1328-30 Lowerline St · New Orleans, LA 70118

$385,000

None bd · None ba · 2,175 sqft · SingleFamily · 103 Days on market

3,920 sqft lot $177/sqft · 39% below area Est $628k · 39% under ↓ 6% since listing

---

Why this score? — see what drove the F 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 +6.5/30.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Schools +1.6/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sweet Opportunity! This raised double boasts steady rental income, walking distance to the universities, many dining options, and streetcar, and cater-corner to the Willow School. Live on one side and rent out the other, or rent both sides for greater income production. Units are well maintained and include all appliances, including laundry in each unit. New roof in 2025! Spacious carports run the length of each unit on either side, offering ample storage, recreational, or flex space with further opportunity to build out and create additional units.

Key facts

• Many dining options
• Streetcar
• Laundry in each unit

Tags

• MANY DINING OPTIONS
• STREETCAR
• WELL MAINTAINED UNITS
• ALL APPLIANCES INCLUDED
• LAUNDRY IN EACH UNIT
• NEW ROOF

What this means for you Summary

Snapshot

• This is a single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-708 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (26.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (33.6% below list).
• Recommended offer: $256k (33.6% below list) — sets the bar for 1% rule.

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; 279 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $2,556/mo this rent would consume 48% of the median local household income ($64k/yr) (locally 2237% 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 $3k of loan paydown is wiped out by about $12k 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 103 days — a 9% lower offer ($350k) is reasonable based on typical stale-listing flexibility.

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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,577 (33.6% 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 103 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.14%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $628,256
• List price: $385,000
• Delta: -38.72%
• 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
7605 Hampson St	0.43mi	4/2.5	2,200 (+1%)	1mo	$746,513	$339	77
1112 Burdette St	0.26mi	4/3.5	2,388 (+10%)	1mo	$710,000	$297	71
2026 Pine St	0.47mi	4/4.0	2,105 (-3%)	4mo	$425,000	$202	69
7531 Burthe St	0.30mi	3/2.5	2,400 (+10%)	0mo	$779,900	$325	68
311 Cherokee St	0.69mi	3/3.0	2,192 (+1%)	2mo	$850,000	$388	65
8221 Freret St	0.56mi	3/2.5	2,047 (-6%)	1mo	$638,000	$312	63
1722 Audubon St	0.31mi	4/3.0	2,442 (+12%)	4mo	$440,000	$180	62
919 Hillary St	0.29mi	3/3.5	1,850 (-15%)	1mo	$615,000	$332	61
2237 Audubon St	0.65mi	4/2.5	2,230 (+2%)	6mo	$575,000	$258	61
7328 Spruce St	0.40mi	4/2.0	1,908 (-12%)	3mo	$380,000	$199	58
3319 Calhoun St	0.74mi	3/2.5	2,019 (-7%)	2mo	$505,000	$250	52
8534 Jeannette St	0.73mi	3/2.5	1,870 (-14%)	3mo	$538,000	$288	40

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 · 0.97% rent growth · sell at horizon

5-year hold

• IRR: -32.4%
• Equity multiple: -0.04×
• Total profit: $-112,520
• Equity at exit: $57,405

10-year hold

• IRR: -51.9%
• Equity multiple: -0.63×
• Total profit: $-175,884
• Equity at exit: $33,288

Cash invested: $107,800 (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 70118

• Rents YoY: 1.0%
• Active inventory: 279
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,556 high
• Mortgage (P&I): −$2,019
• Tax est. 1.5%: −$481 /mo · $5,775/yr
• Insurance: −$160
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-708

Break-even live

Break-even rent $3,452

Max offer price $282,544

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7625 Oak St New Orleans, LA	3.0	1.0	1400	$1,900	$1.36	24d	1	0.14mi
7701 Jeannette St Unit D New Orleans, LA	3.0	3.0	1710	$2,800	$1.64	44d	1	0.14mi
1300 Broadway St New Orleans, LA	3.0	2.5	1747	$3,000	$1.72	44d	1	0.15mi
1438 Broadway St Unit A New Orleans, LA	3.0	1.0	1739	$3,000	$1.73	17d	1	0.16mi
1438 Broadway St Unit B New Orleans, LA	3.0	1.0	1500	$1,800	$1.20	17d	1	0.16mi
7329 Birch St New Orleans, LA	3.0	2.0	1538	$2,350	$1.53	21d	1	0.17mi
1530 Broadway St New Orleans, LA	3.0	2.0	1475	$3,900	$2.64	10d	2	0.20mi
7000 Jeannette St New Orleans, LA	3.0	3.0	2390	$3,250	$1.36	3d	1	0.26mi
938 Adams St New Orleans, LA	3.0	2.0	1600	$3,000	$1.88	17d	1	0.28mi
7616 Cohn St Unit A New Orleans, LA	3.0	2.5	1492	$3,300	$2.21	17d	1	0.34mi
1827 Pine St New Orleans, LA	2.0	1.0	1436	$2,400	$1.67	24d	1	0.35mi
1030 Short St Unit D New Orleans, LA	3.0	1.0	2000	$3,000	$1.50	24d	1	0.36mi
7817 Maple St Unit upper New Orleans, LA	2.0	1.0	1500	$1,675	$1.12	24d	1	0.42mi
2014 Lowerline St New Orleans, LA	3.0	1.5	1600	$2,850	$1.78	15d	1	0.44mi
7733 Hampson St New Orleans, LA	3.0	2.5	1833	$2,600	$1.42	17d	1	0.45mi
7729 Hampson ST	3.0	2.0	1800	$2,300	$1.28	3d	1	0.46mi
629 Lowerline St New Orleans, LA	3.0	2.0	1500	$3,500	$2.33	24d	1	0.48mi
1517 Dante St New Orleans, LA	3.0	1.0	1500	$1,700	$1.13	17d	1	0.51mi
624 Broadway St New Orleans, LA	3.0	2.0	2000	$1,800	$0.90	24d	1	0.51mi
2432 Calhoun St Unit A New Orleans, LA	3.0	2.0	1983	$4,400	$2.22	21d	1	0.52mi
1539 Dante St New Orleans, LA	3.0	2.0	2672	$3,500	$1.31	44d	1	0.52mi
2824 Calhoun St Unit A New Orleans, LA	3.0	2.0	1828	$3,900	$2.13	44d	1	0.53mi
2503 Calhoun St New Orleans, LA	3.0	2.0	1800	$3,000	$1.67	17d	1	0.53mi
1526 Dante St New Orleans, LA	3.0	3.0	1446	$3,000	$2.07	17d	1	0.54mi
2116 Burdette St New Orleans, LA	3.0	1.0	1700	$1,975	$1.16	3d	1	0.54mi
7800 Saint Charles Ave Unit B New Orleans, LA	3.0	2.0	2000	$2,700	$1.35	3d	1	0.56mi
7816 Saint Charles Ave New Orleans, LA	3.0	2.0	2000	$2,850	$1.43	17d	1	0.56mi
2508 Palmer Ave New Orleans, LA	3.0	2.0	1565	$2,900	$1.85	16d	1	0.56mi
2814 Palmer Ave New Orleans, LA	3.0	2.0	1500	$2,400	$1.60	17d	1	0.57mi
2201 Burdette St New Orleans, LA	3.0	1.5	1800	$2,695	$1.50	17d	1	0.58mi
2834 Palmer Ave New Orleans, LA	3.0	2.0	1533	$2,800	$1.83	17d	1	0.58mi
2838 Palmer Ave New Orleans, LA	3.0	1.5	1500	$2,000	$1.33	17d	1	0.58mi
2203 Broadway St New Orleans, LA	3.0	2.0	1491	$3,000	$2.01	21d	1	0.58mi
544 Lowerline St New Orleans, LA	3.0	2.0	2500	$3,500	$1.40	24d	1	0.59mi
2211 Broadway St New Orleans, LA	1.0	1.0	1764	$1,000	$0.57	17d	1	0.60mi
7909 Sycamore St New Orleans, LA	3.0	2.0	2000	$2,400	$1.20	3d	1	0.62mi
2102 S Carrollton Ave Unit NA New Orleans, LA	3.0	2.0	1800	$2,250	$1.25	10d	1	0.62mi
2102 S Carrollton Ave New Orleans, LA	3.0	2.0	1800	$2,250	$1.25	12d	1	0.62mi
2438 State St Unit Lower New Orleans, LA	3.0	2.0	1700	$2,500	$1.47	3d	1	0.64mi
2316 State St New Orleans, LA	3.0	2.0	1500	$3,400	$2.27	24d	1	0.67mi

Listing history 11 events

1. 2026-06-10
   days on market $385,000 Active 103 DOM
2. 2026-06-09
   days on market $385,000 Active 102 DOM
3. 2026-06-08
   days on market $385,000 Active 101 DOM
4. 2026-06-07
   days on market $385,000 Active 100 DOM
5. 2026-06-05
   days on market $385,000 Active 97 DOM
6. 2026-06-03
   days on market $385,000 Active 96 DOM
7. 2026-06-02
   days on market $385,000 Active 95 DOM
8. 2026-06-01
   days on market $385,000 Active 94 DOM
9. 2026-05-31
   days on market $385,000 Active 93 DOM
10. 2026-05-06
    price $385,000 555-char remark

    Show marketing remark (555 chars)

    Sweet Opportunity! This raised double boasts steady rental income, walking distance to the universities, many dining options, and streetcar, and cater-corner to the Willow School. Live on one side and rent out the other, or rent both sides for greater income production. Units are well maintained and include all appliances, including laundry in each unit. New roof in 2025! Spacious carports run the length of each unit on either side, offering ample storage, recreational, or flex space with further opportunity to build out and create additional units.

11. 2026-02-27
    listed $410,000 Active 555-char remark

    Show marketing remark (555 chars)

    Sweet Opportunity! This raised double boasts steady rental income, walking distance to the universities, many dining options, and streetcar, and cater-corner to the Willow School. Live on one side and rent out the other, or rent both sides for greater income production. Units are well maintained and include all appliances, including laundry in each unit. New roof in 2025! Spacious carports run the length of each unit on either side, offering ample storage, recreational, or flex space with further opportunity to build out and create additional units.

ⓘ 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 · 60% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,669
• − Mortgage interest: −$21,566
• − Property taxes: −$5,775
• − Insurance: −$2,722
• − Repairs & maintenance: −$2,454
• − Management: −$2,454
• − Depreciation: −$11,200
• Taxable loss: −$15,501
• Est. tax savings @ 24.0%: +$3,720
• After-tax cash flow: $-4,776/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): 36,072
• Household income: $63,750
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 2237.0

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 0.65)
• Race & ethnicity: White 47% Black 34% Hispanic / Latino 11% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Italian 2% Romanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 86% English-only · Spanish 7% French/Haitian/Cajun 2% Other Indo-European 2%

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: ▼ -210.46%
• Current HPI: 282.9629
• Rent YoY: ▲ 0.97%
• 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

-6.1% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $385,000 AcadianaMLS
• 2026-02-27 Listed $410,000 AcadianaMLS