2632 Saint Ann St · New Orleans, LA 70119

$135,000

3 bd · 1.0 ba · 2,196 sqft · SingleFamily public records · 602 Days on market

Built 1920 2,604 sqft lot ↓ 32% since listing

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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 +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a fixer upper? This Treme gem has been in one family since its inception. 3 bedrooms 2 bathrooms, 2-story home with ample amount of closet space. Off street parking and centrally located in the historic Treme neighborhood. Located in the same square block as the historic Zulu social aid and pleasure club. With a 2 mile radius of the New Orleans racetrack and fairgrounds. Property has not been renovated and is in need of repairs. The home has signs of moisture and dust build up. Enter at your own risk.

Key facts

• Off street parking
• Ample closet space
• Centrally located

Tags

• FIXER UPPER PROPERTY
• AMPLE CLOSET SPACE
• OFF STREET PARKING
• CENTRALLY LOCATED
• HISTORIC NEIGHBORHOOD
• NEAR NEW ORLEANS RACETRACK

Property features AI

Exterior

• Parking: Carport; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story home; Built in 1920 with a remodel in 1984 and some minor updates in 2006; Raised foundation
• Construction: Brick construction; Shingle roof
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 32 x 85

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Property is in poor condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,527/mo this rent would consume 57% 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 602 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $64k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1920 — 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 602 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.87% ✓
• Cap rate: 15.30%
• Cash-on-cash: 32.16%
• DSCR: 2.43
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $623,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2747 Bienville St	0.35mi	4/2.5 (+1)	2,165 (-1%)	1mo	$497,000	$230	70
1468 N White St	0.60mi	3/2.5	2,182 (-1%)	1mo	$786,900	$361	64
2520 Conti St	0.30mi	3/2.5	1,970 (-10%)	4mo	$450,000	$228	59
3025 Ursulines Ave	0.45mi	2/1.5 (-1)	2,047 (-7%)	2mo	$710,000	$347	59
1448 N Galvez St	0.61mi	3/2.0	2,303 (+5%)	4mo	$725,000	$315	56
231 N Clark St	0.75mi	3/2.5	2,237 (+2%)	2mo	$609,000	$272	54
3125 Ponce De Leon St	0.70mi	3/2.5	2,298 (+5%)	2mo	$831,000	$362	52
223 S White St	0.63mi	3/2.5	2,076 (-6%)	5mo	$480,000	$231	51
1915 Governor Nicholls St	0.59mi	4/3.0 (+1)	2,248 (+2%)	5mo	$352,000	$157	51
3116 Dumaine St	0.44mi	4/4.0 (+1)	2,326 (+6%)	2mo	$320,000	$138	51
2800 Conti St	0.33mi	4/3.5 (+1)	2,402 (+9%)	5mo	$682,000	$284	50
3310 Grand Route St John St	0.68mi	4/3.5 (+1)	2,361 (+8%)	4mo	$739,000	$313	38

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: 6.0%
• Equity multiple: 1.22×
• Total profit: $8,407
• Equity at exit: $20,129

10-year hold

• IRR: 11.5%
• Equity multiple: 1.74×
• Total profit: $28,150
• Equity at exit: $11,672

Cash invested: $37,800 (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 70119

• Home prices YoY: -34.8%
• Rents YoY: -0.2%
• Active inventory: 381
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,527 high
• Mortgage (P&I): −$708
• Tax from tax record: −$219 /mo · $2,630/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $587

Break-even live

Break-even rent $1,785

Max offer price $135,000

Occupancy floor 72%

Sensitivity live

Price	-10% $663	-5% $625	+0% $587	+5% $548	+10% $510
Rent	-10% $387	-5% $487	+0% $587	+5% $686	+10% $786
Rate	-1.0pp $655	-0.5pp $621	base $587	+0.5pp $552	+1.0pp $516

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
914 N Broad St New Orleans, LA	2.0	2.0	1450	$2,200	$1.52	24d	1	0.10mi
2731 Saint Philip St Unit 2733 New Orleans, LA	4.0	2.0	2000	$2,600	$1.30	24d	1	0.19mi
2738 Bienville St New Orleans, LA	4.0	3.0	1671	$2,200	$1.32	24d	1	0.37mi
3100 Orleans Ave New Orleans, LA	2.0	1.0	1875	$1,350	$0.72	24d	1	0.39mi
2664 Lepage St New Orleans, LA	3.0	2.0	1750	$2,725	$1.56	44d	1	0.50mi
2422 Columbus St New Orleans, LA	2.0	2.0	1550	$2,500	$1.61	22d	1	0.55mi
3024 Esplanade Ave New Orleans, LA	3.0	2.5	2300	$4,500	$1.96	44d	1	0.55mi
1466 N White St New Orleans, LA	3.0	1.5	1500	$2,250	$1.50	4d	1	0.58mi
124 N Galvez St Unit 1 New Orleans, LA	2.0	2.0	2200	$2,200	$1.00	24d	1	0.58mi
2331 Columbus St New Orleans, LA	3.0	1.0	1976	$1,850	$0.94	24d	1	0.59mi
3232 Grand Rte Saint John St New Orleans, LA	3.0	3.0	2800	$5,000	$1.79	24d	1	0.63mi
324 N Roman St New Orleans, LA	3.0	3.0	2100	$2,500	$1.19	44d	1	0.65mi
22 N Johnson St New Orleans, LA	2.0	2.0	1500	$2,000	$1.33	15d	1	0.65mi
227 S Gayoso St Unit 2h New Orleans, LA	3.0	2.0	1800	$2,500	$1.39	44d	1	0.68mi
326 S Dorgenois St Unit 326 New Orleans, LA	4.0	3.0	1510	$2,300	$1.52	3d	1	0.70mi
3005 Banks St New Orleans, LA	2.0	1.0	2099	$1,500	$0.71	24d	1	0.75mi
3700 Orleans Ave New Orleans, LA	1.0–3.0	1.0–2.0	1081	$2,945	$2.72	4d	48	0.79mi
233 S Norman C Francis Pkwy New Orleans, LA	2.0	2.0	1762	$1,625	$0.92	18d	1	0.84mi
233 S Norman C Francis Pkwy New Orleans, LA	2.0	2.0	1762	$1,625	$0.92	17d	1	0.84mi
426 S Lopez St New Orleans, LA	4.0	3.0	1400	$2,300	$1.64	24d	1	0.86mi
305 S Norman C Francis Pkwy New Orleans, LA	3.0	1.5	1730	$2,500	$1.45	15d	1	0.87mi
305 S Norman C Francis Pkwy New Orleans, LA	3.0	1.5	1730	$2,600	$1.50	18d	1	0.87mi
3701 Canal St Unit MN New Orleans, LA	2.0	2.0	1600	$1,650	$1.03	4d	1	0.88mi
1433 Esplanade Ave New Orleans, LA	3.0	2.0	2411	$5,000	$2.07	3d	1	0.88mi
132 N Cortez St Unit B New Orleans, LA	2.0	1.0	1400	$1,800	$1.29	18d	1	0.90mi
3443 Esplanade Ave New Orleans, LA	3.0	1.0–2.0	997	$2,500	$2.51	4d	30	0.91mi
1423 N Villere St Unit A New Orleans, LA	2.0	3.0	1964	$2,500	$1.27	44d	1	0.93mi
1021 Henriette Delille St New Orleans, LA	3.0	2.0	2012	$2,250	$1.12	18d	1	1.02mi
2651 Poydras St New Orleans, LA	1.0–4.0	1.0–2.0	1095	$2,138	$1.95	2d	16	1.02mi
1821 Rosiere St New Orleans, LA	2.0	1.0	1400	$1,300	$0.93	24d	1	1.06mi
1823 Rosiere St New Orleans, LA	2.0	1.0	1400	$1,450	$1.04	24d	1	1.06mi
1247 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	44d	1	1.06mi
1245 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	44d	1	1.07mi
1831 N Miro St New Orleans, LA	3.0	2.0	1882	$2,500	$1.33	44d	1	1.11mi
618 N Rampart St #204 New Orleans, LA	3.0	2.5	1904	$4,500	$2.36	44d	1	1.11mi
1434 Annette St New Orleans, LA	2.0	1.0	1536	$1,700	$1.11	4d	1	1.12mi
1434 Annette St New Orleans, LA	2.0	1.0	1536	$1,700	$1.11	4d	1	1.12mi
1301 N Rampart St New Orleans, LA	2.0	2.0–2.5	2929	$7,750	$2.65	20d	2	1.13mi
3702 Trafalgar St New Orleans, LA	3.0	2.0	1428	$2,350	$1.65	17d	1	1.14mi
811 Burgundy St New Orleans, LA	4.0	2.5	2059	$5,000	$2.43	44d	1	1.15mi

Listing history 5 events

1. 2026-06-18
   days on market $135,000 Active 602 DOM
2. 2026-06-17
   days on market $135,000 Active 601 DOM
3. 2026-06-16
   days on market $135,000 Active 600 DOM
4. 2026-06-16
   remarks 518-char remark
5. 2026-06-16
   listed $135,000 Active 599 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: $2,630 · $219/mo
• Projected year-2 tax: $2,630 · $219/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 · 77% 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: $30,326
• − Mortgage interest: −$7,562
• − Property taxes: −$2,630
• − Insurance: −$5,794
• − Repairs & maintenance: −$2,426
• − Management: −$2,426
• − Depreciation: −$3,927
• Taxable income: $5,561
• Est. tax owed @ 24.0%: −$1,335
• After-tax cash flow: $5,704/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

-32.2% since first listed

15 events — show timeline

• 2026-06-15 Relisted — AcadianaMLS
• 2026-06-15 Relisted — GSREIN
• 2026-06-15 Price Changed $135,000 GSREIN
• 2026-05-18 Price Changed $135,000 AcadianaMLS
• 2026-03-02 Listing Removed — GSREIN
• 2026-01-06 Relisted — GSREIN
• 2026-01-01 Listing Removed — GSREIN
• 2025-11-29 Price Changed $150,000 AcadianaMLS
• 2025-11-10 Price Changed $150,000 GSREIN
• 2025-09-10 Price Changed $160,000 AcadianaMLS
• 2025-09-10 Price Changed $160,000 GSREIN
• 2025-01-31 Price Changed $171,000 AcadianaMLS
• 2025-01-31 Price Changed $171,000 GSREIN
• 2024-07-04 Listed $199,000 GSREIN
• 2024-07-04 Listed $199,000 AcadianaMLS

Property tax history

+9.4%/yr

Latest (2026): $2,630 · +1.1% YoY. Source: county tax records.