2317 N Claiborne Ave · New Orleans, LA 70117

$119,900

1 bd · 1.0 ba · 750 sqft · SingleFamily public records · 142 Days on market

Built 1979 $160/sqft · 32% below area Est $164k · 27% 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.6/10.0
• 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

Why rent when you can own this newly renovated and move in ready cozy 2 bedroom, 1 bath house. Kitchen appliances included. Private back porch. Fenced yard. Call to schedule a tour.

Key facts

• Fenced yard
• Private back porch
• Built 1979

Tags

• KITCHEN APPLIANCES INCLUDED
• PRIVATE BACK PORCH
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 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 37% 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 $829 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.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y ago; this cycle's ask is 9123% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 1979 — 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: 1.16% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.65%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (median comp): $164,442
• List price: $119,900
• Delta: -27.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2326 N Villere St	0.16mi	1/1.0	725 (-3%)	7mo	$129,000	$178	81
2409 Pauger St	0.38mi	1/1.0	730 (-3%)	17mo	$170,000	$233	63
1724 Frenchmen St	0.28mi	1/1.0	696 (-7%)	18mo	$65,000	$93	60
708 Marigny St	0.62mi	1/2.0	750 (0%)	16mo	$225,000	$300	54
1136 St Bernard Ave	0.67mi	2/2.0 (+1)	856 (+14%)	18mo	$117,000	$137	21

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-5,358
• Equity at exit: $17,877

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $11,607
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$629
• Tax from tax record: −$127 /mo · $1,522/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $231

Break-even live

Break-even rent $1,104

Max offer price $119,900

Occupancy floor 78%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2271 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,585	$1.58	16d	1	0.10mi
2269 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,675	$1.68	19d	1	0.10mi
2269 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,665	$1.67	16d	1	0.10mi
1726 Mandeville St New Orleans, LA	2.0	1.0	920	$1,300	$1.41	23d	1	0.12mi
1638 Music St New Orleans, LA	2.0	1.0	900	$1,085	$1.21	14d	1	0.15mi
2269 N Prieur St New Orleans, LA	2.0	1.0	756	$1,250	$1.65	23d	1	0.21mi
2516 N Roman St Unit 2518 New Orleans, LA	2.0	1.0	800	$1,500	$1.88	3d	1	0.28mi
2024 Mandeville St New Orleans, LA	2.0	2.0	1072	$1,950	$1.82	23d	1	0.31mi
2103 Urquhart St New Orleans, LA	2.0	1.0	940	$1,299	$1.38	23d	1	0.33mi
1301 Frenchmen St Unit 2B New Orleans, LA	2.0	1.0	940	$1,299	$1.38	23d	1	0.34mi
2108 Urquhart St New Orleans, LA	1.0	1.0	625	$1,550	$2.48	23d	1	0.34mi
2247 N Galvez St New Orleans, LA	2.0	1.0	669	$1,100	$1.64	23d	1	0.36mi
2625 Urquhart St New Orleans, LA	2.0	1.0	810	$1,100	$1.36	16d	1	0.38mi
2120 Saint Roch Ave Unit 2120 New Orleans, LA	2.0	1.0	1000	$1,650	$1.65	23d	1	0.38mi
2123 Marigny St New Orleans, LA	1.0	1.0	700	$1,000	$1.43	3d	1	0.39mi
1810 Touro St New Orleans, LA	2.0	1.0	700	$1,140	$1.63	23d	1	0.39mi
2129 Spain St New Orleans, LA	2.0	1.0	861	$1,500	$1.74	23d	1	0.39mi
2134 Saint Roch Ave New Orleans, LA	2.0	2.0	850	$1,500	$1.76	16d	1	0.40mi
2104 Marais St Unit 2106 New Orleans, LA	2.0	2.0	936	$2,000	$2.14	23d	1	0.40mi
1136 Frenchmen St New Orleans, LA	2.0	1.0	1000	$1,550	$1.55	3d	1	0.42mi
1136 Frenchmen St New Orleans, LA	2.0	1.0	1000	$1,550	$1.55	2d	1	0.42mi
1134 Frenchmen St New Orleans, LA	2.0	1.0	900	$1,550	$1.72	2d	1	0.42mi
1134 Frenchmen St New Orleans, LA	2.0	1.0	900	$1,550	$1.72	3d	1	0.42mi
1815 N Claiborne Ave Unit 103 A New Orleans, LA	1.0	1.0	572	$1,050	$1.84	23d	1	0.45mi
1909 Pauger St New Orleans, LA	2.0	1.0	868	$1,300	$1.50	23d	1	0.48mi
1022 Port St New Orleans, LA	1.0	1.0	789	$1,100	$1.39	2d	1	0.49mi
1033 Port St New Orleans, LA	2.0	1.0	935	$1,495	$1.60	2d	1	0.49mi
2221 Burgundy St Unit A New Orleans, LA	1.0	1.0	810	$1,395	$1.72	3d	1	0.51mi
1311 Saint Anthony St New Orleans, LA	1.0	1.0	670	$1,350	$2.01	23d	1	0.55mi
2238 Painters St New Orleans, LA	2.0	1.0	896	$1,300	$1.45	23d	1	0.55mi
2551 N Tonti St New Orleans, LA	2.0	2.0	800	$1,450	$1.81	23d	1	0.55mi
2625 Burgundy St Unit A New Orleans, LA	2.0	1.0	803	$1,650	$2.05	23d	1	0.55mi
2411 Dauphine St New Orleans, LA	2.0	1.0	925	$1,750	$1.89	3d	1	0.56mi
2431 Dauphine St New Orleans, LA	1.0	1.0	544	$2,100	$3.86	2d	1	0.56mi
2431 Dauphine St New Orleans, LA	1.0	1.0	544	$2,100	$3.86	3d	1	0.56mi
1381 Annette St Unit A New Orleans, LA	2.0	1.0	670	$1,100	$1.64	23d	1	0.56mi
2406 Saint Roch Ave New Orleans, LA	2.0	1.0	1000	$1,600	$1.60	16d	1	0.57mi
2010 Saint Ferdinand St New Orleans, LA	2.0	1.0	909	$1,650	$1.82	23d	1	0.57mi
2021 Burgundy St New Orleans, LA	1.0	1.0	800	$1,650	$2.06	23d	1	0.58mi
2423 Saint Roch Ave New Orleans, LA	2.0	1.0	925	$1,350	$1.46	23d	1	0.60mi

Listing history 25 events

1. 2026-06-18
   days on market $119,900 Active 142 DOM
2. 2026-06-17
   days on market $119,900 Active 141 DOM
3. 2026-06-16
   days on market $119,900 Active 140 DOM
4. 2026-06-15
   days on market $119,900 Active 139 DOM
5. 2026-06-13
   days on market $119,900 Active 137 DOM
6. 2026-06-10
   days on market $119,900 Active 134 DOM
7. 2026-06-09
   days on market $119,900 Active 133 DOM
8. 2026-06-08
   days on market $119,900 Active 132 DOM
9. 2026-06-07
   days on market $119,900 Active 131 DOM
10. 2026-06-05
    days on market $119,900 Active 128 DOM
11. 2026-06-03
    days on market $119,900 Active 127 DOM
12. 2026-06-02
    days on market $119,900 Active 126 DOM
13. 2026-06-01
    days on market $119,900 Active 125 DOM
14. 2026-05-31
    days on market $119,900 Active 124 DOM
15. 2026-03-12
    historical $1,300
16. 2026-02-25
    listed $1,300
17. 2026-01-23
    listed $119,900 Active 181-char remark

    Show marketing remark (181 chars)

    Why rent when you can own this newly renovated and move in ready cozy 2 bedroom, 1 bath house. Kitchen appliances included. Private back porch. Fenced yard. Call to schedule a tour.

18. 2026-01-23
    listed $119,900 Active 181-char remark

    Show marketing remark (181 chars)

    Why rent when you can own this newly renovated and move in ready cozy 2 bedroom, 1 bath house. Kitchen appliances included. Private back porch. Fenced yard. Call to schedule a tour.

19. 2010-03-06
    listed $99,000
20. 2010-03-06
    listed $99,000
21. 2009-06-28
    listed $99,000
22. 2009-06-28
    listed $99,000
23. 2008-09-15
    listed $99,000
24. 2008-09-15
    listed $99,000
25. 1990-07-30
    soldstatus $182,431

ⓘ 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: $1,522 · $127/mo
• Projected year-2 tax: $1,522 · $127/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 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,760
• − Mortgage interest: −$6,716
• − Property taxes: −$1,522
• − Insurance: −$1,397
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$3,488
• Taxable income: $955
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $2,547/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

-99.3% since first listed

11 events — show timeline

• 2026-03-12 Rental Removed $1,300 GSREIN
• 2026-02-25 Listed for Rent $1,300 GSREIN
• 2026-01-23 Listed $119,900 AcadianaMLS
• 2026-01-23 Listed $119,900 GSREIN
• 2010-03-06 Listed $99,000 GSREIN
• 2010-03-06 Listed $99,000 AcadianaMLS
• 2009-06-28 Listed $99,000 GSREIN
• 2009-06-28 Listed $99,000 AcadianaMLS
• 2008-09-15 Listed $99,000 GSREIN
• 2008-09-15 Listed $99,000 AcadianaMLS
• 1990-07-30 Sold (Public Records) $182,431 Public Records

Property tax history

+2.2%/yr

Latest (2026): $1,522 · +1.1% YoY. Source: county tax records.