2055 Duels St · New Orleans, LA 70119

$81,000

4 bd · 2.0 ba · 1,960 sqft · MultiFamily public records · 53 Days on market

Built 1941 $41/sqft · 62% below area ↓ 51% since listing

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

Listing remarks MLS

Double is back on the market. Creole 2 Story Double in Gentilly. X flood zone. Records show roof replaced in 2021 and updated plumbing 2006. Has capability of HVAC system (some components missing). Separate Water/Elec meters per unit. Potential rental income with some renovations.

Key facts

• Hvac system
• Roof replaced
• Updated plumbing

Tags

• ROOF REPLACED
• UPDATED PLUMBING
• HVAC SYSTEM
• SEPARATE WATER METERS
• SEPARATE ELECTRIC METERS
• POTENTIAL RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $81k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $81k).
• Recommended offer: $79k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.0% 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 $2,886/mo this rent would consume 65% 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 $560 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $23k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; flood insurance adds $66/mo; built in 1941 — 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 $78,570 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.56% ✓
• Cap rate: 29.96%
• Cash-on-cash: 84.54%
• DSCR: 4.76
• GRM: 2.3

CMA / ARV

• ARV (median comp): $203,983
• List price: $81,000
• Delta: -60.29%
• 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
2104 06 Benefit St	0.33mi	4/2.0	1,824 (-7%)	1mo	$109,000	$60	72
2428 30 A P Tureaud Ave	0.46mi	4/2.0	1,946 (-1%)	9mo	$215,000	$110	70
2649 51 Bruxelles St	0.57mi	4/2.0	1,881 (-4%)	6mo	$142,000	$75	62
2008 10 Frenchmen St	0.56mi	4/4.0	1,942 (-1%)	6mo	$380,000	$196	60
1917-19 N Dorgenois St	0.46mi	4/2.0	1,775 (-9%)	7mo	$150,000	$85	57
2134 Annette St	0.47mi	4/4.0	1,816 (-7%)	3mo	$210,000	$116	56
1737 39 Duels St	0.46mi	4/2.0	1,692 (-14%)	2mo	$200,000	$118	54
3323 25 Clermont Dr	0.74mi	4/2.0	1,828 (-7%)	6mo	$250,000	$137	49
3340 Saint Anthony Ave	0.48mi	5/3.0 (+1)	2,196 (+12%)	1mo	$120,000	$55	48
3962-64 Pauger St	0.59mi	4/2.0	1,740 (-11%)	9mo	$265,000	$152	46
2816 18 Republic St	0.54mi	4/2.0	1,700 (-13%)	9mo	$200,000	$118	46
2038 Elysian Fields Ave	0.54mi	4/3.0	1,704 (-13%)	7mo	$240,000	$141	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 77.6%
• Equity multiple: 4.36×
• Total profit: $76,104
• Equity at exit: $12,077

10-year hold

• IRR: 80.3%
• Equity multiple: 8.05×
• Total profit: $159,814
• Equity at exit: $7,003

Cash invested: $22,680 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,886 high
• Mortgage (P&I): −$425
• Tax from tax record: −$224 /mo · $2,684/yr
• Insurance: −$34
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $1,531

Break-even live

Break-even rent $948

Max offer price $81,000

Occupancy floor 42%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,886
Total (2 units)			$2,886

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1933 Industry St New Orleans, LA	3.0	2.0	1400	$1,595	$1.14	16d	1	0.15mi
3228 Pauger St New Orleans, LA	5.0	2.0	1600	$2,100	$1.31	23d	1	0.19mi
2920 Pauger St New Orleans, LA	4.0	2.0	1882	$1,995	$1.06	23d	1	0.42mi
1831 N Miro St New Orleans, LA	3.0	2.0	1882	$2,500	$1.33	43d	1	0.52mi
3515 Saint Anthony Ave New Orleans, LA	3.0	2.0	1366	$2,500	$1.83	23d	1	0.56mi
2107 Elysian Fields Ave New Orleans, LA	4.0	2.0	1794	$1,650	$0.92	3d	1	0.57mi
1938 N Johnson St Unit 38 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	23d	1	0.61mi
1936 N Johnson St Unit 36 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	23d	1	0.61mi
2115 Mandeville St New Orleans, LA	3.0	2.0	1400	$1,650	$1.18	23d	1	0.63mi
1837 Touro St New Orleans, LA	3.0	1.0	1994	$2,000	$1.00	23d	1	0.67mi
2220 N Prieur St New Orleans, LA	3.0	2.0	1334	$2,000	$1.50	23d	1	0.73mi
3607 Havana St New Orleans, LA	3.0	2.0	1693	$1,488	$0.88	17d	1	0.74mi
3540 Clermont Dr New Orleans, LA	3.0	2.0	1248	$1,975	$1.58	23d	1	0.75mi
2228 Arts St New Orleans, LA	3.0	2.0	2270	$1,675	$0.74	3d	1	0.75mi
3624 Havana St New Orleans, LA	3.0	1.0	1388	$1,875	$1.35	16d	1	0.77mi
1901 Gentilly Blvd New Orleans, LA	3.0	2.5	2205	$4,000	$1.81	43d	1	0.83mi
3907 Elysian Fields Ave New Orleans, LA	3.0	2.0	1652	$3,000	$1.82	23d	1	0.86mi
2509 Sage St New Orleans, LA	3.0	1.0	1250	$1,650	$1.32	21d	1	0.86mi
2329 Laharpe St New Orleans, LA	3.0	1.0	1250	$1,000	$0.80	19d	1	0.93mi
2331 Columbus St New Orleans, LA	3.0	1.0	1976	$1,850	$0.94	23d	1	1.00mi
2644 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	17d	1	1.02mi
2646 Elder St New Orleans, LA	3.0	3.0	1284	$2,200	$1.71	17d	1	1.02mi
2647 Myrtle St Unit 2647 New Orleans, LA	4.0	2.0	1445	$2,550	$1.76	43d	1	1.05mi
2739 Bay St Unit B New Orleans, LA	4.0	2.0	1400	$1,800	$1.29	20d	1	1.08mi
1472 N Claiborne Ave New Orleans, LA	3.0	1.0	1312	$1,900	$1.45	16d	1	1.10mi
2664 Lepage St New Orleans, LA	3.0	2.0	1750	$2,725	$1.56	43d	1	1.16mi
1466 N White St New Orleans, LA	3.0	1.5	1500	$2,250	$1.50	3d	1	1.16mi
3702 Trafalgar St New Orleans, LA	3.0	2.0	1428	$2,350	$1.65	16d	1	1.21mi
1433 Esplanade Ave New Orleans, LA	3.0	2.0	2411	$5,000	$2.07	2d	1	1.23mi
1245 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	43d	1	1.24mi
1247 Kerlerec St New Orleans, LA	3.0	2.0	1500	$2,500	$1.67	43d	1	1.24mi
3570 Gentilly Blvd New Orleans, LA	3.0	2.0	2390	$2,900	$1.21	43d	1	1.25mi
1217 Kerlerec St Unit B New Orleans, LA	3.0	1.0	1300	$2,100	$1.62	3d	1	1.27mi
2331 Feliciana St New Orleans, LA	3.0	2.0	1250	$1,850	$1.48	23d	1	1.31mi
2317 N Rampart St Unit 1272378P New Orleans, LA	3.0–6.0	2.0–4.0	1581	$4,154	$2.63	3d	2	1.33mi
4111 Jumonville St New Orleans, LA	3.0	2.5	1543	$2,300	$1.49	10d	1	1.33mi
1486 Mandolin St New Orleans, LA	3.0	2.0	1497	$1,900	$1.27	3d	1	1.33mi
4618 Marigny St New Orleans, LA	3.0	1.0	1320	$1,900	$1.44	23d	1	1.34mi
2320 N Rampart St New Orleans, LA	3.0	3.0	2317	$3,700	$1.60	43d	1	1.35mi
3024 Esplanade Ave New Orleans, LA	3.0	2.5	2300	$4,500	$1.96	43d	1	1.36mi

Listing history 22 events

1. 2026-06-13
   status $81,000 Pending 53 DOM
2. 2026-06-10
   days on market $81,000 Active 53 DOM
3. 2026-06-09
   days on market $81,000 Active 52 DOM
4. 2026-06-08
   days on market $81,000 Active 51 DOM
5. 2026-06-07
   days on market $81,000 Active 50 DOM
6. 2026-06-05
   days on market $81,000 Active 47 DOM
7. 2026-06-03
   days on market $81,000 Active 46 DOM
8. 2026-06-02
   days on market $81,000 Active 45 DOM
9. 2026-06-01
   days on market $81,000 Active 44 DOM
10. 2026-05-31
    days on market $81,000 Active 43 DOM
11. 2026-05-17
    price $81,000 281-char remark

    Show marketing remark (282 chars)

    Double is back on the market. Creole 2 Story Double in Gentilly. X flood zone. Records show roof replaced in 2021 and updated plumbing 2006. Has capability of HVAC system (some components missing). Separate Water/Elec meters per unit. Potential rental income with some renovations.

12. 2026-05-17
    price $81,000 282-char remark

    Show marketing remark (282 chars)

    Double is back on the market. Creole 2 Story Double in Gentilly. X flood zone. Records show roof replaced in 2021 and updated plumbing 2006. Has capability of HVAC system (some components missing). Separate Water/Elec meters per unit. Potential rental income with some renovations.

13. 2026-05-12
    status Active 281-char remark

    Show marketing remark (282 chars)

    Double is back on the market. Creole 2 Story Double in Gentilly. X flood zone. Records show roof replaced in 2021 and updated plumbing 2006. Has capability of HVAC system (some components missing). Separate Water/Elec meters per unit. Potential rental income with some renovations.

14. 2026-05-12
    status Active 282-char remark

    Show marketing remark (282 chars)

    Double is back on the market. Creole 2 Story Double in Gentilly. X flood zone. Records show roof replaced in 2021 and updated plumbing 2006. Has capability of HVAC system (some components missing). Separate Water/Elec meters per unit. Potential rental income with some renovations.

15. 2026-05-08
    status Pending 281-char remark

    Show marketing remark (282 chars)

    Double is back on the market. Creole 2 Story Double in Gentilly. X flood zone. Records show roof replaced in 2021 and updated plumbing 2006. Has capability of HVAC system (some components missing). Separate Water/Elec meters per unit. Potential rental income with some renovations.

16. 2026-05-08
    status Pending 282-char remark

    Show marketing remark (282 chars)

    Double is back on the market. Creole 2 Story Double in Gentilly. X flood zone. Records show roof replaced in 2021 and updated plumbing 2006. Has capability of HVAC system (some components missing). Separate Water/Elec meters per unit. Potential rental income with some renovations.

17. 2026-04-14
    listed $91,000 Active 281-char remark

    Show marketing remark (282 chars)

    Double is back on the market. Creole 2 Story Double in Gentilly. X flood zone. Records show roof replaced in 2021 and updated plumbing 2006. Has capability of HVAC system (some components missing). Separate Water/Elec meters per unit. Potential rental income with some renovations.

18. 2026-04-14
    listed $91,000 Active 282-char remark

    Show marketing remark (282 chars)

    Double is back on the market. Creole 2 Story Double in Gentilly. X flood zone. Records show roof replaced in 2021 and updated plumbing 2006. Has capability of HVAC system (some components missing). Separate Water/Elec meters per unit. Potential rental income with some renovations.

19. 2024-05-16
    listed $240,000 Active
20. 2022-01-18
    soldstatus $215,000
21. 2021-11-09
    listed $225,000
22. 2019-08-24
    listed $165,000

ⓘ 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: $2,684 · $224/mo
• Projected year-2 tax: $2,684 · $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 (shaded) · 78% 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: $34,632
• − Mortgage interest: −$4,537
• − Property taxes: −$2,684
• − Insurance: −$1,202
• − Repairs & maintenance: −$2,771
• − Management: −$2,771
• − Depreciation: −$2,356
• Taxable income: $18,310
• Est. tax owed @ 24.0%: −$4,395
• After-tax cash flow: $13,981/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

-50.9% since first listed

12 events — show timeline

• 2026-05-17 Price Changed $81,000 AcadianaMLS
• 2026-05-17 Price Changed $81,000 GSREIN
• 2026-05-12 Relisted — AcadianaMLS
• 2026-05-12 Relisted — GSREIN
• 2026-05-08 Pending — AcadianaMLS
• 2026-05-08 Pending — GSREIN
• 2026-04-14 Listed $91,000 GSREIN
• 2026-04-14 Listed $91,000 AcadianaMLS
• 2024-05-16 Listed $240,000 AcadianaMLS
• 2022-01-18 Sold (Public Records) $215,000 Public Records
• 2021-11-09 Listed $225,000 AcadianaMLS
• 2019-08-24 Listed $165,000 AcadianaMLS

Property tax history

+10.5%/yr

Latest (2026): $2,684 · +1.1% YoY. Source: county tax records.