920 N Prieur St · New Orleans, LA 70116

$199,999

4 bd · 1.0 ba · 1,631 sqft · SingleFamily public records · 86 Days on market

Built 1900 2,321 sqft lot $123/sqft · 44% below area Est $319k · 37% under

---

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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.3/10.0
• 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

Listing remarks MLS

<br><br> Step inside to find preserved original details throughout, including soaring 13-foot ceilings, original hardwood floors, beautiful wood mantels, and exposed brick accents that add warmth and charm. The layout provides flexibility for both comfortable living and work-from-home needs. <br><br> Enjoy a low-maintenance concrete side patio/yard--perfect for relaxing or entertaining. <br><br> Currently tenant-occupied on a month-to-month basis at $1,400/month, making this a great opportunity for both investors and owner-occupants. <br><br> Located in coveted Flood Zone X, this property is a rare find in one of New Orleans' most vibrant and historic neighborhoods. <br><br> Don't miss your chance to own a piece of Treme! <br>

Key facts

• Concrete side patio
• Flood zone x
• Wood mantels

Tags

• ORIGINAL HARDWOOD FLOORS
• WOOD MANTELS
• EXPOSED BRICK ACCENTS
• CONCRETE SIDE PATIO
• FLOOD ZONE X

🏷️ Possibly a rental listed for sale. The $199,999 price doesn't fit this home's estimated sale value (~$319,360) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 350 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 $2,258/mo this rent would consume 52% of the median local household income ($52k/yr) (locally 1001% 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 $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 86 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y 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 $15k; list at $200k implies a 1233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $187,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 1900 — 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: 1.13% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.89%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

• ARV (median comp): $319,360
• List price: $199,999
• Delta: -37.38%
• 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
1805 Governor Nicholls St	0.22mi	3/2.0 (-1)	1,590 (-2%)	2mo	$345,000	$217	75
1011 N Derbigny St	0.13mi	3/2.5 (-1)	1,557 (-4%)	5mo	$275,000	$177	71
1930 Dumaine St	0.05mi	3/2.0 (-1)	1,422 (-13%)	0mo	$320,000	$225	67
1116 N Miro St	0.25mi	3/2.0 (-1)	1,750 (+7%)	1mo	$395,000	$226	66
2540 Saint Ann St	0.43mi	3/2.0 (-1)	1,600 (-2%)	4mo	$303,500	$190	65
1026 N Robertson St	0.29mi	3/2.5 (-1)	1,778 (+9%)	1mo	$386,400	$217	60
2212 Gov Nicholls St	0.24mi	3/3.5 (-1)	1,518 (-7%)	3mo	$487,000	$321	60
1370 Laharpe St	0.60mi	3/2.0 (-1)	1,766 (+8%)	1mo	$353,500	$200	48
2834 Dumaine St	0.70mi	3/2.0 (-1)	1,740 (+7%)	1mo	$470,000	$270	46
2804 St. Ann St	0.67mi	3/2.0 (-1)	1,753 (+8%)	2mo	$410,000	$234	46
2623 Lepage St	0.74mi	3/2.0 (-1)	1,756 (+8%)	0mo	$589,000	$335	44
2728 Bell St	0.71mi	3/1.0 (-1)	1,794 (+10%)	3mo	$465,000	$259	43

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 · 0.18% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.76×
• Total profit: $-13,452
• Equity at exit: $29,821

10-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-3,339
• Equity at exit: $17,292

Cash invested: $56,000 (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 70116

• Home prices YoY: -34.5%
• Rents YoY: 0.2%
• Active inventory: 350
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$190 /mo · $2,281/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $395

Break-even live

Break-even rent $1,758

Max offer price $199,999

Occupancy floor 78%

Sensitivity live

Price	-10% $508	-5% $451	+0% $395	+5% $338	+10% $282
Rent	-10% $217	-5% $306	+0% $395	+5% $484	+10% $573
Rate	-1.0pp $496	-0.5pp $446	base $395	+0.5pp $343	+1.0pp $290

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1929 Dumaine St New Orleans, LA	3.0	1.0	1293	$1,500	$1.16	4d	1	0.05mi
2129 Dumaine St New Orleans, LA	3.0	2.0	1226	$1,850	$1.51	4d	1	0.13mi
1035 N Derbigny St New Orleans, LA	3.0	1.0	1075	$1,399	$1.30	24d	1	0.14mi
1908 Saint Louis St New Orleans, LA	3.0	3.0	1234	$2,300	$1.86	24d	1	0.36mi
2517 Ursulines Ave New Orleans, LA	3.0	2.0	1136	$1,950	$1.72	24d	1	0.39mi
2033 Conti St New Orleans, LA	3.0	3.0	1249	$2,250	$1.80	15d	1	0.40mi
324 N Roman St New Orleans, LA	3.0	3.0	2100	$2,500	$1.19	44d	1	0.44mi
1472 N Claiborne Ave New Orleans, LA	3.0	1.0	1312	$1,900	$1.45	16d	1	0.46mi
2105 Bienville St New Orleans, LA	3.0	3.0	1231	$2,350	$1.91	17d	1	0.46mi
2320 Conti St New Orleans, LA	3.0	2.0	1125	$2,500	$2.22	24d	1	0.48mi
2024 Bienville St New Orleans, LA	3.0	2.0	1314	$2,100	$1.60	24d	1	0.49mi
1021 Henriette Delille St New Orleans, LA	3.0	2.0	2012	$2,250	$1.12	17d	1	0.50mi
315 N Miro St New Orleans, LA	3.0	3.0	1276	$2,300	$1.80	21d	1	0.50mi
315 N Miro St New Orleans, LA	3.0	3.0	1276	$2,500	$1.96	24d	1	0.50mi
2331 Columbus St New Orleans, LA	3.0	1.0	1976	$1,850	$0.94	24d	1	0.54mi
1247 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	44d	1	0.57mi
1245 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	44d	1	0.57mi
2329 Laharpe St New Orleans, LA	3.0	1.0	1250	$1,000	$0.80	20d	1	0.59mi
1217 Kerlerec St Unit B New Orleans, LA	3.0	1.0	1300	$2,100	$1.62	4d	1	0.60mi
2731 Saint Philip St Unit 2733 New Orleans, LA	4.0	2.0	2000	$2,600	$1.30	24d	1	0.60mi
618 N Rampart St #204 New Orleans, LA	3.0	2.5	1904	$4,500	$2.36	44d	1	0.64mi
811 Burgundy St New Orleans, LA	4.0	2.5	2059	$5,000	$2.43	44d	1	0.65mi
824 N Dupre St New Orleans, LA	3.0	2.0	1315	$2,250	$1.71	17d	1	0.71mi
2664 Lepage St New Orleans, LA	3.0	2.0	1750	$2,725	$1.56	44d	1	0.73mi
1525 N Broad St New Orleans, LA	3.0	1.0	1100	$1,600	$1.45	24d	1	0.73mi
928 Kerlerec St New Orleans, LA	3.0	3.5	1684	$2,750	$1.63	4d	1	0.75mi
928 Kerlerec St New Orleans, LA	3.0	3.5	1684	$2,750	$1.63	3d	1	0.75mi
2738 Bienville St New Orleans, LA	4.0	3.0	1671	$2,200	$1.32	24d	1	0.77mi
734 Ursulines Ave New Orleans, LA	3.0	2.0	1340	$2,800	$2.09	44d	1	0.80mi
1735 N Tonti St New Orleans, LA	3.0	1.0	1197	$1,650	$1.38	24d	1	0.81mi
1466 N White St New Orleans, LA	3.0	1.5	1500	$2,250	$1.50	4d	1	0.84mi
2517 Palmyra St New Orleans, LA	3.0	2.0	1306	$2,100	$1.61	17d	1	0.85mi
939 Iberville St New Orleans, LA	1.0–3.0	1.0	1502	$3,800	$2.53	12d	7	0.87mi
1011 Canal St Unit 1513939P New Orleans, LA	4.0	4.0	1765	$11,253	$6.38	24d	1	0.87mi
1011 Canal St Unit 1513926P New Orleans, LA	1.0–4.0	1.0–4.0	1016	$12,077	$11.88	2d	2	0.87mi
1923 N Robertson St New Orleans, LA	3.0	2.0	1051	$1,950	$1.86	4d	1	0.89mi
810 Bienville St New Orleans, LA	1.0–3.0	1.0–2.0	995	$2,688	$2.70	4d	9	0.90mi
1831 N Miro St New Orleans, LA	3.0	2.0	1882	$2,500	$1.33	44d	1	0.91mi
326 S Dorgenois St Unit 326 New Orleans, LA	4.0	3.0	1510	$2,300	$1.52	2d	1	0.91mi
1418 Royal St Unit 1418 New Orleans, LA	4.0	2.0	1300	$2,450	$1.88	24d	1	0.93mi

Listing history 34 events

1. 2026-06-18
   days on market $199,999 Active 86 DOM
2. 2026-06-17
   days on market $199,999 Active 85 DOM
3. 2026-06-16
   days on market $199,999 Active 84 DOM
4. 2026-06-15
   days on market $199,999 Active 83 DOM
5. 2026-06-13
   days on market $199,999 Active 81 DOM
6. 2026-06-10
   days on market $199,999 Active 78 DOM
7. 2026-06-09
   days on market $199,999 Active 77 DOM
8. 2026-06-08
   days on market $199,999 Active 76 DOM
9. 2026-06-07
   days on market $199,999 Active 75 DOM
10. 2026-06-05
    days on market $199,999 Active 72 DOM
11. 2026-06-03
    days on market $199,999 Active 71 DOM
12. 2026-06-02
    days on market $199,999 Active 70 DOM
13. 2026-06-01
    days on market $199,999 Active 69 DOM
14. 2026-05-31
    days on market $199,999 Active 68 DOM
15. 2026-03-23
    listed $199,999 Active 736-char remark

    Show marketing remark (966 chars)

    Charming Cottage in the Historic Treme Neighborhood! This 3-bedroom, 1-bath single-family home with a dedicated office (potential 4th bedroom) offers classic New Orleans character just 3 blocks from Esplanade Avenue and only 10 blocks to the French Quarter. Step inside to find preserved original details throughout, including soaring 13-foot ceilings, original hardwood floors, beautiful wood mantels, and exposed brick accents that add warmth and charm. The layout provides flexibility for both comfortable living and work-from-home needs. Enjoy a low-maintenance concrete side patio/yard&mdash;perfect for relaxing or entertaining. Currently tenant-occupied on a month-to-month basis at $1,400/month, making this a great opportunity for both investors and owner-occupants. Located in coveted Flood Zone X, this property is a rare find in one of New Orleans&rsquo; most vibrant and historic neighborhoods. Don&rsquo;t miss your chance to own a piece of Treme!

16. 2026-03-23
    listed $199,999 Active 966-char remark

    Show marketing remark (966 chars)

    Charming Cottage in the Historic Treme Neighborhood! This 3-bedroom, 1-bath single-family home with a dedicated office (potential 4th bedroom) offers classic New Orleans character just 3 blocks from Esplanade Avenue and only 10 blocks to the French Quarter. Step inside to find preserved original details throughout, including soaring 13-foot ceilings, original hardwood floors, beautiful wood mantels, and exposed brick accents that add warmth and charm. The layout provides flexibility for both comfortable living and work-from-home needs. Enjoy a low-maintenance concrete side patio/yard&mdash;perfect for relaxing or entertaining. Currently tenant-occupied on a month-to-month basis at $1,400/month, making this a great opportunity for both investors and owner-occupants. Located in coveted Flood Zone X, this property is a rare find in one of New Orleans&rsquo; most vibrant and historic neighborhoods. Don&rsquo;t miss your chance to own a piece of Treme!

17. 2025-11-29
    price $219,000
18. 2025-11-12
    price $219,000
19. 2025-06-24
    price $229,000
20. 2025-06-24
    price $229,000
21. 2025-04-24
    listed $239,000 Active
22. 2024-03-05
    historical $1,450
23. 2024-02-14
    price $259,000
24. 2024-02-14
    listed $259,000
25. 2024-01-18
    listed $1,450
26. 2024-01-12
    historical $1,450
27. 2023-12-02
    price $1,450
28. 2023-11-16
    price $1,650
29. 2023-10-12
    listed $1,950
30. 2023-09-03
    price $259,000
31. 2023-07-27
    price $274,000
32. 2023-07-12
    listed $259,000
33. 2019-06-21
    listed $274,900
34. 1980-01-30
    soldstatus $15,000

ⓘ 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: $2,281 · $190/mo
• Projected year-2 tax: $2,281 · $190/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 (shaded) · 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: $27,092
• − Mortgage interest: −$11,203
• − Property taxes: −$2,281
• − Insurance: −$1,797
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$5,818
• Taxable income: $1,658
• Est. tax owed @ 24.0%: −$398
• After-tax cash flow: $4,341/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): 10,404
• Household income: $52,306
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 1001.0

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 0.63)
• Race & ethnicity: White 45% Black 40% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 1% Cuban 3%
• Common ancestry: Lithuanian 6% Slovak 3% Romanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 6% French/Haitian/Cajun 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: ▼ -144.83%
• Current HPI: 275.5453
• Rent YoY: ▲ 0.18%
• 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

+1233.3% since first listed

20 events — show timeline

• 2026-03-23 Listed $199,999 GSREIN
• 2026-03-23 Listed $199,999 AcadianaMLS
• 2025-11-29 Price Changed $219,000 AcadianaMLS
• 2025-11-12 Price Changed $219,000 GSREIN
• 2025-06-24 Price Changed $229,000 AcadianaMLS
• 2025-06-24 Price Changed $229,000 GSREIN
• 2025-04-24 Listed $239,000 AcadianaMLS
• 2024-03-05 Rental Removed $1,450 GSREIN
• 2024-02-14 Price Changed $259,000 GSREIN
• 2024-02-14 Listed $259,000 AcadianaMLS
• 2024-01-18 Listed for Rent $1,450 GSREIN
• 2024-01-12 Rental Removed $1,450 GSREIN
• 2023-12-02 Price Changed $1,450 GSREIN
• 2023-11-16 Price Changed $1,650 GSREIN
• 2023-10-12 Listed for Rent $1,950 GSREIN
• 2023-09-03 Price Changed $259,000 GSREIN
• 2023-07-27 Price Changed $274,000 GSREIN
• 2023-07-12 Listed $259,000 AcadianaMLS
• 2019-06-21 Listed $274,900 AcadianaMLS
• 1980-01-30 Sold (Public Records) $15,000 Public Records

Property tax history

+9.8%/yr

Latest (2026): $2,281 · +1.1% YoY. Source: county tax records.