527 S Galvez St · New Orleans, LA 70119

$290,000

4 bd · 2.0 ba · 1,644 sqft · MultiFamily public records · 29 Days on market

Built 1900 3,968 sqft lot $176/sqft · 7% above area Est $272k · 7% over

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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 +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +5.9/10.0
• ARV discount +4.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

NEW PRICE! Mid-city duplex centrally located minutes away from LSU Health, LCMC Health, VA hospital, downtown, City Park, and so much more. This is a great opportunity for an owner occupant looking to live in the property and rent the other unit or for an investor looking for an opportunity to invest in a great location. One unit is a 3 bedroom 2 bath with 12 foot ceilings, granite countertops, and wood floors. Very spacious with lots of natural light. The second unit is a 1 bedroom 1 bathroom with tile floors. Both units have washer and dryer hookups. The property also offers off street parking, fenced in, has a small courtyard area for entertaining. Great rent potential in a high demand location. Call for a private tour today.

Key facts

• Mid city duplex
• Off street parking
• Fenced in

Tags

• MID CITY DUPLEX
• CENTRALLY LOCATED
• OFF STREET PARKING
• FENCED IN
• WASHER AND DRYER HOOKUPS

What this means for you Summary

Snapshot

• This is a 1×3bd/2ba + 1×1bd/1ba units multifamily listed at $290k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive. Per door: $81/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $286k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 soft (-0.2%/yr); 381 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).
• At $3,167/mo this rent would consume 72% 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 $2k of loan paydown is wiped out by about $9k 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 29 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $20k; list at $290k implies a 1350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1900 — 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 $285,650 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.09% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.69%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

• ARV (median comp): $272,084
• List price: $290,000
• Delta: 13.94%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2216-18 Saint Louis St	0.67mi	4/2.0	1,689 (+3%)	1mo	$335,000	$198	64
2013-15 Conti St	0.65mi	4/2.0	1,610 (-2%)	5mo	$65,000	$40	62
2025 Conti St	0.64mi	4/2.0	1,680 (+2%)	7mo	$285,000	$170	60
2700 02 S Galvez St	0.39mi	4/3.0	1,600 (-3%)	20mo	$310,000	$194	56
2424 26 S Derbigny St	0.49mi	4/2.0	1,558 (-5%)	15mo	$236,160	$152	56
2704 06 S Galvez St	0.39mi	4/3.0	1,548 (-6%)	16mo	$315,000	$203	54
500 02 S Gayoso St	0.60mi	4/2.0	1,551 (-6%)	18mo	$102,500	$66	48

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: -16.4%
• Equity multiple: 0.44×
• Total profit: $-45,735
• Equity at exit: $43,240

10-year hold

• IRR: -16.0%
• Equity multiple: 0.24×
• Total profit: $-61,418
• Equity at exit: $25,074

Cash invested: $81,200 (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: 13.8×

Monthly cashflow live

• Estimated rent: $3,167 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$272 /mo · $3,268/yr
• Insurance: −$121
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $161

Break-even live

Break-even rent $2,963

Max offer price $290,000

Occupancy floor 90%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	2	$1,748
1× unit	1	1	$1,419
Total (2 units)			$3,167

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2304 Gravier St Unit 2304 New Orleans, LA	3.0	2.0	1112	$1,800	$1.62	15d	1	0.03mi
2539 Gravier St Unit 2541 New Orleans, LA	3.0	1.0	1115	$1,495	$1.34	15d	1	0.21mi
326 S Dorgenois St Unit 326 New Orleans, LA	4.0	3.0	1510	$2,300	$1.52	1d	1	0.29mi
2645 Gravier St Unit 2645-A New Orleans, LA	3.0	1.0	1290	$1,595	$1.24	23d	1	0.30mi
2651 Poydras St New Orleans, LA	1.0–4.0	1.0–2.0	1095	$2,545	$2.32	1d	16	0.30mi
2517 Palmyra St New Orleans, LA	3.0	2.0	1306	$2,100	$1.61	16d	1	0.32mi
2615 Banks St New Orleans, LA	3.0	2.0	1200	$1,900	$1.58	2d	1	0.32mi
2652 Banks St New Orleans, LA	3.0	3.5	1204	$2,100	$1.74	23d	1	0.34mi
2024 Bienville St New Orleans, LA	3.0	2.0	1314	$2,100	$1.60	23d	1	0.55mi
315 N Miro St New Orleans, LA	3.0	3.0	1276	$2,300	$1.80	20d	1	0.57mi
315 N Miro St New Orleans, LA	3.0	3.0	1276	$2,500	$1.96	23d	1	0.57mi
2105 Bienville St New Orleans, LA	3.0	3.0	1231	$2,350	$1.91	16d	1	0.58mi
2912 Palmyra St Unit D New Orleans, LA	3.0	2.0	1257	$1,650	$1.31	23d	1	0.58mi
2320 Conti St New Orleans, LA	3.0	2.0	1125	$2,500	$2.22	23d	1	0.61mi
2033 Conti St New Orleans, LA	3.0	3.0	1249	$2,250	$1.80	14d	1	0.64mi
227 S Gayoso St Unit 2h New Orleans, LA	3.0	2.0	1800	$2,500	$1.39	43d	1	0.65mi
324 N Roman St New Orleans, LA	3.0	3.0	2100	$2,500	$1.19	43d	1	0.65mi
2738 Bienville St New Orleans, LA	4.0	3.0	1671	$2,200	$1.32	23d	1	0.67mi
426 S Lopez St New Orleans, LA	4.0	3.0	1400	$2,300	$1.64	23d	1	0.68mi
1908 Saint Louis St New Orleans, LA	3.0	3.0	1234	$2,300	$1.86	23d	1	0.71mi
3218 Jackson Ave New Orleans, LA	3.0	2.0	1267	$1,750	$1.38	23d	1	0.78mi
325 S Rendon St New Orleans, LA	3.0	2.0	1130	$2,000	$1.77	23d	1	0.79mi
4120 Erato St New Orleans, LA	3.0	2.0	2250	$1,750	$0.78	23d	1	0.84mi
1407 Magnolia St New Orleans, LA	3.0	2.0	1824	$1,500	$0.82	23d	1	0.86mi
439 S Norman C. Francis Pkwy Unit 1A New Orleans, LA	3.0	1.0	1200	$1,700	$1.42	21d	1	0.88mi
1318 S Salcedo St Unit 202 New Orleans, LA	4.0	2.0	1152	$1,975	$1.71	23d	1	0.90mi
1318 S Salcedo St Unit 101 New Orleans, LA	4.0	2.0	1152	$1,775	$1.54	16d	1	0.90mi
2722 Martin L King Bl New Orleans, LA	3.0	2.5	1350	$1,800	$1.33	23d	1	0.90mi
2606 S Miro St New Orleans, LA	3.0	2.0	1450	$2,016	$1.39	23d	1	0.90mi
305 S Norman C Francis Pkwy New Orleans, LA	3.0	1.5	1730	$2,500	$1.45	14d	1	0.91mi
305 S Norman C Francis Pkwy New Orleans, LA	3.0	1.5	1730	$2,600	$1.50	16d	1	0.91mi
518 S Rampart St New Orleans, LA	3.0	2.0	1853	$3,995	$2.16	3d	1	0.91mi
3617 Fourth St Unit A New Orleans, LA	3.0	2.0	1225	$1,995	$1.63	16d	1	0.92mi
1011 Canal St Unit 1513939P New Orleans, LA	4.0	4.0	1765	$11,253	$6.38	23d	1	0.93mi
1011 Canal St Unit 1513926P New Orleans, LA	1.0–4.0	1.0–4.0	1016	$12,077	$11.88	1d	2	0.93mi
334 S Clark St New Orleans, LA	3.0	1.0	1065	$1,750	$1.64	21d	1	0.93mi
3232 Conti St New Orleans, LA	3.0	2.0	1140	$3,500	$3.07	43d	1	0.96mi
2526 Martin Luther King Junior Blvd New Orleans, LA	3.0	2.0	1200	$2,200	$1.83	3d	1	0.96mi
2614 S Johnson St New Orleans, LA	3.0	2.0	1536	$2,079	$1.35	14d	1	0.96mi
3122 2nd St New Orleans, LA	3.0	3.0	1206	$2,075	$1.72	23d	1	0.96mi

Listing history 24 events

1. 2026-06-18
   days on market $290,000 Active 29 DOM
2. 2026-06-17
   days on market $290,000 Active 28 DOM
3. 2026-06-16
   days on market $290,000 Active 27 DOM
4. 2026-06-15
   days on market $290,000 Active 26 DOM
5. 2026-06-13
   days on market $290,000 Active 24 DOM
6. 2026-06-10
   days on market $290,000 Active 21 DOM
7. 2026-06-09
   days on market $290,000 Active 20 DOM
8. 2026-06-08
   days on market $290,000 Active 19 DOM
9. 2026-06-07
   days on market $290,000 Active 18 DOM
10. 2026-06-05
    days on market $290,000 Active 15 DOM
11. 2026-06-03
    days on market $290,000 Active 14 DOM
12. 2026-06-02
    days on market $290,000 Active 13 DOM
13. 2026-06-01
    days on market $290,000 Active 12 DOM
14. 2026-05-31
    days on market $290,000 Active 11 DOM
15. 2026-05-20
    listed $290,000 Active 738-char remark

    Show marketing remark (738 chars)

    NEW PRICE! Mid-city duplex centrally located minutes away from LSU Health, LCMC Health, VA hospital, downtown, City Park, and so much more. This is a great opportunity for an owner occupant looking to live in the property and rent the other unit or for an investor looking for an opportunity to invest in a great location. One unit is a 3 bedroom 2 bath with 12 foot ceilings, granite countertops, and wood floors. Very spacious with lots of natural light. The second unit is a 1 bedroom 1 bathroom with tile floors. Both units have washer and dryer hookups. The property also offers off street parking, fenced in, has a small courtyard area for entertaining. Great rent potential in a high demand location. Call for a private tour today.

16. 2026-05-20
    listed $290,000 Active 738-char remark

    Show marketing remark (738 chars)

    NEW PRICE! Mid-city duplex centrally located minutes away from LSU Health, LCMC Health, VA hospital, downtown, City Park, and so much more. This is a great opportunity for an owner occupant looking to live in the property and rent the other unit or for an investor looking for an opportunity to invest in a great location. One unit is a 3 bedroom 2 bath with 12 foot ceilings, granite countertops, and wood floors. Very spacious with lots of natural light. The second unit is a 1 bedroom 1 bathroom with tile floors. Both units have washer and dryer hookups. The property also offers off street parking, fenced in, has a small courtyard area for entertaining. Great rent potential in a high demand location. Call for a private tour today.

17. 2026-03-16
    price $310,000
18. 2026-03-16
    price $310,000
19. 2026-01-13
    price $330,000
20. 2026-01-13
    price $330,000
21. 2025-11-07
    listed $350,000 Active
22. 2011-03-10
    soldstatus $20,000
23. 2011-03-03
    soldstatus $20,000
24. 2010-09-16
    listed $20,000

ⓘ 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: $3,268 · $272/mo
• Projected year-2 tax: $3,268 · $272/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 · 76% 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: $38,004
• − Mortgage interest: −$16,245
• − Property taxes: −$3,268
• − Insurance: −$6,568
• − Repairs & maintenance: −$3,040
• − Management: −$3,040
• − Depreciation: −$8,436
• Taxable loss: −$2,594
• Est. tax savings @ 24.0%: +$622
• After-tax cash flow: $2,560/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

+1350.0% since first listed

10 events — show timeline

• 2026-05-20 Listed $290,000 GSREIN
• 2026-05-20 Listed $290,000 AcadianaMLS
• 2026-03-16 Price Changed $310,000 AcadianaMLS
• 2026-03-16 Price Changed $310,000 GSREIN
• 2026-01-13 Price Changed $330,000 AcadianaMLS
• 2026-01-13 Price Changed $330,000 GSREIN
• 2025-11-07 Listed $350,000 AcadianaMLS
• 2011-03-10 Sold (Public Records) $20,000 Public Records
• 2011-03-03 Sold (MLS) $20,000 GSREIN
• 2010-09-16 Listed $20,000 GSREIN

Property tax history

+12.6%/yr

Latest (2026): $3,268 · +88.1% YoY. Source: county tax records.