2400-02 Dumaine St · New Orleans, LA 70119

$198,900

None bd · None ba · 1,917 sqft · MultiFamily · 102 Days on market

Good condition 2,613 sqft lot $104/sqft · 48% below area Est $382k · 48% 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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This double is part of a portfolio package of of 5 rental units (3 properties). Contact agent for details. The property is currently leased, sits on a corner lot only a half-mile from Whole Foods and Mid-City Restaurants, and 4-blocks to Esplanade Blvd. Great opportunity for investment, live in one side and rent the second side, or convert this into a single family home.

Key facts

• 2,613 sq ft lot
• Listed 101 days

What this means for you Summary

Snapshot

• This is a multifamily listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $181k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• Zoned schools: Benjamin Franklin Elem. Math And Science (math 12% / reading 23%, grade F, #479 of 646 statewide, top 75%, 747 students, 98% FRL, charter) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 438 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 90% of comp listings sitting > 30 days — soft ceiling on asking rent; 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,200/mo this rent would consume 50% of the median local household income ($53k/yr) — 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 $6k 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 102 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $180,999 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $382,040
• List price: $198,900
• Delta: -47.94%
• 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
2613 15 St Philip St	0.19mi	6/2.0	1,810 (-6%)	3mo	$239,000	$132	79
2613-15 St Philip St	0.20mi	—/—	1,810 (-6%)	3mo	$239,000	$132	79
2912 14 St. Peter St	0.48mi	4/2.0	1,912 (-0%)	3mo	$290,000	$152	75
2912-14 St. Peter St	0.47mi	—/—	1,912 (-0%)	3mo	$290,000	$152	75
2617 Toulouse St	0.27mi	4/4.0	1,750 (-9%)	2mo	$215,000	$123	71
2620 22 Bienville St	0.47mi	5/2.0	1,785 (-7%)	2mo	$115,000	$64	65
2216-18 Saint Louis St	0.31mi	4/2.0	1,689 (-12%)	2mo	$335,000	$198	64
1447 49 N Roman St	0.54mi	2/2.0	1,783 (-7%)	3mo	$217,800	$122	60
1447-49 N Roman St	0.54mi	—/—	1,783 (-7%)	3mo	$217,800	$122	60
2328 30 Bienville St	0.43mi	5/3.5	2,115 (+10%)	4mo	$400,000	$189	60
—	0.69mi	—/—	1,816 (-5%)	4mo	$210,000	$116	56
3150 52 Toulouse St	0.66mi	4/4.0	1,690 (-12%)	4mo	$382,000	$226	46

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: -10.0%
• Equity multiple: 0.65×
• Total profit: $-19,684
• Equity at exit: $29,657

10-year hold

• IRR: -5.6%
• Equity multiple: 0.69×
• Total profit: $-17,394
• Equity at exit: $17,197

Cash invested: $55,692 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 71 active · 29 under contract
• Months of supply: 11.5 mo (9%/mo absorbed)
• Median asking: $289,000 ($153/sqft)
• Median days on market: 115 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +30.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70119

• Home prices YoY: -34.8%
• Rents YoY: -0.2%
• Active inventory: 438
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,200 high
• Mortgage (P&I): −$1,043
• Tax est. 1.5%: −$249 /mo · $2,984/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $297

Break-even live

Break-even rent $1,824

Max offer price $198,900

Occupancy floor 82%

Sensitivity live

Price	-10% $435	-5% $366	+0% $297	+5% $228	+10% $160
Rent	-10% $123	-5% $210	+0% $297	+5% $384	+10% $471
Rate	-1.0pp $397	-0.5pp $348	base $297	+0.5pp $246	+1.0pp $193

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: $49,725
• Closing costs: $5,967
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
921 N Miro St New Orleans, LA	2.0	1.0	813	$1,350	$1.66	27d	1	0.05mi
921 N Miro St New Orleans, LA	2.0	1.0	813	$1,350	$1.66	16d	1	0.05mi
2426 Saint Philip St New Orleans, LA	2.0	1.0	849	$1,450	$1.71	72d	1	0.06mi
2502 Dumaine St New Orleans, LA	2.0	1.0	966	$1,195	$1.24	52d	1	0.08mi
2502 Dumaine St New Orleans, LA	2.0	1.0	966	$1,195	$1.24	72d	1	0.08mi
2230 Dumaine St New Orleans, LA	2.0	2.0	983	$2,000	$2.03	72d	1	0.09mi
2506 Saint Philip St New Orleans, LA	2.0	2.0	1020	$1,450	$1.42	69d	1	0.09mi
2506 Saint Philip St New Orleans, LA	2.0	2.0	1020	$1,400	$1.37	16d	1	0.09mi
2516 Dumaine St Unit C New Orleans, LA	2.0	1.0	825	$1,200	$1.45	72d	1	0.11mi
2214 Dumaine St New Orleans, LA	2.0	1.0	1176	$1,600	$1.36	72d	1	0.11mi
2332 Ursulines Ave Unit B New Orleans, LA	2.0	1.0	925	$1,425	$1.54	46d	1	0.11mi
2332 Ursulines Ave Unit B New Orleans, LA	2.0	1.0	700	$1,400	$2.00	72d	1	0.11mi
2332 Ursulines Ave Unit B New Orleans, LA	2.0	1.0	925	$1,399	$1.51	41d	1	0.11mi
2332 Ursulines Ave Apt A New Orleans, LA	2.0	1.0	700	$1,200	$1.71	46d	1	0.11mi
2328 Ursulines Ave Unit 2330 New Orleans, LA	2.0	1.5	1000	$1,300	$1.30	32d	1	0.11mi
2539 Dumaine St New Orleans, LA	1.0	1.0	567	$1,200	$2.12	32d	1	0.12mi
2129 Dumaine St New Orleans, LA	3.0	2.0	1226	$1,850	$1.51	52d	1	0.15mi
2543 Saint Ann St New Orleans, LA	2.0	2.0	880	$1,650	$1.88	52d	1	0.15mi
2543 Saint Ann St New Orleans, LA	2.0	2.0	880	$1,650	$1.88	52d	1	0.15mi
1108 N Miro St Unit 1110 New Orleans, LA	1.0	1.0	370	$950	$2.57	32d	1	0.17mi
1110 N Miro St New Orleans, LA	1.0	1.0	370	$950	$2.57	32d	1	0.17mi
2517 Ursulines Ave New Orleans, LA	3.0	2.0	1136	$1,950	$1.72	72d	1	0.18mi
2615 Saint Ann St New Orleans, LA	2.0	1.0	950	$1,400	$1.47	72d	1	0.20mi
1121 N Galvez St New Orleans, LA	2.0	1.0	1040	$1,400	$1.35	72d	1	0.20mi
2545 Saint Peter St New Orleans, LA	2.0	1.0	900	$2,000	$2.22	65d	1	0.21mi
2032 Saint Philip St New Orleans, LA	2.0	2.0	800	$1,600	$2.00	72d	1	0.22mi
916 N Broad St New Orleans, LA	3.0	2.5	1500	$2,100	$1.40	30d	1	0.24mi
936 N Broad St New Orleans, LA	2.0	1.0	901	$1,200	$1.33	72d	1	0.24mi
936 N Broad St New Orleans, LA	2.0	1.0	901	$1,200	$1.33	32d	1	0.24mi
2017 Saint Ann St New Orleans, LA	2.0	1.0	960	$1,095	$1.14	66d	1	0.25mi
914 N Broad St New Orleans, LA	2.0	2.0	1450	$2,100	$1.45	41d	1	0.25mi
800 N Broad St New Orleans, LA	3.0	1.0	18002	$1,800	$0.10	72d	1	0.26mi
1022 N Broad St New Orleans, LA	1.0	1.0	90	$800	$8.89	65d	1	0.27mi
2641 Ursulines Ave Unit A New Orleans, LA	2.0	1.0	1350	$2,200	$1.63	66d	1	0.28mi
1228 N Dorgenois St New Orleans, LA	2.0	1.0	900	$1,800	$2.00	52d	1	0.28mi
1228 N Dorgenois St New Orleans, LA	2.0	1.0	900	$1,800	$2.00	32d	1	0.28mi
1929 Dumaine St New Orleans, LA	3.0	1.0	1293	$1,650	$1.28	27d	1	0.28mi
1232 N Dorgenois St New Orleans, LA	2.0	2.0	1323	$1,800	$1.36	72d	1	0.29mi
2640 Saint Peter St New Orleans, LA	1.0–2.0	1.0	669	$1,661	$2.48	39d	3	0.29mi
1100 N Broad St Unit Rear New Orleans, LA	1.0	1.0	518	$1,400	$2.70	72d	1	0.29mi

Property features AI

Exterior

• Parking: No designated parking
• Home design: Duplex2 total units
• Construction: Composition roofOther construction materials
• Exterior features: Composition roofOther construction materials

Interior

• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Central heatingCentral air conditioning

Listing history 50 events

1. 2026-08-08
   days on market $198,900 Active 102 DOM
2. 2026-08-07
   days on market $198,900 Active 101 DOM
3. 2026-08-06
   days on market $198,900 Active 100 DOM
4. 2026-08-05
   days on market $198,900 Active 99 DOM
5. 2026-08-04
   days on market $198,900 Active 98 DOM
6. 2026-08-03
   days on market $198,900 Active 97 DOM
7. 2026-07-31
   days on market $198,900 Active 94 DOM
8. 2026-07-30
   days on market $198,900 Active 92 DOM
9. 2026-07-28
   days on market $198,900 Active 91 DOM
10. 2026-07-24
    days on market $198,900 Active 87 DOM
11. 2026-07-23
    days on market $198,900 Active 86 DOM
12. 2026-07-22
    days on market $198,900 Active 85 DOM
13. 2026-07-21
    days on market $198,900 Active 84 DOM
14. 2026-07-20
    days on market $198,900 Active 83 DOM
15. 2026-07-18
    days on market $198,900 Active 81 DOM
16. 2026-07-18
    days on market $198,900 Active 80 DOM
17. 2026-07-16
    days on market $198,900 Active 79 DOM
18. 2026-07-15
    days on market $198,900 Active 78 DOM
19. 2026-07-14
    days on market $198,900 Active 77 DOM
20. 2026-07-13
    days on market $198,900 Active 76 DOM
21. 2026-07-13
    days on market $198,900 Active 75 DOM
22. 2026-07-11
    days on market $198,900 Active 74 DOM
23. 2026-07-10
    days on market $198,900 Active 73 DOM
24. 2026-07-09
    days on market $198,900 Active 72 DOM
25. 2026-07-07
    days on market $198,900 Active 70 DOM
26. 2026-07-06
    days on market $198,900 Active 69 DOM
27. 2026-07-06
    days on market $198,900 Active 68 DOM
28. 2026-07-03
    days on market $198,900 Active 66 DOM
29. 2026-07-02
    days on market $198,900 Active 65 DOM
30. 2026-07-01
    days on market $198,900 Active 64 DOM
31. 2026-06-30
    days on market $198,900 Active 63 DOM
32. 2026-06-29
    days on market $198,900 Active 62 DOM
33. 2026-06-28
    days on market $198,900 Active 61 DOM
34. 2026-06-27
    days on market $198,900 Active 60 DOM
35. 2026-06-27
    days on market $198,900 Active 59 DOM
36. 2026-06-25
    days on market $198,900 Active 57 DOM
37. 2026-06-22
    days on market $198,900 Active 55 DOM
38. 2026-06-21
    days on market $198,900 Active 54 DOM
39. 2026-06-18
    days on market $198,900 Active 51 DOM
40. 2026-06-17
    days on market $198,900 Active 50 DOM
41. 2026-06-16
    days on market $198,900 Active 49 DOM
42. 2026-06-15
    days on market $198,900 Active 48 DOM
43. 2026-06-13
    days on market $198,900 Active 46 DOM
44. 2026-06-10
    days on market $198,900 Active 43 DOM
45. 2026-06-09
    days on market $198,900 Active 42 DOM
46. 2026-06-08
    days on market $198,900 Active 41 DOM
47. 2026-06-07
    days on market $198,900 Active 40 DOM
48. 2026-06-05
    days on market $198,900 Active 37 DOM
49. 2026-06-03
    days on market $198,900 Active 36 DOM
50. 2026-06-02
    days on market $198,900 Active 35 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 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: $26,401
• − Mortgage interest: −$11,141
• − Property taxes: −$2,984
• − Insurance: −$1,792
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$5,786
• Taxable income: $474
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $3,451/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $9,585–$28,755 screening

This single-family home is in good condition with some cosmetic updates needed. The property is located in a desirable area and has the potential to be a great investment.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Minor bathroom fixtures — basic and could be replaced

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen would appeal to both buyers and renters ↑
• Both replace basic windows with energy-efficient ones — improving the home's energy efficiency would increase its value ↑
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Mary Bethune Elementary Literature/technology F LA #415/646 Nat'l #32,000/41,679

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

A Composite livability gradescore 81/100

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 · 513,025 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: 13% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Exterior

• Parking: No designated parking
• Home design: Duplex2 total units
• Construction: Composition roofOther construction materials
• Exterior features: Composition roofOther construction materials

Interior

• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Central heatingCentral air conditioning

Price history

+698.8% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $198,900 AcadianaMLS
• 2026-04-28 Listed $224,900 AcadianaMLS
• 2025-04-22 Price Changed $194,900 AcadianaMLS
• 2025-01-20 Price Changed $198,900 AcadianaMLS
• 2024-12-27 Listed $248,900 AcadianaMLS
• 2024-04-04 Listed $299,900 AcadianaMLS
• 2023-10-20 Rental Removed $1,200 LEASESTAR
• 2023-09-14 Price Changed $1,200 LEASESTAR
• 2023-08-30 Listed for Rent $1,300 LEASESTAR
• 2023-01-24 Listed $199,000 AcadianaMLS
• 2010-01-06 Listed $24,900 AcadianaMLS