1719 Touro St · New Orleans, LA 70116

$214,900

3 bd · 2.0 ba · 1,482 sqft · SingleFamily public records · 5 Days on market

Built 1993 3,920 sqft lot Est $270k · 20% under

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Why this score? — see what drove the D+ 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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• 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

Schedule today!

Key facts

• 3,920 sq ft lot
• 2 parking spots
• Built 1993

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Detached single family residence; Residential property
• Construction: Vinyl siding and frame construction; Shingle roof; Pillar/post/pier foundation; Built with footings supporting pier foundation
• Exterior features: Covered deck; Chain link fencing

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $6 ($72/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (18.9% below list).
• Recommended offer: $174k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 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).
• This rent runs 40% of the median local income ($52k/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 $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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 14y 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 $162k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $174,375 (18.9% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.81% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.44%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $269,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1871 N Roman St	0.13mi	3/2.0	1,415 (-4%)	9mo	$245,000	$173	79
1735 Touro St	0.03mi	4/2.5 (+1)	1,368 (-8%)	6mo	$186,000	$136	74
2102 Saint Anthony St	0.31mi	3/2.0	1,575 (+6%)	6mo	$35,000	$22	70
1607 N Villere St	0.39mi	3/2.0	1,550 (+5%)	8mo	$299,000	$193	68
1020 Kerlerec St	0.63mi	2/2.0 (-1)	1,508 (+2%)	2mo	$429,000	$284	61
1609 Marais St	0.45mi	3/2.0	1,345 (-9%)	4mo	$245,000	$182	60
1311 Frenchmen St	0.30mi	3/2.0	1,300 (-12%)	7mo	$225,000	$173	60
1230 Annette St	0.47mi	3/2.0	1,309 (-12%)	2mo	$280,000	$214	57
2112 St. Roch Ave	0.47mi	2/2.5 (-1)	1,625 (+10%)	0mo	$285,000	$175	54
2007 Kerlerec St	0.73mi	3/2.0	1,570 (+6%)	8mo	$365,000	$232	50
2320 Marais St	0.51mi	2/2.0 (-1)	1,280 (-14%)	5mo	$250,000	$195	44
2051 Hope St	0.71mi	3/1.5	1,678 (+13%)	9mo	$77,500	$46	35

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: -19.1%
• Equity multiple: 0.35×
• Total profit: $-39,297
• Equity at exit: $32,042

10-year hold

• IRR: -18.3%
• Equity multiple: 0.13×
• Total profit: $-52,568
• Equity at exit: $18,581

Cash invested: $60,172 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,744 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$90
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $6

Break-even live

Break-even rent $1,736

Max offer price $214,900

Occupancy floor 95%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1923 N Robertson St New Orleans, LA	3.0	2.0	1051	$1,950	$1.86	3d	1	0.17mi
1910 Elysian Fields Ave New Orleans, LA	3.0	1.0	1000	$1,450	$1.45	23d	1	0.18mi
1936 N Johnson St Unit 36 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	23d	1	0.21mi
1938 N Johnson St Unit 38 New Orleans, LA	3.0	2.0	1844	$2,400	$1.30	23d	1	0.21mi
1710 Marigny St New Orleans, LA	3.0	2.0	1120	$1,750	$1.56	23d	1	0.22mi
2220 N Prieur St New Orleans, LA	3.0	2.0	1334	$2,000	$1.50	23d	1	0.23mi
1601 Marigny St Unit 1603 New Orleans, LA	3.0	2.0	988	$1,099	$1.11	3d	1	0.27mi
1603 Marigny St New Orleans, LA	3.0	2.0	988	$1,099	$1.11	3d	1	0.27mi
1730 Allen St New Orleans, LA	2.0	1.0	920	$1,650	$1.79	23d	1	0.28mi
1434 Annette St New Orleans, LA	2.0	1.0	1536	$1,700	$1.11	3d	1	0.28mi
1434 Annette St New Orleans, LA	2.0	1.0	1536	$1,700	$1.11	3d	1	0.28mi
2269 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,665	$1.67	17d	1	0.29mi
2269 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,675	$1.68	19d	1	0.29mi
2271 N Derbigny St New Orleans, LA	2.0	2.0	1000	$1,585	$1.58	17d	1	0.29mi
1327 Frenchmen St Unit B New Orleans, LA	2.0	2.5	1175	$1,900	$1.62	23d	1	0.29mi
1726 Mandeville St New Orleans, LA	2.0	1.0	920	$1,300	$1.41	23d	1	0.29mi
2107 Elysian Fields Ave New Orleans, LA	4.0	2.0	1794	$1,650	$0.92	3d	1	0.31mi
1301 Frenchmen St Unit 2B New Orleans, LA	2.0	1.0	940	$1,299	$1.38	23d	1	0.32mi
1811 New Orleans St New Orleans, LA	2.0	2.0	900	$1,700	$1.89	3d	1	0.32mi
2115 Elysian Fields Ave Unit 2115 New Orleans, LA	3.0	1.0	1100	$1,450	$1.32	23d	1	0.33mi
2103 Urquhart St New Orleans, LA	2.0	1.0	940	$1,299	$1.38	23d	1	0.33mi
2024 Mandeville St New Orleans, LA	2.0	2.0	1072	$1,950	$1.82	23d	1	0.37mi
2239 Saint Anthony St New Orleans, LA	2.0	1.0	900	$1,100	$1.22	23d	1	0.39mi
1136 Frenchmen St New Orleans, LA	2.0	1.0	1000	$1,550	$1.55	3d	1	0.41mi
1136 Frenchmen St New Orleans, LA	2.0	1.0	1000	$1,550	$1.55	3d	1	0.41mi
1136 Frenchmen St New Orleans, LA	2.0	1.0	1800	$1,650	$0.92	23d	1	0.41mi
1134 Frenchmen St New Orleans, LA	2.0	1.0	900	$1,550	$1.72	3d	1	0.41mi
1134 Frenchmen St New Orleans, LA	2.0	1.0	900	$1,550	$1.72	3d	1	0.41mi
2104 Marais St Unit 2106 New Orleans, LA	2.0	2.0	936	$2,000	$2.14	23d	1	0.41mi
2311 Saint Anthony St Unit 1A New Orleans, LA	2.0	1.0	1100	$1,450	$1.32	23d	1	0.42mi
2115 Mandeville St New Orleans, LA	3.0	2.0	1400	$1,650	$1.18	23d	1	0.42mi
2109 A P Tureaud Ave New Orleans, LA	2.0	1.0	936	$1,450	$1.55	14d	1	0.47mi
3110 Pauger St New Orleans, LA	2.0	2.0	992	$1,300	$1.31	23d	1	0.48mi
1809 Saint Roch Ave New Orleans, LA	3.0	1.0	949	$1,195	$1.26	17d	1	0.48mi
2338 Annette St Unit 1 New Orleans, LA	3.0	1.0	1150	$1,400	$1.22	19d	1	0.49mi
1636 Music St New Orleans, LA	3.0	1.0	900	$1,185	$1.32	16d	1	0.50mi
1638 Music St New Orleans, LA	2.0	1.0	900	$1,085	$1.21	14d	1	0.50mi
2120 Saint Roch Ave Unit 2120 New Orleans, LA	2.0	1.0	1000	$1,650	$1.65	23d	1	0.50mi
1472 N Claiborne Ave New Orleans, LA	3.0	1.0	1312	$1,900	$1.45	16d	1	0.52mi
1940 N Rampart St Unit 101 New Orleans, LA	2.0	2.0	1150	$2,500	$2.17	43d	1	0.54mi

Listing history 6 events

1. 2026-06-18
   days on market $214,900 Active 5 DOM
2. 2026-06-17
   remarks 103-char remark
3. 2026-06-17
   days on market $214,900 Active 4 DOM
4. 2026-06-16
   days on market $214,900 Active 3 DOM
5. 2026-06-15
   remarks 15-char remark
6. 2026-06-15
   listed $214,900 Active 2 DOM

ⓘ 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: $1,063 · $89/mo
• Projected year-2 tax: $1,182 · $98/mo
• Expected delta: +$119/yr (+$10/mo · 11.1%)

ⓘ 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: $20,925
• − Mortgage interest: −$12,038
• − Property taxes: −$1,063
• − Insurance: −$1,872
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$6,252
• Taxable loss: −$3,648
• Est. tax savings @ 24.0%: +$875
• After-tax cash flow: $947/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

+7063.3% since first listed

25 events — show timeline

• 2026-06-11 Listed $214,900 GBRMLS
• 2026-06-11 Listed $214,900 AcadianaMLS
• 2026-03-03 Relisted — AcadianaMLS
• 2026-02-05 Price Changed $205,000 AcadianaMLS
• 2026-02-05 Price Changed $205,000 GSREIN
• 2025-12-18 Price Changed $300,000 AcadianaMLS
• 2025-12-05 Price Changed $230,000 AcadianaMLS
• 2025-12-05 Price Changed $230,000 GSREIN
• 2025-10-07 Listed $275,000 AcadianaMLS
• 2025-08-26 Price Changed $309,900 AcadianaMLS
• 2025-06-28 Listed $325,000 AcadianaMLS
• 2018-07-03 Sold (Public Records) $162,000 Public Records
• 2018-06-29 Sold (MLS) — GSREIN
• 2018-06-03 Pending — GSREIN
• 2018-04-28 Price Changed $164,500 GSREIN
• 2018-03-05 Price Changed $162,500 GSREIN
• 2018-01-20 Listed $164,500 AcadianaMLS
• 2018-01-20 Listed $170,000 GSREIN
• 2018-01-05 Listing Removed — GSREIN
• 2017-11-02 Listed $170,000 GSREIN
• 2017-11-01 Listed $170,000 AcadianaMLS
• 2013-08-29 Sold (MLS) — GSREIN
• 2012-09-24 Listed $34,900 AcadianaMLS
• 2012-09-24 Listed $34,900 GSREIN
• 1998-10-29 Sold (Public Records) $3,000 Public Records

Property tax history

+26.8%/yr

Latest (2026): $1,063 · -6.3% YoY. Source: county tax records.