2245 St Claude Ave · New Orleans, LA 70117

$299,000

None bd · None ba · 3,600 sqft · MultiFamily · 454 Days on market

Built 1870 Poor condition $83/sqft · 60% below area ↓ 50% since listing

---

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 +3.1/5.0
• Schools +1.6/10.0
• Condition / age +1.0/5.0
• 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

LOCATION IS SUPER! Developmental Mixed-Use property available for acquisition at 2245 St Claude Ave. Located just a block and a half from the bustling intersection of St. Claude Avenue and Elysian Fields, this distinctive property offers a strategic development opportunity in a high-traffic corridor, providing a chance to establish a presence in one of the city's most dynamic commercial districts. The site features approximately 32 feet of frontage along the vibrant St Claude Avenue and includes +-3,600 SF of existing improvements sited on +-2,880 SF of land. The property is zoned HMC-2 (Historic Marigny/Treme/Bywater Commercial District) allowing for a multitude of uses. All measurements are approximate/not guaranteed and are to be verified by the purchaser. Zoning, Overlays, and Intended Use are to be verified by the purchaser. Property to be sold in "as is, where is" condition with a Waiver of Redhibition to be executed and made part of the sale documents. 2245 St. Claude Avenue is eligible for both Federal and State Historic Tax Credits which could recoup up to 45% of qualified rehabilitation costs.

Key facts

• Mixed-use property
• 32 feet of frontage
• Zoned hmc-2

Tags

• MIXED-USE PROPERTY
• DEVELOPMENT OPPORTUNITY
• HIGH-TRAFFIC CORRIDOR
• 32 FEET OF FRONTAGE
• ZONED HMC-2

What this means for you Summary

Snapshot

• This is a multifamily listed at $299k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $299k).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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.
• Zoned schools: Benjamin Franklin Elem. Math And Science (math 12% / reading 23%, grade F, #479 of 646 statewide, top 75%, 747 students, 98% FRL, charter) — zoned schools average 98% FRL vs 68% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 587 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 710 units permitted in Orleans Parish in 2024 (244 in 5+ unit buildings).
• At $4,810/mo this rent would consume 126% of the median local household income ($46k/yr) (locally 1988% 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $84k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 454 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $300k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 454 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.61% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.84%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (median comp): $745,398
• List price: $299,000
• Delta: -59.89%
• 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
716 Marigny St	0.27mi	4/3.5	3,624 (+1%)	13mo	$720,000	$199	76
2412 N Rampart St	0.14mi	7/5.0	3,891 (+8%)	7mo	$1,200,000	$308	75
2231 Royal St	0.29mi	6/6.0	3,400 (-6%)	16mo	$725,000	$213	64
2259-2261 N Derbigny St	0.41mi	5/4.0	3,696 (+3%)	15mo	$340,000	$92	64
2237 Royal St	0.29mi	5/5.0	3,400 (-6%)	16mo	$700,000	$206	64
1328 Esplanade Ave	0.69mi	5/5.0	3,579 (-1%)	6mo	$960,000	$268	62
1241 Kerlerec St	0.55mi	6/6.0	3,507 (-3%)	12mo	$555,000	$158	60
1416 18 Franklin Ave	0.42mi	8/8.5	3,780 (+5%)	15mo	$75,000	$20	59
1506-08 Spain St	0.29mi	8/4.0	3,224 (-10%)	13mo	$205,000	$64	58
730 32 Frenchmen St	0.32mi	6/5.0	4,128 (+15%)	9mo	$625,000	$151	53
2320 22 Chartres St	0.38mi	6/5.0	3,258 (-10%)	18mo	$578,000	$177	51
2032-34 Elysian Fields Ave	0.67mi	8/4.0	3,336 (-7%)	15mo	$310,000	$93	44

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 · 2.49% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 1.71×
• Total profit: $59,556
• Equity at exit: $44,582

10-year hold

• IRR: 25.8%
• Equity multiple: 3.20×
• Total profit: $184,328
• Equity at exit: $25,852

Cash invested: $83,720 (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 70117

• Rents YoY: 2.5%
• Active inventory: 587
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $4,810 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,010
• Net cashflow: $1,733

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 59%

Sensitivity live

Price	-10% $1,940	-5% $1,837	+0% $1,733	+5% $1,630	+10% $1,527
Rent	-10% $1,353	-5% $1,543	+0% $1,733	+5% $1,923	+10% $2,113
Rate	-1.0pp $1,884	-0.5pp $1,809	base $1,733	+0.5pp $1,656	+1.0pp $1,577

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 N Rampart St New Orleans, LA	2.0	2.0–2.5	2929	$7,750	$2.65	21d	2	0.61mi
1928 Franklin Ave New Orleans, LA	2.0	2.5	2840	$2,500	$0.88	12d	1	0.72mi
1000 Saint Philip St New Orleans, LA	3.0	2.5	2650	$4,800	$1.81	45d	1	0.78mi
839 Dumaine St New Orleans, LA	3.0	4.0	2740	$6,500	$2.37	45d	1	0.81mi
639 Desire St New Orleans, LA	3.0	2.5	2687	$5,500	$2.05	21d	1	0.93mi
210 Baronne St New Orleans, LA	1.0–2.0	1.0–2.5	1530	$5,000	$3.27	3d	26	1.49mi

Listing history 29 events

1. 2026-06-21
   days on market $299,000 Active 454 DOM
2. 2026-06-18
   days on market $299,000 Active 451 DOM
3. 2026-06-17
   status $299,000 Active 450 DOM
4. 2026-06-17
   days on market $299,000 Active Under Contract 450 DOM
5. 2026-06-16
   days on market $299,000 Active Under Contract 449 DOM
6. 2026-06-15
   days on market $299,000 Active Under Contract 448 DOM
7. 2026-06-13
   days on market $299,000 Active Under Contract 446 DOM
8. 2026-06-10
   days on market $299,000 Active Under Contract 443 DOM
9. 2026-06-09
   days on market $299,000 Active Under Contract 442 DOM
10. 2026-06-08
    days on market $299,000 Active Under Contract 441 DOM
11. 2026-06-07
    days on market $299,000 Active Under Contract 440 DOM
12. 2026-06-05
    days on market $299,000 Active Under Contract 437 DOM
13. 2026-06-03
    days on market $299,000 Active Under Contract 436 DOM
14. 2026-06-02
    days on market $299,000 Active Under Contract 435 DOM
15. 2026-06-02
    status $299,000 Active Under Contract 434 DOM
16. 2026-06-01
    days on market $299,000 Active 434 DOM
17. 2026-05-31
    days on market $299,000 Active 433 DOM
18. 2026-04-07
    price $299,000 1130-char remark

    Show marketing remark (1150 chars)

    LOCATION IS SUPER! Developmental Mixed-Use property available for acquisition at 2245 St Claude Ave. Located just a block and a half from the bustling intersection of St. Claude Avenue and Elysian Fields, this distinctive property offers a strategic development opportunity in a high-traffic corridor, providing a chance to establish a presence in one of the city's most dynamic commercial districts. The site features approximately 32 feet of frontage along the vibrant St Claude Avenue and includes ±3,600 SF of existing improvements sited on ±2,880 SF of land. The property is zoned HMC-2 (Historic Marigny/Tremé/Bywater Commercial District) allowing for a multitude of uses. All measurements are approximate/not guaranteed and are to be verified by the purchaser. Zoning, Overlays, and Intended Use are to be verified by the purchaser. Property to be sold in “as is, where is" condition with a Waiver of Redhibition to be executed and made part of the sale documents. 2245 St. Claude Avenue is eligible for both Federal and State Historic Tax Credits which could recoup up to 45% of qualified rehabilitation costs.

19. 2026-04-07
    price $299,000 1150-char remark

    Show marketing remark (1150 chars)

    LOCATION IS SUPER! Developmental Mixed-Use property available for acquisition at 2245 St Claude Ave. Located just a block and a half from the bustling intersection of St. Claude Avenue and Elysian Fields, this distinctive property offers a strategic development opportunity in a high-traffic corridor, providing a chance to establish a presence in one of the city's most dynamic commercial districts. The site features approximately 32 feet of frontage along the vibrant St Claude Avenue and includes ±3,600 SF of existing improvements sited on ±2,880 SF of land. The property is zoned HMC-2 (Historic Marigny/Tremé/Bywater Commercial District) allowing for a multitude of uses. All measurements are approximate/not guaranteed and are to be verified by the purchaser. Zoning, Overlays, and Intended Use are to be verified by the purchaser. Property to be sold in “as is, where is" condition with a Waiver of Redhibition to be executed and made part of the sale documents. 2245 St. Claude Avenue is eligible for both Federal and State Historic Tax Credits which could recoup up to 45% of qualified rehabilitation costs.

20. 2026-02-12
    price $399,000 1130-char remark

    Show marketing remark (1150 chars)

    LOCATION IS SUPER! Developmental Mixed-Use property available for acquisition at 2245 St Claude Ave. Located just a block and a half from the bustling intersection of St. Claude Avenue and Elysian Fields, this distinctive property offers a strategic development opportunity in a high-traffic corridor, providing a chance to establish a presence in one of the city's most dynamic commercial districts. The site features approximately 32 feet of frontage along the vibrant St Claude Avenue and includes ±3,600 SF of existing improvements sited on ±2,880 SF of land. The property is zoned HMC-2 (Historic Marigny/Tremé/Bywater Commercial District) allowing for a multitude of uses. All measurements are approximate/not guaranteed and are to be verified by the purchaser. Zoning, Overlays, and Intended Use are to be verified by the purchaser. Property to be sold in “as is, where is" condition with a Waiver of Redhibition to be executed and made part of the sale documents. 2245 St. Claude Avenue is eligible for both Federal and State Historic Tax Credits which could recoup up to 45% of qualified rehabilitation costs.

21. 2026-02-12
    price $399,000 1150-char remark

    Show marketing remark (1150 chars)

    LOCATION IS SUPER! Developmental Mixed-Use property available for acquisition at 2245 St Claude Ave. Located just a block and a half from the bustling intersection of St. Claude Avenue and Elysian Fields, this distinctive property offers a strategic development opportunity in a high-traffic corridor, providing a chance to establish a presence in one of the city's most dynamic commercial districts. The site features approximately 32 feet of frontage along the vibrant St Claude Avenue and includes ±3,600 SF of existing improvements sited on ±2,880 SF of land. The property is zoned HMC-2 (Historic Marigny/Tremé/Bywater Commercial District) allowing for a multitude of uses. All measurements are approximate/not guaranteed and are to be verified by the purchaser. Zoning, Overlays, and Intended Use are to be verified by the purchaser. Property to be sold in “as is, where is" condition with a Waiver of Redhibition to be executed and made part of the sale documents. 2245 St. Claude Avenue is eligible for both Federal and State Historic Tax Credits which could recoup up to 45% of qualified rehabilitation costs.

22. 2025-07-25
    price $469,000 1130-char remark

    Show marketing remark (1150 chars)

    LOCATION IS SUPER! Developmental Mixed-Use property available for acquisition at 2245 St Claude Ave. Located just a block and a half from the bustling intersection of St. Claude Avenue and Elysian Fields, this distinctive property offers a strategic development opportunity in a high-traffic corridor, providing a chance to establish a presence in one of the city's most dynamic commercial districts. The site features approximately 32 feet of frontage along the vibrant St Claude Avenue and includes ±3,600 SF of existing improvements sited on ±2,880 SF of land. The property is zoned HMC-2 (Historic Marigny/Tremé/Bywater Commercial District) allowing for a multitude of uses. All measurements are approximate/not guaranteed and are to be verified by the purchaser. Zoning, Overlays, and Intended Use are to be verified by the purchaser. Property to be sold in “as is, where is" condition with a Waiver of Redhibition to be executed and made part of the sale documents. 2245 St. Claude Avenue is eligible for both Federal and State Historic Tax Credits which could recoup up to 45% of qualified rehabilitation costs.

23. 2025-07-25
    price $469,000 1150-char remark

    Show marketing remark (1150 chars)

    LOCATION IS SUPER! Developmental Mixed-Use property available for acquisition at 2245 St Claude Ave. Located just a block and a half from the bustling intersection of St. Claude Avenue and Elysian Fields, this distinctive property offers a strategic development opportunity in a high-traffic corridor, providing a chance to establish a presence in one of the city's most dynamic commercial districts. The site features approximately 32 feet of frontage along the vibrant St Claude Avenue and includes ±3,600 SF of existing improvements sited on ±2,880 SF of land. The property is zoned HMC-2 (Historic Marigny/Tremé/Bywater Commercial District) allowing for a multitude of uses. All measurements are approximate/not guaranteed and are to be verified by the purchaser. Zoning, Overlays, and Intended Use are to be verified by the purchaser. Property to be sold in “as is, where is" condition with a Waiver of Redhibition to be executed and made part of the sale documents. 2245 St. Claude Avenue is eligible for both Federal and State Historic Tax Credits which could recoup up to 45% of qualified rehabilitation costs.

24. 2025-05-07
    price $499,000 1130-char remark

    Show marketing remark (1150 chars)

    LOCATION IS SUPER! Developmental Mixed-Use property available for acquisition at 2245 St Claude Ave. Located just a block and a half from the bustling intersection of St. Claude Avenue and Elysian Fields, this distinctive property offers a strategic development opportunity in a high-traffic corridor, providing a chance to establish a presence in one of the city's most dynamic commercial districts. The site features approximately 32 feet of frontage along the vibrant St Claude Avenue and includes ±3,600 SF of existing improvements sited on ±2,880 SF of land. The property is zoned HMC-2 (Historic Marigny/Tremé/Bywater Commercial District) allowing for a multitude of uses. All measurements are approximate/not guaranteed and are to be verified by the purchaser. Zoning, Overlays, and Intended Use are to be verified by the purchaser. Property to be sold in “as is, where is" condition with a Waiver of Redhibition to be executed and made part of the sale documents. 2245 St. Claude Avenue is eligible for both Federal and State Historic Tax Credits which could recoup up to 45% of qualified rehabilitation costs.

25. 2025-05-07
    price $499,000 1150-char remark

    Show marketing remark (1150 chars)

    LOCATION IS SUPER! Developmental Mixed-Use property available for acquisition at 2245 St Claude Ave. Located just a block and a half from the bustling intersection of St. Claude Avenue and Elysian Fields, this distinctive property offers a strategic development opportunity in a high-traffic corridor, providing a chance to establish a presence in one of the city's most dynamic commercial districts. The site features approximately 32 feet of frontage along the vibrant St Claude Avenue and includes ±3,600 SF of existing improvements sited on ±2,880 SF of land. The property is zoned HMC-2 (Historic Marigny/Tremé/Bywater Commercial District) allowing for a multitude of uses. All measurements are approximate/not guaranteed and are to be verified by the purchaser. Zoning, Overlays, and Intended Use are to be verified by the purchaser. Property to be sold in “as is, where is" condition with a Waiver of Redhibition to be executed and made part of the sale documents. 2245 St. Claude Avenue is eligible for both Federal and State Historic Tax Credits which could recoup up to 45% of qualified rehabilitation costs.

26. 2025-04-14
    price $525,000 1130-char remark

    Show marketing remark (1150 chars)

    LOCATION IS SUPER! Developmental Mixed-Use property available for acquisition at 2245 St Claude Ave. Located just a block and a half from the bustling intersection of St. Claude Avenue and Elysian Fields, this distinctive property offers a strategic development opportunity in a high-traffic corridor, providing a chance to establish a presence in one of the city's most dynamic commercial districts. The site features approximately 32 feet of frontage along the vibrant St Claude Avenue and includes ±3,600 SF of existing improvements sited on ±2,880 SF of land. The property is zoned HMC-2 (Historic Marigny/Tremé/Bywater Commercial District) allowing for a multitude of uses. All measurements are approximate/not guaranteed and are to be verified by the purchaser. Zoning, Overlays, and Intended Use are to be verified by the purchaser. Property to be sold in “as is, where is" condition with a Waiver of Redhibition to be executed and made part of the sale documents. 2245 St. Claude Avenue is eligible for both Federal and State Historic Tax Credits which could recoup up to 45% of qualified rehabilitation costs.

27. 2025-04-14
    price $525,000 1150-char remark

    Show marketing remark (1150 chars)

    LOCATION IS SUPER! Developmental Mixed-Use property available for acquisition at 2245 St Claude Ave. Located just a block and a half from the bustling intersection of St. Claude Avenue and Elysian Fields, this distinctive property offers a strategic development opportunity in a high-traffic corridor, providing a chance to establish a presence in one of the city's most dynamic commercial districts. The site features approximately 32 feet of frontage along the vibrant St Claude Avenue and includes ±3,600 SF of existing improvements sited on ±2,880 SF of land. The property is zoned HMC-2 (Historic Marigny/Tremé/Bywater Commercial District) allowing for a multitude of uses. All measurements are approximate/not guaranteed and are to be verified by the purchaser. Zoning, Overlays, and Intended Use are to be verified by the purchaser. Property to be sold in “as is, where is" condition with a Waiver of Redhibition to be executed and made part of the sale documents. 2245 St. Claude Avenue is eligible for both Federal and State Historic Tax Credits which could recoup up to 45% of qualified rehabilitation costs.

28. 2025-03-24
    listed $599,000 Active 1130-char remark

    Show marketing remark (1150 chars)

    LOCATION IS SUPER! Developmental Mixed-Use property available for acquisition at 2245 St Claude Ave. Located just a block and a half from the bustling intersection of St. Claude Avenue and Elysian Fields, this distinctive property offers a strategic development opportunity in a high-traffic corridor, providing a chance to establish a presence in one of the city's most dynamic commercial districts. The site features approximately 32 feet of frontage along the vibrant St Claude Avenue and includes ±3,600 SF of existing improvements sited on ±2,880 SF of land. The property is zoned HMC-2 (Historic Marigny/Tremé/Bywater Commercial District) allowing for a multitude of uses. All measurements are approximate/not guaranteed and are to be verified by the purchaser. Zoning, Overlays, and Intended Use are to be verified by the purchaser. Property to be sold in “as is, where is" condition with a Waiver of Redhibition to be executed and made part of the sale documents. 2245 St. Claude Avenue is eligible for both Federal and State Historic Tax Credits which could recoup up to 45% of qualified rehabilitation costs.

29. 2025-03-24
    listed $599,000 Active 1150-char remark

    Show marketing remark (1150 chars)

    LOCATION IS SUPER! Developmental Mixed-Use property available for acquisition at 2245 St Claude Ave. Located just a block and a half from the bustling intersection of St. Claude Avenue and Elysian Fields, this distinctive property offers a strategic development opportunity in a high-traffic corridor, providing a chance to establish a presence in one of the city's most dynamic commercial districts. The site features approximately 32 feet of frontage along the vibrant St Claude Avenue and includes ±3,600 SF of existing improvements sited on ±2,880 SF of land. The property is zoned HMC-2 (Historic Marigny/Tremé/Bywater Commercial District) allowing for a multitude of uses. All measurements are approximate/not guaranteed and are to be verified by the purchaser. Zoning, Overlays, and Intended Use are to be verified by the purchaser. Property to be sold in “as is, where is" condition with a Waiver of Redhibition to be executed and made part of the sale documents. 2245 St. Claude Avenue is eligible for both Federal and State Historic Tax Credits which could recoup up to 45% of qualified rehabilitation costs.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $57,715
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$4,617
• − Management: −$4,617
• − Depreciation: −$8,698
• Taxable income: $17,054
• Est. tax owed @ 24.0%: −$4,093
• After-tax cash flow: $16,706/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation and repairs to bring it up to code and improve its value for resale and rental.

Repairs flagged

• Major Exposed framing in kitchen and bathrooms — Structural integrity compromised.
• Major Missing cabinets and countertops in kitchen — Basic functionality lost.
• Major Exposed framing in bathrooms — Structural integrity compromised.
• Major Missing fixtures and flooring in bathrooms — Basic functionality lost.
• Major Peeling paint and missing siding — Aesthetic and structural issues.
• Major Exposed subflooring and missing flooring — Basic functionality lost.
• Major Exposed framing and missing drywall — Structural integrity compromised.
• Major Exposed framing and missing glass in windows — Structural integrity compromised.
• Major Exposed framing and missing components in HVAC/mechanicals — Basic functionality lost.
• Major Overgrown vegetation and missing landscaping — Curb appeal compromised.

Value-add opportunities

• Both Kitchen renovation — Modern kitchen with appliances and cabinetry would attract buyers and renters.
• Both Bathroom renovation — Modern bathrooms with fixtures and flooring would attract buyers and renters.
• Both Exterior painting and siding repair — Improved curb appeal and structural integrity.
• Both Flooring replacement — Improved functionality and aesthetic appeal.
• Both Drywall repair and painting — Improved structural integrity and aesthetic appeal.
• Both Window repair and replacement — Improved structural integrity and natural light.
• Both HVAC maintenance and replacement — Improved comfort and energy efficiency.
• Both Landscaping and yard maintenance — Improved curb appeal and property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed framing in kitchen and bathrooms · Structural integrity compromised.	Major	$15,000–50,000
Missing cabinets and countertops in kitchen · Basic functionality lost.	Major	$15,000–50,000
Exposed framing in bathrooms · Structural integrity compromised.	Major	$15,000–50,000
Missing fixtures and flooring in bathrooms · Basic functionality lost.	Major	$15,000–50,000
Peeling paint and missing siding · Aesthetic and structural issues.	Major	$15,000–50,000
Exposed subflooring and missing flooring · Basic functionality lost.	Major	$15,000–50,000
Exposed framing and missing drywall · Structural integrity compromised.	Major	$15,000–50,000
Exposed framing and missing glass in windows · Structural integrity compromised.	Major	$15,000–50,000
Exposed framing and missing components in HVAC/mechanicals · Basic functionality lost.	Major	$15,000–50,000
Overgrown vegetation and missing landscaping · Curb appeal compromised.	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both Kitchen renovation — Modern kitchen with appliances and cabinetry would attract buyers and renters. ↑
• Both Bathroom renovation — Modern bathrooms with fixtures and flooring would attract buyers and renters. ↑
• Both Exterior painting and siding repair — Improved curb appeal and structural integrity. ↑
• Both Flooring replacement — Improved functionality and aesthetic appeal. ↑
• Both Drywall repair and painting — Improved structural integrity and aesthetic appeal. ↑
• Both Window repair and replacement — Improved structural integrity and natural light. ↑
• Both HVAC maintenance and replacement — Improved comfort and energy efficiency. ↑
• Both Landscaping and yard maintenance — Improved curb appeal and property value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 25,652
• Household income: $45,764
• Rent vs Own: 47.8% rent · 52.2% own
• Severe rent burden: 1988.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 30% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 5% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% French/Haitian/Cajun 1%

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: ▼ -177.22%
• Current HPI: 184.6061
• Rent YoY: ▲ 2.49%
• 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

-50.1% since first listed

12 events — show timeline

• 2026-04-07 Price Changed $299,000 AcadianaMLS
• 2026-04-07 Price Changed $299,000 GSREIN
• 2026-02-12 Price Changed $399,000 AcadianaMLS
• 2026-02-12 Price Changed $399,000 GSREIN
• 2025-07-25 Price Changed $469,000 AcadianaMLS
• 2025-07-25 Price Changed $469,000 GSREIN
• 2025-05-07 Price Changed $499,000 AcadianaMLS
• 2025-05-07 Price Changed $499,000 GSREIN
• 2025-04-14 Price Changed $525,000 AcadianaMLS
• 2025-04-14 Price Changed $525,000 GSREIN
• 2025-03-24 Listed $599,000 GSREIN
• 2025-03-24 Listed $599,000 AcadianaMLS