days on market $155,000 Active 82 DOM
11. 2026-06-03
    days on market $155,000 Active 81 DOM
12. 2026-06-02
    days on market $155,000 Active 80 DOM
13. 2026-06-01
    days on market $155,000 Active 79 DOM
14. 2026-05-31
    days on market $155,000 Active 78 DOM
15. 2026-03-14
    listed $155,000 Active 668-char remark

    Show marketing remark (668 chars)

    Raised double in a convenient, quiet, one block street in close proximity to Xavier University, CBD, the Superdome. The property has one bedroom and one large bath on each side with an open concept kitchen and living room. There is an indoor laundry space for a washer and dryer. A shared backyard space completes this perfect little double. The owner has three duplex properties in the same block for sale. Do not miss a wonderful opportunity to buy all three and own 6 rental units in the same block for $425,000. Comparables and an appraiser agree that each unit could bring in $900-$1,000 per unit, which is the potential for $5400-$6,000 in rental income monthly!

16. 2026-03-14
    listed $155,000 Active 668-char remark

    Show marketing remark (668 chars)

    Raised double in a convenient, quiet, one block street in close proximity to Xavier University, CBD, the Superdome. The property has one bedroom and one large bath on each side with an open concept kitchen and living room. There is an indoor laundry space for a washer and dryer. A shared backyard space completes this perfect little double. The owner has three duplex properties in the same block for sale. Do not miss a wonderful opportunity to buy all three and own 6 rental units in the same block for $425,000. Comparables and an appraiser agree that each unit could bring in $900-$1,000 per unit, which is the potential for $5400-$6,000 in rental income monthly!

17. 2026-03-14
    listed $425,000 Active

    Show marketing remark (668 chars)

    Raised double in a convenient, quiet, one block street in close proximity to Xavier University, CBD, the Superdome. The property has one bedroom and one large bath on each side with an open concept kitchen and living room. There is an indoor laundry space for a washer and dryer. A shared backyard space completes this perfect little double. The owner has three duplex properties in the same block for sale. Do not miss a wonderful opportunity to buy all three and own 6 rental units in the same block for $425,000. Comparables and an appraiser agree that each unit could bring in $900-$1,000 per unit, which is the potential for $5400-$6,000 in rental income monthly!

18. 2026-01-13
    price $160,000
19. 2026-01-13
    price $160,000
20. 2025-09-12
    listed $165,000 Active
21. 2025-01-02
    historical $800
22. 2024-12-07
    listed $800
23. 2018-07-10
    historical
24. 2018-07-09
    status Active
25. 2018-06-22
    status Under Contract
26. 2018-04-27
    listed $385,000
27. 2018-03-13
    price $139,000
28. 2018-02-27
    price $149,000
29. 2018-02-14
    price $165,000
30. 2018-01-05
    listed $174,900 Active
31. 2018-01-05
    listed $139,000
32. 2016-05-16
    listed $899,000
33. 2013-08-07
    listed $875,000
34. 2011-12-08
    soldstatus $38,000
35. 2011-11-22
    soldstatus $96,928
36. 2011-10-17
    listed $37,620
37. 2011-10-17
    listed $37,620
38. 2010-03-11
    listed $61,000
39. 2010-03-11
    listed $61,000
40. 2010-03-10
    listed $35,000
41. 2010-03-10
    listed $35,000
42. 2009-05-14
    listed $95,000
43. 2009-05-14
    listed $95,000
44. 2008-03-26
    listed $217,000
45. 2008-03-26
    listed $217,000
46. 2006-12-22
    soldstatus $31,200
47. 2006-09-15
    listed $32,500
48. 2006-09-15
    listed $32,500

ⓘ 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: $1,855 · $155/mo
• Projected year-2 tax: $1,855 · $155/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 AE · 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,916
• − Mortgage interest: −$8,682
• − Property taxes: −$1,855
• − Insurance: −$5,894
• − Repairs & maintenance: −$2,873
• − Management: −$2,873
• − Depreciation: −$4,509
• Taxable income: $9,229
• Est. tax owed @ 24.0%: −$2,215
• After-tax cash flow: $8,656/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): 17,821
• Household income: $61,174
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 1270.0

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 0.63)
• Race & ethnicity: Black 51% White 32% Hispanic / Latino 9% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 1% Chinese 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: ▼ -49.68%
• Current HPI: 255.5998
• Rent YoY: ▲ 0.73%
• 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

+1207.7% since first listed

34 events — show timeline

• 2026-03-14 Listed $425,000 GSREIN
• 2026-03-14 Listed $155,000 GSREIN
• 2026-03-14 Listed $155,000 AcadianaMLS
• 2026-01-13 Price Changed $160,000 AcadianaMLS
• 2026-01-13 Price Changed $160,000 GSREIN
• 2025-09-12 Listed $165,000 AcadianaMLS
• 2025-01-02 Rental Removed $800 BUILDIUM
• 2024-12-07 Listed for Rent $800 BUILDIUM
• 2018-07-10 Listing Removed — GSREIN
• 2018-07-09 Relisted — GSREIN
• 2018-06-22 Pending — GSREIN
• 2018-04-27 Listed $385,000 AcadianaMLS
• 2018-03-13 Price Changed $139,000 GSREIN
• 2018-02-27 Price Changed $149,000 GSREIN
• 2018-02-14 Price Changed $165,000 GSREIN
• 2018-01-05 Listed $139,000 AcadianaMLS
• 2018-01-05 Listed $174,900 GSREIN
• 2016-05-16 Listed $899,000 AcadianaMLS
• 2013-08-07 Listed $875,000 AcadianaMLS
• 2011-12-08 Sold (MLS) $38,000 GSREIN
• 2011-11-22 Sold (Public Records) $96,928 Public Records
• 2011-10-17 Listed $37,620 AcadianaMLS
• 2011-10-17 Listed $37,620 GSREIN
• 2010-03-11 Listed $61,000 GSREIN
• 2010-03-11 Listed $61,000 AcadianaMLS
• 2010-03-10 Listed $35,000 GSREIN
• 2010-03-10 Listed $35,000 AcadianaMLS
• 2009-05-14 Listed $95,000 GSREIN
• 2009-05-14 Listed $95,000 AcadianaMLS
• 2008-03-26 Listed $217,000 GSREIN
• 2008-03-26 Listed $217,000 AcadianaMLS
• 2006-12-22 Sold (MLS) $31,200 GSREIN
• 2006-09-15 Listed $32,500 GSREIN
• 2006-09-15 Listed $32,500 AcadianaMLS

Property tax history

+3.0%/yr

Latest (2026): $1,855 · +1.1% YoY. Source: county tax records.