1724 Eagle St · New Orleans, LA 70118

$125,000

2 bd · 1.0 ba · 1,170 sqft · MultiFamily public records · 90 Days on market

Built 1960 $107/sqft · 55% below area ↓ 37% since listing

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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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to 1724 Eagle St.. this house has been renovated some of which needs to be completed. It has a huge kitchen area, large bedrooms and most of all a 1 bedroom apartment in the back with a separate entrance from the house. This could be income potential for the new buyer. Seller is motivated and will entertain reasonable offers.

Key facts

• New flooring
• New paint
• Large kitchen

Tags

• NEW FLOORING
• NEW PAINT
• 1 BEDROOM APARTMENT
• LARGE PORCH
• LARGE KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 277 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 31% of the median local income ($64k/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 $864 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 90 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $14k (10%) 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 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: 1.31% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.34%
• DSCR: 1.55
• GRM: 6.4

CMA / ARV

• ARV (median comp): $279,105
• List price: $125,000
• Delta: -55.21%
• 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
8701 03 Green St	0.08mi	2/2.0	1,141 (-2%)	13mo	$70,000	$61	78
8705 07 Green St	0.08mi	2/2.0	1,141 (-2%)	13mo	$70,000	$61	78
2027 29 Cambronne St	0.35mi	2/2.0	1,176 (+0%)	9mo	$299,730	$255	71
8611 Birch St	0.16mi	2/2.0	1,015 (-13%)	15mo	$167,000	$165	54
1708 10 Monroe St	0.65mi	2/2.0	1,151 (-2%)	13mo	$70,000	$61	52

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: -3.7%
• Equity multiple: 0.87×
• Total profit: $-4,725
• Equity at exit: $18,638

10-year hold

• IRR: 3.3%
• Equity multiple: 1.21×
• Total profit: $7,499
• Equity at exit: $10,808

Cash invested: $35,000 (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: 277
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,635 high
• Mortgage (P&I): −$656
• Tax from tax record: −$224 /mo · $2,692/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $294

Break-even live

Break-even rent $1,264

Max offer price $125,000

Occupancy floor 77%

Sensitivity live

Price	-10% $364	-5% $329	+0% $294	+5% $258	+10% $223
Rent	-10% $164	-5% $229	+0% $294	+5% $358	+10% $423
Rate	-1.0pp $357	-0.5pp $325	base $294	+0.5pp $261	+1.0pp $228

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8635 Green St New Orleans, LA	3.0	1.0	950	$950	$1.00	16d	1	0.07mi
8626 Green St New Orleans, LA	3.0	1.5	1450	$1,500	$1.03	18d	1	0.10mi
8609 Green St New Orleans, LA	3.0	2.0	1009	$1,800	$1.78	18d	1	0.11mi
1916 Eagle St New Orleans, LA	3.0	2.0	1000	$1,250	$1.25	25d	1	0.11mi
1916 Eagle St New Orleans, LA	3.0	2.0	1000	$1,250	$1.25	4d	1	0.11mi
8607 Green St New Orleans, LA	2.0	1.0	735	$1,300	$1.77	25d	1	0.11mi
1600 Monroe St Unit 2A New Orleans, LA	2.0	1.0	791	$1,750	$2.21	18d	1	0.12mi
1600 Monroe St Unit 1B New Orleans, LA	2.0	1.0	850	$1,550	$1.82	18d	1	0.12mi
8927 Hickory St New Orleans, LA	2.0	1.0	1440	$1,500	$1.04	25d	1	0.12mi
1836 General Ogden St New Orleans, LA	3.0	2.0	1368	$1,675	$1.22	25d	1	0.12mi
1730 Joliet St New Orleans, LA	2.0	1.0	850	$1,400	$1.65	4d	1	0.17mi
8422 Hickory St Unit B New Orleans, LA	1.0	1.5	1000	$2,400	$2.40	25d	1	0.21mi
1528 Joliet St New Orleans, LA	1.0	1.0	700	$1,350	$1.93	13d	1	0.22mi
8515 Jeannette St New Orleans, LA	2.0	2.0	1215	$2,000	$1.65	17d	1	0.23mi
8943 Jeannette St New Orleans, LA	2.0	2.0	1040	$1,375	$1.32	13d	1	0.23mi
1820 Cambronne St New Orleans, LA	2.0	1.5	900	$1,600	$1.78	16d	1	0.24mi
1822 Cambronne St New Orleans, LA	2.0	1.5	900	$1,600	$1.78	16d	1	0.24mi
8423 Cohn St New Orleans, LA	2.0	2.0	887	$1,700	$1.92	25d	1	0.24mi
8421 Cohn St New Orleans, LA	2.0	2.0	887	$1,750	$1.97	25d	1	0.24mi
1701 Cambronne St New Orleans, LA	2.0	1.0	900	$1,800	$2.00	25d	1	0.26mi
117 Addison St New Orleans, LA	2.0	1.5	1088	$1,350	$1.24	25d	1	0.28mi
127 Addison St New Orleans, LA	2.0	1.0	800	$1,500	$1.88	45d	1	0.29mi
8526 Willow St New Orleans, LA	2.0	1.0	1056	$1,475	$1.40	25d	1	0.30mi
1311 General Ogden St New Orleans, LA	2.0	1.0	730	$990	$1.36	25d	1	0.31mi
1526 Dante St New Orleans, LA	3.0	3.0	1446	$3,000	$2.07	18d	1	0.33mi
8227 Green St Unit B New Orleans, LA	2.0	1.0	800	$1,200	$1.50	25d	1	0.34mi
8634 Plum St New Orleans, LA	2.0	1.0	750	$1,450	$1.93	13d	1	0.34mi
2022 Dante St New Orleans, LA	2.0	1.0	989	$1,300	$1.31	4d	1	0.35mi
8231 Birch St Unit A New Orleans, LA	2.0	1.0	800	$1,645	$2.06	25d	1	0.35mi
1517 Dante St New Orleans, LA	3.0	1.0	1500	$1,700	$1.13	18d	1	0.37mi
1324 Cambronne St Unit 101 New Orleans, LA	1.0	1.0	777	$1,650	$2.12	25d	1	0.37mi
2305 Joliet St New Orleans, LA	3.0	2.0	1451	$2,500	$1.72	45d	1	0.40mi
2311 Joliet St New Orleans, LA	2.0	2.0	950	$1,900	$2.00	25d	1	0.41mi
8416 Oak St Unit F New Orleans, LA	2.0	2.0	1109	$2,800	$2.52	16d	1	0.46mi
8416 Oak St New Orleans, LA	2.0	2.0	1223	$2,650	$2.17	45d	2	0.46mi
8537 S Claiborne Ave New Orleans, LA	2.0	1.0	1450	$1,400	$0.97	4d	1	0.46mi
2428 Eagle St New Orleans, LA	2.0	1.0	840	$1,425	$1.70	25d	1	0.49mi
8633 Nelson St New Orleans, LA	2.0	1.0	800	$1,100	$1.38	3d	1	0.52mi
8539 Freret St New Orleans, LA	2.0	2.5	1180	$2,800	$2.37	4d	1	0.52mi
8812 Apple St New Orleans, LA	3.0	2.0	1085	$1,650	$1.52	17d	1	0.55mi

Listing history 20 events

1. 2026-06-21
   days on market $125,000 Active 90 DOM
2. 2026-06-18
   days on market $125,000 Active 87 DOM
3. 2026-06-17
   days on market $125,000 Active 86 DOM
4. 2026-06-16
   days on market $125,000 Active 85 DOM
5. 2026-06-15
   days on market $125,000 Active 84 DOM
6. 2026-06-13
   days on market $125,000 Active 82 DOM
7. 2026-06-10
   days on market $125,000 Active 79 DOM
8. 2026-06-09
   days on market $125,000 Active 78 DOM
9. 2026-06-08
   days on market $125,000 Active 77 DOM
10. 2026-06-07
    days on market $125,000 Active 76 DOM
11. 2026-06-05
    days on market $125,000 Active 73 DOM
12. 2026-06-03
    days on market $125,000 Active 72 DOM
13. 2026-06-02
    days on market $125,000 Active 71 DOM
14. 2026-06-01
    days on market $125,000 Active 70 DOM
15. 2026-05-31
    days on market $125,000 Active 69 DOM
16. 2026-05-18
    price $125,000 335-char remark

    Show marketing remark (337 chars)

    Welcome to 1724 Eagle St. . this house has been renovated some of which needs to be completed. It has a huge kitchen area, large bedrooms and most of all a 1 bedroom apartment in the back with a separate entrance from the house. This could be income potential for the new buyer. Seller is motivated and will entertain reasonable offers.

17. 2026-05-18
    price $125,000 337-char remark

    Show marketing remark (337 chars)

    Welcome to 1724 Eagle St. . this house has been renovated some of which needs to be completed. It has a huge kitchen area, large bedrooms and most of all a 1 bedroom apartment in the back with a separate entrance from the house. This could be income potential for the new buyer. Seller is motivated and will entertain reasonable offers.

18. 2026-03-23
    listed $139,000 Active 335-char remark

    Show marketing remark (337 chars)

    Welcome to 1724 Eagle St. . this house has been renovated some of which needs to be completed. It has a huge kitchen area, large bedrooms and most of all a 1 bedroom apartment in the back with a separate entrance from the house. This could be income potential for the new buyer. Seller is motivated and will entertain reasonable offers.

19. 2026-03-23
    listed $139,000 Active 337-char remark

    Show marketing remark (337 chars)

    Welcome to 1724 Eagle St. . this house has been renovated some of which needs to be completed. It has a huge kitchen area, large bedrooms and most of all a 1 bedroom apartment in the back with a separate entrance from the house. This could be income potential for the new buyer. Seller is motivated and will entertain reasonable offers.

20. 2026-03-02
    listed $199,000 Active

ⓘ 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: $2,692 · $224/mo
• Projected year-2 tax: $2,692 · $224/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: $19,625
• − Mortgage interest: −$7,002
• − Property taxes: −$2,692
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$3,636
• Taxable income: $1,732
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $3,107/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

-37.2% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $125,000 AcadianaMLS
• 2026-05-18 Price Changed $125,000 GSREIN
• 2026-03-23 Listed $139,000 GSREIN
• 2026-03-23 Listed $139,000 AcadianaMLS
• 2026-03-02 Listed $199,000 AcadianaMLS

Property tax history

+10.5%/yr

Latest (2026): $2,692 · +1.1% YoY. Source: county tax records.